STEAMBOAT SPRINGS HISTORIC PRESERVATION COMMISSION MEETING AGENDA 113/114, CENTENNIAL HALL, TH STREET 12, 2018, 5:00 P.M.

Transcription

1 STEAMBOAT SPRINGS HISTORIC PRESERVATION COMMISSION MEETING AGENDA Room 113/114, CENTENNIAL HALL, TH STREET Wednesday, December 12, 2018, 5:00 P.M. MEETING PROCEDURE: Comments from the Public are welcome at two different times during the course of the meeting: 1) Comments no longer than three (3) minutes on items not scheduled on the agenda will be heard under Public Comments; and 2) Comments no longer than three (3) minutes on all scheduled agenda items will be heard as part of the Public Hearing for that agenda item. All members of the public wishing to make comments must wait to be recognized by the Historic Preservation Commission Chairperson. Please keep comments as brief as possible. The Commission will act on an agenda item after comments from the staff, the applicant, and the public have been heard. PUBLIC HEARING FORMAT: 1) Presentation by staff. 2) Opening of Public Hearing by Historic Preservation Commission Chairperson a) Presentation by applicant, not to exceed 15 minutes b) Questions by Historic Preservation Commission of staff or applicant c) Comments by members of the public (not to exceed 3 minutes). Members of the public will be called to the podium by the Historic Preservation Commission Chairperson. Members of the public to state name. d) Additional questions by Historic Preservation Commission of staff or applicant. e) Response by the applicant. f) Response by staff. g) Close of Public Hearing by Historic Preservation Commission Chairperson. 3) Deliberation, motion, and action by Historic Preservation Commission. Those matters coming before the Steamboat Springs Historic Preservation Commission to be discussed at 5:00 P.M. on December 12, 2018, Room 113/114, Centennial Hall, th Street, Steamboat Springs, Colorado are as follows: AGENDA ITEM #1 Call to Order: Roll Call AGENDA ITEM #2 Approval of Minutes: Minutes from the September 12th, 2018 meeting (Stettner, Morris, Adams) Minutes from the November 5th, 2018 meeting (Stettner, Adams, Morris, Bradley, Testrake, Staib) AGENDA ITEM #3 Public Comments: The public may speak to Historic Preservation Commission on any subject not scheduled for discussion elsewhere on the agenda.

2 Public Hearing Item: Pre-Application Review 424 Lincoln Avenue Applicant: Jon Sanders Property determined to be ineligible AGENDA ITEM #4 AGENDA ITEM #5 Subcommittee Reports: Arnold Barn Update Local Register Project Picnic, Postcards ON HOLD Property Documentation Update Tree Protection/Survey AGENDA ITEM #6 Staff Updates: Structures at Risk of Demolition (update if any) Moving Historic/Eligible Buildings AGENDA ITEM #7 Other Business: RCRBD Newsletter Information (Erica & Arianthé) Legacy Businesses ADJOURN The above applications are available for review and inspection during regular business hours at the Department of Planning & Community Development, th Street, Steamboat Springs, CO. Three or more City Council members may attend this event and may discuss public business, to include information of public policy. For more information please contact Julie Franklin, City Clerk at

3 HPC Minutes 09/12/2018 DRAFT1 STEAMBOAT SPRINGS HISTORIC PRESERVATION COMMISSION MINUTES September 12, 2018 The regularly scheduled meeting of the Steamboat Springs Historic Preservation Commission was called to order at approximately 5:08 p.m. on Wednesday, September 12, 2018 in Room , th Street, Steamboat Springs, Colorado. Historic Preservation Commission members in attendance were: co-chair Arianthe Stettner, Katie Adams and alternate Wallie Morris. Absent: TeStrake, Bradley and Staib. Staff members present were Historic Preservation consultants Erica Hewitt and Jan Kaminski, staff planner Toby Stauffer and Principal Planner Rebecca Bessey. 2. APPROVAL OF Minutes: August 8, 2018 There were not enough commissioners present who attended the last meeting to approve the minutes. Consideration of the minutes was postponed until next meeting. 3. PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA None. 6. Structures at Risk of Demolition: Comment on Development Plan Application: SBS Hotel venture, LLC, Steamboat Residence Inn by Marriott: 1480 Pine Grove Road Hewitt: This is in the Community Commercial zone district. There are currently six existing structures on site; 2 of them are considered historic/eligible, a one-story residence and 1.5-story attached garage built in Site came in a year and a half ago for a preliminary review of a different project. The property owners were the same, but the projects were different. We are only reviewing for the demolition of the historic properties. Project is proposing to remove the four non-historic structures and the two historic structures to construct the new 4-story, 110-room hotel building. The historic structures

4 HPC Minutes 09/12/2018 DRAFT2 are good examples of rustic-style architecture and therefore are most likely eligible to the local register for architectural significance. When we looked at this last time, the question from the owners was whether they could move these structures. We had a structural engineer take a look at the 2 historic properties and spoke with Bill Bailey about the possibility of moving the stone buildings. Unfortunately, those buildings are really challenging to move. The buildings are constructed of wood and stone masonry. The stone is pretty integrated into the structure; the way they were built we couldn t figure out a good way to break up the buildings. The suggestion from Bill Bailey was to document the structure and then take it all down and attempt to salvage it. Or try to re-build it somewhere else, but these types of properties are challenging to reconstruct without looking new. Demolishing historic structures does not comply with the Design Guidelines or Secretary of The Interior Standards. Therefore, we re recommending denial for the development permit. We are recommending that the Commission review the information on the existing buildings and site, review the information on the existing project, provide comments regarding the proposed demolition of the historic resources, and make a recommendation based on the proposed development plan. Stettner asked Stauffer if there was any use in this project beyond 110 hotel rooms and 95 parking spaces; Stauffer said that is the extent of the use. Stettner confirmed that construction of this project would require removing all the mature trees as well as the existing buildings. Stauffer said they are proposing to leave the existing trees in the floodway. She highlighted the fact that it s very early in the project and a lot of things could still change. Adams wondered who actually built the historic structures. Stettner said a historic newspaper search may be the only way to find out. Hewitt: We did get some information from the county assessor s: construction dates for three of the buildings are 1980, 1963 and the stone garage and house in Morris: How well maintained are they?

5 HPC Minutes 09/12/2018 DRAFT3 Stauffer and Hewitt said they are rentals that looked pretty good. Adams: Other than the stonework, what other things are architecturally significant about these buildings? Hewitt: The level of craftsmanship between the stone, the exposed rafters and wood detailing. Morris: I think these are really nice structures; it would be sad to see them taken down. Morris would like to see these structures incorporated into the project, especially since they are in decent shape and they have some historic significance to our town. Adams: I would like to see more breadth behind the site, the ownership, and the builder and style. I don t think we really have enough information or clout to intercede. But I would still recommend denial. Stettner did not believe the proposed structures were compatible with the neighborhood since the surrounding buildings only have two stories. She questioned the community benefit (green space, trails) of the project. Demolition of all the buildings and removal of most of the mature trees does not sit well with the Commission. Stettner: We do not as a community have the ability to address removal of mature trees, of which there are many in that particular property. At one time, that property was maintained as a game sanctuary. I cannot support the project in this form in any way at all. I think they could go back to the drawing board. I think we could require that they properly document the historic buildings; record them; pay for a proper cultural resource inventory, because from the research that has been done, there is no way at all that these buildings can be saved. In addition, I think they should attempt to salvage and reuse or make available to the community some of these important architectural details, (multi-paned windows, D logs.) MOTION Commissioner Adams moved to deny the application for the development plan for 1480 Pine Grove Road and require that the applicant fund a cultural survey review of all the properties, document the historic properties with plans and photos, and salvage any significant materials if the project goes forward.

6 HPC Minutes 09/12/2018 DRAFT4 Commissioner Morris seconded the motion. The motion carried unanimously. Stauffer said she would provide any and all comments to the development team. Stettner: Where is the public benefit? Where is the sense of compatibility with the community? Where is the employee housing (if you re going to have 110 hotel rooms, who is going to take care of them? Where will they live?) Building Permit Review: 220 Missouri Avenue 4. Public Hearing: Jan Kaminski: Frank is proposing an addition to this residence in the Residential Old Town district. It is also eligible for the Steamboat Springs Register of Historic Places. Frank Becker, Applicant Representative: This is a pretty simple rectangle about 15 feet by 22. It includes a living room and mud room on the first level and a master above. We tried to stay in line with the existing architecture. There was an addition a few years back where they put two dormers on the upstairs; we ve copied that for the master suite. It s going to add needed square footage for the five boys. We re adding 308 on each floor, 616 total. Stettner asked about the specs for the siding. Becker: It will be white beetle kill siding kind of a farmhouse feel. I like using recycled material, and it s inexpensive. Kaminski: This is something we would normally do administratively, but we have a problem with one design guideline which says: If it is necessary to design an addition that is taller than the historic building, set it back substantially from significant facades (which is done) and use a connector to link it to the historic building. That is pretty black and white, and I couldn t approve it administratively because the Commission has the ability to say you misapplied this and bring it back anyway. So I thought it was appropriate to bring it so we could have this discussion.

7 HPC Minutes 09/12/2018 DRAFT5 The question you want to ask is whether the connector is truly necessary. The Secretary of The Interior Standards and Design Guidelines want the addition to be contemporary yet sympathetic. What I really like about it is the proportion of the gable end is complementary to the proportion of the gable ends that s on Missouri. The question you want to ask yourself as far as the eligibility is concerned is: Does the addition compromise the original resource to the point where it s not eligible anymore? It s only eligible for the local register, so this solution may be acceptable without the connector, because the way you look at additions is if it is removed, does the original resource keep its appearance. Stettner: The little shed roof covering over the front door which is in the Carl McWilliams historic resource photo is not contemporary to the houses being built. It looks so 1960 s. Madeline Burrows, Applicant: It s not beautiful; I d love to be able to change it; but I need square footage more. I d love to make the house actually more in keeping with history; go back to the thinner siding. That s what we re going to do with the addition and try to eventually bring it onto the house. But with the number of kids we have, we have to get space first. Kaminski: What I m looking at is letting the material for the addition speak for themselves in contrast with the historic resource. But I also wanted to include the metal roof, the trim details, the window details. They will all be contemporary interpretations. We can take this so far as to give suggestions of what you do with a historic resource, too. You ve got that metal siding on there. My supposition is that the trellis came on at the same time. You could find out what siding is below that. Burrows: It s thin wood siding; it s still on there. Kaminski: That is an approvable tax credit by the Commission. Stettner: So do you want a connector? Burrows: I don t understand how it would work on the upstairs. In some ways the building of it might be easier with a connector, but I don t know how you would be able to have it upstairs. There s 33 feet between the house and garage right now; the addition is 14 feet, but if we pushed it back it could create a snow storage problem. Burrows confirmed that the house is not currently on the register but it is eligible.

8 HPC Minutes 09/12/2018 DRAFT6 Stettner: You almost have enough material in this cultural resource report to put together a historic designation request. In doing that, it would allow you to get a rebate on sales tax that you pay for materials that you buy in Steamboat Springs if you do approved work on your building. You also get a plaque and have that sense of community pride in documenting that history in a neat way. The other thing you could do is apply for a residential tax credit project to do some of this rehab work. It has to have a certain value to make sense. Hewitt: You don t have to be on the State Register to get the state tax credits. Since Steamboat is a CLG, just being on the Local Register allows you to apply for the state credits. Burrows: That would be for replacing the aluminum siding. Kaminski: Or replacing the roof on the original house. Hewitt: Currently it s a 25% tax credit that goes up to 30% on January 1, There is a list of qualified QRE s that you can review to see what is covered and not. Stettner: You have to pay a $250 application fee. It could apply to replacing siding or doing something to your windows that is appropriate for the house. Maybe upgrading the electrical system. So you could put all the things together as one project and apply for the tax credit. Hewitt: The tax credit can be applied over a number of years, I believe. Stettner: In exchange, what we as the community ask of you is that if you re planning to do changes like change out your windows because you want double-paned, you would come before the Commission so that we can review your windows and see that they are appropriate to your house. Burrows: That does appeal to me because we did replace a window. It s hard to know what to use because a lot of the windows are from different time periods. Becker: If we are approved, can we proceed with construction on that and make that decision? Or do you guys need to know right away? Stettner: Your addition is separate from being on the local register. Our question is: Should the addition have a connector or not? Is that a deal breaker for us?

9 HPC Minutes 09/12/2018 DRAFT7 Adams: And will the addition make the house ineligible? Stettner: It will change the way the lot looks. One of the things that we studied early on in this whole process of respecting our historic resources is what is the traditional lot coverage downtown. When we did a study 20 years ago, typical lot coverage in Old Town was 30-45%. That changed when the development code allowed us to do residences on top of garages. And if there wasn t a garage, then you could add a garage and a residence on top. Burrows said that the inside of the house hadn t been changed much, with carpet being placed over the original hardwood floors. Stettner: So we have a property owner here who appears to be interested in the benefits of being on the local register; we have an addition that is sensitively designed; even with that garage that to me could create a problem, that existed before you bought the property and after this inventory was done, and the property is still eligible. Adams: I fear that the addition is going to impact the historic structure enough to make it ineligible for the local register because of the size and the lack of connector. Morris: I do like that you have been so sensitive to the historic nature of this house. There s a part of me that wants to approve it because you have a large family; we want families to stay downtown and live in these spaces. I think it s so hard with space and the size of these lots. Five boys take up a lot of room. I don t know in terms of eligibility. Burrows confirmed that height is the biggest objection because it s taller than the historic building. Burrows: If the height were dropped, it would impact the interior because you would have to have steps on the inside upper level. Becker: Going down to the master suite from that back area would require steps. I d hate to just flatten the pitch, too, because it s kind of in line with the front. Stettner agreed. Stettner: You are going to a considerable effort and expense to make an addition that meets your family s needs. That is the most important thing for you. A connector would be a wonderful thing if you could do a one-story connector. But can you do the

10 HPC Minutes 09/12/2018 DRAFT8 connector? Some places connect with glass like a breezeway. But we re not the designers. Burrows: It also comes down to finances. Stettner: I can support this addition. I am not concerned about the lack of a connector in this case. I think what may end up happening is that having so much mass on the property might negatively impact the eligibility to the local register. I can see that you re sensitive to the historic building that you are now a steward of, which is fabulous. But I think you have to look at making your project viable right now and doing what you need to do for your family. That means making space for everybody. After the addition is in place, we could revisit the eligibility question. It s still a separate building, and we could see if this 616 square foot addition that obscures the garage would still allow you to be eligible for the register. It gives you some options when you re ready to look at doing something with the siding or roof. Kaminski: There s persons, places and events. For one reason that it can t be on the register, there s another reason that it could be. Hewitt: The cultural resource report says it meets two of the three historic importance requirements for the register. Adams: I would say in that light that our motion could probably approve the addition with the recommendation that once the addition is completed they come back for an eligibility determination. MOTION Commissioner Adams moved to recommend a certificate of approval for the addition to the historic structure at 220 Missouri Avenue with the recommendation that once the addition is completed, the applicant reapplies for eligibility to our local historic register. We would like to recommend that the materials and details for the roof, siding, windows and trim should be compatible but differentiated from the original. Commissioner Morris seconded the motion. The motion carried unanimously.

11 HPC Minutes 09/12/2018 DRAFT9 5. Public Hearing: Steamboat Springs Register of Historic Places Review: th Street The applicants wanted to get a few questions answered prior to proceeding with their application. Cheri Trousil, Applicant: We ve learned since we ve been here, at the meeting, a little more about how you work and what s involved. I think before we actually even consider our application, we maybe need more information before we would move forward and ask that you approve the application. We have to make sure that we re comfortable with what that means. We didn t realize that being on the Historic Register meant that if we were replacing a window we would come to you guys and you would tell us whether it needs to be this way or that way. Ed Trousil, Applicant: We are historians and we ve done historic projects with the Humble Ranch south of town. I also was a general contractor for a lot of the historic preservation work on Carpenter Ranch. We jacked up the barn, put a foundation under it and redid the whole Carpenter Ranch Building. I also did the Spicer Club in north Routt. We re done with our money spending. I think that was one of the reasons why we thought maybe going through the state tax credits was going to be beneficial because it obviously helps to get 25% back. But we bought the Cookie Lockhart building and weren t sure quite what we wanted to do with it. Now things have jelled, and we have a lot of plans and thoughts as to what to do out there long-term and short-term. One thing that s scaring us a lot is that if we can t move this building that there would be a possible demolition down the road. What can or can you not do with these old buildings? Obviously, the land is worth a lot of money on that parcel and we have no plan of condominiums or mixed use or anything else like that. But we like to preserve and save buildings. That s why we went into great detail in writing our report thanks to Katie [Adams]. Adams: You helped re-date this structure; we didn t realize how early it was. Ed Trousil: Jim Crawford helped a lot, too. He is a fabulous resource. But we are a little bit afraid suddenly watching what was going on here. It is a predicament that this building sits there and has a lot of history. Since we bought it, we found that we could move it to a place on the Humble Ranch. It happens to also be red and white. But if we can t move it, the alternative someday is to take it down.

12 HPC Minutes 09/12/2018 DRAFT10 We didn t want to get ourselves caught up in a trap with tax credits. We did ask when we first talked to Erica or Emily whether we can demolish a building that s on the local register; the answer was yes. So that s the backdrop. Stettner: You have the experience of being on the Routt County Register as well as the state and national register. Those designations are honorary rather than regulatory. So you don t get caught up with can I do this or not other than the fact that if you were to blow out all the windows and put vinyl in, you would get delisted. When you start to take public money for anything on those three registers, those moneys come with strings and expectation that the work you will do will meet the appropriate standards for the funder. Hewitt: Not with the new state tax credit. Kaminski: Residential or commercial? Ed Trousil: Our plans are more residential now. Stettner: The local register, if you were to come before the city for a review of your proposed change to your historic building, that s the requirement. In return for that, the city is able to give you eligibility for state tax credits and local review, eligibility for grants (which you also have with the other registers); what can be helpful and attractive is the ability to get a sales tax rebate on your building materials if you re buying your materials from a Steamboat Springs company. I don t recall that there s funding for other benefits at this time. Bessey: For the local incentives, that s not in the 2018 budget. We are asking for some small amount in the 2019 budget; we ll see if it makes it through the budget process. If it s funded by Council, we can offer some incentives to refund planning/development review fees and things like that. Ed Trousil: We are finding out that this place is a definition of a money pit. There s a new sewer line and a new water line that s required. We have all these plans for the winter time. People have told me I should bulldoze it; they told me the same thing at Humble Ranch. We are going to give a valid attempt, but we need flexibility, and timing is of the essence. Stettner: We have been working on an ordinance that allows for the moving of historic buildings. We studied ordinances from 13 Colorado communities and came up with the

13 HPC Minutes 09/12/2018 DRAFT11 language that is most appropriate for us based on Breckenridge, who moves their historic buildings a lot even those within the national landmark district. We are in the midst of moving the Arnold Barn. Ed Trousil: This house has already moved twice. The Lockharts and some other people have put pole barn structures on the perimeter of it, which are not movable. So I think the core house was moved at one time. We could possibly move to the ranch in 5, 10, 20 years, but we don t want to pretend and tell everybody we re going to be here forever and not use that property or the land for something else. Hewitt: There is no recapture for residential uses. Kaminski: Another thing to remember is that the HPC is mandatory review and voluntary compliance even on the register. Ed Trousil: For example, we re cutting these windows out in a month or so because they have asbestos in the glazing; they re painted shut; you can t open up a single window in the house. So we are trying to match something comparable, but we don t want to get hung up in committees. We re just trying to get this place livable. We re not building or adding on; we re replacing the roof with the same roof we had before. Bessey: I think some of that can be reviewed administratively. Check with Planning on the use of the building if you re talking about a single residential unit. It had some commercial use occurring there, correct? Cheri Trousil: Supposedly not. Ed Trousil: Cookie was using it for her residence and home office. Bessey: We ll talk about that more later. Adams: The trees on the lot are amazing. We can t stop you from demolishing those, either. Cheri Trousil: We re not doing anything with them. Ed Trousil: Not coming up in the next five years or more. We first said we wanted a tenyear plan, but we just don t know. Kaminski: If you re on the Register there is a hardship clause.

14 HPC Minutes 09/12/2018 DRAFT12 Hewitt: If applicant demonstrates that the eligible resource is a dangerous building as defined by the Building Code or that deferring demolition is a hardship in accordance with Section 112-8, the Commission shall approve the application for demolition. This is for an eligible resource, which I think is pretty similar to resources in the Register. Kaminski: That gives you the ability once you ve done your time with the state tax credit. Once that s over, that doesn t mean that the building has to stay there forever. Cheri Trousil: It will be our first choice if we put all this money in it to move it. Hewitt: We ve seen financial hardships. There was one on Missouri that they started doing demo inside and the roof started to collapse. So they stopped it and demoed it because it wasn t going to work out for them. There was one where they couldn t move the property because they had to go over a creek. Cheri Trousil: It s not even livable; it s going to leak; no bathroom. So we have to tear the roof off, and if we re going to do that then we ve got to do the windows at the same time. And we need a bathroom. Ed Trousil: Everything we re doing is replacement; we re not doing anything different to the building. We re replacing windows, roof, sewer line, water line, kitchen cabinets Kaminski: The bottom-line rule is if it s too deteriorated to rehabilitate, you replace in kind. That is an eligible expense. Ed Trousil: There s led-based paint and asbestos glazing; you can t restore that type of window. Kaminski: The reason I asked the question if you could get started on the work and be able to issue the tax credit later was if the Trousil s needed some guidance as far as historic preservation treatments are concerned, does the city want to issue some guidance to the Trousil s through a historic preservation specialist if they have some questions? You would incur some costs. Bessey: I think that s one of our incentives. We don t have any money budgeted for that unless we pull from our existing consulting budget. Ed Trousil: I don t think we re too hung up on the money/tax credit thing. We don t want to fall into some traps of getting caught up with moving this thing forward. We ve done

15 HPC Minutes 09/12/2018 DRAFT13 some pretty good restorations in the past. We ve done a lot of homework on this property that we didn t even know existed; this process caused us to do that. The problem is we have so many things slated for the calendar on October 16. We re the general contractor, so we re going through the permit processes we need to go through to do this. We re just fixing this house up so the skin is good again; the bones are already there. Hewitt: If you re going through the permitting process it will still hit HPC. Ed Trousil: Do replacement windows require a permit? Hewitt: Yes. The Trousil s wondered if the tax credit could be issued later for work that s done prior. Hewitt: The work can start, and they can apply for the Register and tax credits later. You have apply prior to completion of work. Kaminski will send information on Secretary of The Interior Standards for rehabilitation as well as guidelines for historic properties in the downtown area. Kaminski: If you follow the simple instructions, then no doubt you will remain eligible. Adams recommended that this property does go on the register. Stettner said this may come back to the Commission as an eligible resource. Ed Trousil confirmed that replacing a metal roof with the same type of metal roof would only require a building permit. Ed Trousil: We feel comfortable with what we re doing. We re not going to detract from the historic character; in fact we re going to add to it, I think. We want to save this house and protect it, and we re spending lots of money to do that. The question is how long is it going to be able to be there on Yampa given the fact that the city moved a similar house and made it a park. After we learned the history of this property, we embraced it more than we thought we would. Now we re wondering what to do. We realized we have one more buildable lot on Humble Ranch, and we could actually move this house to an existing lot. We hope we can move it. We re not trying to make promises that can happen, but that s our thoughts today.

16 HPC Minutes 09/12/2018 DRAFT14 Stettner: We do have a policy around moving historic buildings, though it s not written up as an ordinance yet. We want to address these things proactively. We love this application, and its great local history no matter where it goes but we hope you put it on the Register. You can visit with us formally in this setting or informally with our professionals as needed without having a hearing. Commissioners thought this was among the best applications they ve ever seen. Arnold Barn 5. Subcommittee Reports Commissioner Stettner: Jan and I were out there yesterday. Things are moving along. Kaminski: They got the inside cleaned out. They got the wetlands bridged. Bill Bailey is bringing up his moving stuff on Monday. He ll be meeting with the structural engineer. Stettner: The prep for the move is a long process; I think Bill is going to need three weeks because it s several trips from Grand Junction with all the stuff. He has to start to slowly lift the building and put cribbing underneath. But before he can do that he has to put a substructure. Kaminski: We re going to pick it up from the middle of the first floor. They say the move is going to take about two days. Stettner: The Mount Werner Road part is going to take about four hours. October 9 is the estimated day that the barn will be on Mount Werner Road because it s the date with the least traffic. As the barn is getting lifted, it s configuration will change. The foundation on the new site can t be established until the actual size of the barn is known. There s a lot of discussion about the roof. It won t be green because that was added by the Ski Corp and is not from the period of significance. Stettner showed old zinc grey and old town grey materials in addition to the existing material. Kaminski said it may look similar to Cloverdale s roof. Commissioners were generally in favor of that. Stettner: Once the building is moved it will probably be three weeks of work on the building plus putting in the light poles and the irrigation. The sign for The Grand and the interpretive sign will be the last thing.

17 HPC Minutes 09/12/2018 DRAFT15 Locally Eligible Properties Documentation Stettner: I got all the survey compilations. I have not had a chance to get into them. I d like to get everything on one sheet. Adams: If they re all Excel we ll just have them each be their own sheet. Stettner thanked everyone for doing these and said they will show what work needs to be done. Stettner will not be at the November meeting. Tree Protection Survey No update. Structures at Risk of Demolition None. Moving Historic/Eligible Buildings None at this time. 6. Staff Updates Routt County Building Department No update. Hot Spring Protection No update. DJ Chotvacs Memorial Bench No update. YVEA Building 7. Other Business Hewitt: The old YVEA building at th Street received its federal tax credit approval. Approximately, 15% of $5 million and the state will be 25% of a little less than 5 million.

18 HPC Minutes 09/12/2018 DRAFT16 Adjournment The meeting adjourned at approximately 7:00 p.m.

19 HPC Minutes 11/05/2018 DRAFT1 STEAMBOAT SPRINGS HISTORIC PRESERVATION COMMISSION MINUTES November 5, 2018 The special meeting of the Steamboat Springs Historic Preservation Commission was called to order at approximately 5:05 p.m. on Monday, November 5, 2018 in Room , th Street, Steamboat Springs, Colorado. Historic Preservation Commission members in attendance were: co-chairs Arianthe Stettner and Sally TeStrake, Amy Bradley, Patrick Staib, Katie Adams and alternate Wallie Morris. Staff members present were Historic Preservation consultant Erica Hewitt and Principal Planner Rebecca Bessey. 2. APPROVAL OF Minutes August 8: Commissioner TeStrake moved to approve the August 8 meeting minutes. Commissioner Adams seconded the motion. The motion carried unanimously. October 10: More Barn. Jack Sprengle. Commissioner Bradley moved to approve the October 10 minutes as corrected. Commissioner Staib seconded the motion. The motion carried unanimously. None. 3. PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA None. 4. Public Hearing: Arnold Barn Commissioner Stettner: 5. Subcommittee Reports

20 HPC Minutes 11/05/2018 DRAFT2 The barn has been moved! The event was covered by KUNC, Steamboat Today, Channel 9 News. They re going to be taking off the roof tomorrow. You all saw the samples of the material we re using; it s all new; it s compatible with the barn and the neighborhood and the historic configuration of the tin. I don t know how quickly the new roof will go on and what work needs to be done. Luke Berlet Roofing is donating $16,000 of materials and work to make this happen. I think we all need to spread the word and thank him because in other aspects the project has gone severely over anticipated budget. We ve been trying to find out what the timeline is for finishing Phase I. We don t know; we haven t heard back from the people in the know. We re following up with phone calls and s. It should be done before the end of the year; before the end of November is the projected time, but we have no confirmation on that. We are working on an interpretive sign that will be across the street from the barn. We have a site located for it; the stand is made; we should be getting the content sometime this week. Hopefully the sign can be installed before winter sets in, but it s out of our control. Locally Eligible Properties Documentation Stettner: What I was trying to do unsuccessfully was to get everybody s reports collated into one document. I have Excel sheets for everybody but Katie and Amy. Rebecca said she would help us with that. Wallie and Patrick both did Missouri Street. I d like to prepare a summary so we can say we have 25 properties that don t have proper survey numbers; we have 25 properties that don t have photographs; all the pictures are out of date except for the most recent Carl McWilliams ones. Hewitt: If that can get pulled together before the end of December, we could use that to apply for a grant. That would be very helpful. I have to check with Ginger regarding the deadline. Bessey: We have money in the budget for the match. TeStrake: Would the grant provide for someone to take photos? Hewitt: Possibly. This is a tough one because the History Colorado folks weren t comfortable paying money to redo surveys they ve already paid for. So I think if we address it the right way we might have better luck. We did talk to them a little bit about it last year, and they didn t like how we presented it. But I think we probably threw too much in the application. We talked about surveying markers for the hot springs, some new properties we wanted to do, and fixing old surveys. We needed to come up with 30 properties, and that was the only way we could do it. But what you guys put together sounds like it would be a lot more helpful and clear-cut.

21 HPC Minutes 11/05/2018 DRAFT3 Adams: I could probably find a volunteer who would want to take the photos. I ll start asking. Tree Protection Survey Staib: I can prepare a proposal for our next meeting with objectives, and we would have at least until January to specify potential objectives. Then the Sustainability Program would negotiate. I m not sure what sort of blessing we would want from the City other than through this body. The objectives would be just in the spirit of documentation and probably doing some research into other municipalities. Stettner: We all have the ordinance from other communities. Staib: They don t do much for the implementation, but they do set the parameters. Stettner: The State of Massachusetts has a whole Tree Protection Department. I might have some extra stuff on that. Staib: There s a couple layers: getting out there and documenting with GPS coordinates, and talking to other municipalities to see how it was received in those communities. So I ll put those qualitative and quantitative into that proposal. That can be something with which we decide how to move forward. Downtown Plan 6. Staff Updates Stettner: Where can we fit in with the Downtown Plan? Bessey: Council is going to have discussion of the draft plan next Tuesday. Then it s going to go back to Planning Commission for a recommendation on December 13. We re hoping to get it to City Council for adoption January 8. Sally, you spoke at the Planning Commission work session. I think the recommendations in the plan around historic preservation have been well received. We ve had some questions about what does it mean when we say make it mandatory instead of advisory. I think Tyler and I are going to work with the consultants to try and add a little more specificity to that. All of those details I think would get worked out if and when Council said yes, let s do that. If and when we get to that point, I would imagine we would start here at HPC and work through a draft ordinance, then take that to Planning Commission and ultimately to Council. I would think that you all would have a lot of input into that policy direction: What s mandatory? What are the boundaries? Do we need to update our Design Guidelines?

22 HPC Minutes 11/05/2018 DRAFT4 Once the plan is adopted we ll be asking Council for direction on which action items they want us to prioritize. If historic preservation stands out as a priority, staff will work with this group. Adams: Maybe in preparation for that we could start speaking about it together. Hewitt: Is it worth having members going to the December 13 Planning Commission meeting and to the Council meeting. Bessey: Next Tuesday will be a work session with Council. I would imagine they may have some questions about historic preservation, so I think it could be helpful to have someone speak in favor of that. They re not going to be making any decisions that night. Hewitt and commissioners wondered if Erica could represent the Commission. Bessey: I think you could. Just let them know who you are and that you re a consultant. Hewitt will put that on her calendar. Stettner: Several weeks ago Karen sent us a spreadsheet of all the certified local government ordinances and policies. It s kind of clunky to look through. That gives us an idea about what other communities do and how many of them have mandatory requirements and how many do not. Aspen, Durango, any town that s a national landmark like Telluride and Georgetown will have mandatory language. So take a look at that and see what s going on in Colorado and what would make sense for us. Structures at Risk of Demolition/Moving Hewitt: The little red house at 1920 Pine Grove will be demo d soon. While the property has a very, very rich history, the building does not necessarily. I can t find much on it. The assessor says it was built in 1948, but I can t find any other information than that on the building itself. I spoke with Lon Allen and he said the entire place had been gutted and remodeled after they left. I have an old picture from the assessor s sometime in the 80 s when there s no siding on it; it s just plywood and they clearly had just put on the window appendages. There are some serious structural problems with it. They found a bunch of black widow nests along with other rodent infestation. Lon said there were problems with the foundation that they never fixed. Supposedly it s not very safe. I don t think it can be moved with the structural issues. We can go in there with hard hats and document it. Stettner: Is there anything you think can be salvaged?

23 HPC Minutes 11/05/2018 DRAFT5 Hewitt: They are deconstructing it not demo ing it, so maybe there s stuff that could be saved. I told them it may be worth putting something in the paper if they have anything that might be useful. Stettner: So the hospital is doing this? Do they have plans to do something on that site? Hewitt: I don t know if they re doing anything now. Bessey: We re not aware of anything planned for that site in the near future. They did look at it as a possible site for their upcoming expansion of the orthopedic and spine center. But ultimately they settled on the site west of the Medical Office Building. I think they have some master planning ideas. Stettner: I think there may have been some constraints with the property and that open area that faces Pine Grove. There was something about the glacial rocks at the intersection and keeping them there and keeping that open space. Bessey: There s some easements at the intersection, and I think there s also some designated platted open space parcels. But I think those are on the other side of Central Park. I don t know of any off hand on the side where the little red house is, but I haven t looked at that site in great detail. Hewitt: The little red house is only a quarter of an acre. Bessey: Yeah, it s actually a separate little parcel. Stettner: What s happening with the Selbe property that the Marriott was thinking of totally stripping down? Bessey: It s still going through TAC review. They ll ultimately go to Planning Commission and Council. TeStrake: Anything new on the Marshal house? Hewitt: It s still there. TeStrake: Jon put up a fence. They took out more trees behind the house; it looked like they excavated the back half of the house. Special Meeting Hewitt: This is for 1105 Pine Street. What they re proposing is not necessarily in line with the guidelines on many levels. We have 30 days to review it. But the process is holding up his permit.

24 HPC Minutes 11/05/2018 DRAFT6 They re doing an addition to the house, an addition to the garage that connects the two, and they re doing a second story on the garage. Karen said she could hold this room on Monday the 26 th from 5-7. Arianthe, Patrick, Wallie and Katie said they could do that. Routt County Building Department No update. Hot Spring Protection 7. Other Business Bradley: Glenwood got back to me. They don t have any verbiage. She said people always get nervous when someone is digging upstream or downstream. They know there s a mother pool. It s all from the 1800 s. Nothing is updated. Staib mentioned Hot Sulfur Springs and Thermopolis, WY. Adams mentioned Pagosa Springs, Manitou Springs. TeStrake mentioned Saratoga Springs. Memorial Bench TeStrake: I just got the verbiage for the plaque. I had Karen research the years that DJ was on the HPC. I got the checks. We got $500 for a brick paver. I dropped the checks off but I can t go to the link until I have the actual dates she was on the Commission because I want to put that on there. We couldn t find the dates for HPAC; maybe I can put a timeframe was when she was on HPC. Stettner: 2003 was still HPAC. TeStrake: The last three years she was on HPC. Hewitt: 2009 was when the ordinance to change from HPAC to HPC happened. TeStrake: She was on there for longer than eight years. TeStrake will check with Karen and/or the city clerk. Stettner: I think for the plaque you could say over a decade of service.

25 HPC Minutes 11/05/2018 DRAFT7 Jan s Final Meeting Hewitt: I m trying to get Jan here in December. We might get him a little cake. Stettner suggested finding a historic card. Adams: We could probably put a photo of a historic building or downtown. Stettner: I will bring a card. I ll have Karen be in charge of it and we can all sign it before the meeting. It will be Lyons Drug. Conferences Hewitt: I was going to go down to Interpreting and Applying SOI Standards because I just went through this, and I would really like to meet John Sandor, the new federal tax credit technician. It s November 29 in Aurora. You can sign up through the 26 th. It s $15 including lunch. Stettner: I m going to the National Trust Conference in San Francisco next week. I may have some gems to share. Hewitt: Karen was wondering if anyone is interested in going to Saving Places? Stettner: The State Historical Fund has been very generous with grants for the conference for many years, but they cut the funding. Because the funding was cut, they had to go for different dates and a different venue. It s Monday-Thursday. Adjournment Commissioner TeStrake moved to adjourn the meeting at 6:03 p.m. Commissioner Bradley seconded the motion. The motion carried unanimously.

26 HPC Minutes 11/26/2018 DRAFT1 STEAMBOAT SPRINGS HISTORIC PRESERVATION COMMISSION MINUTES November 26, 2018 The special meeting of the Steamboat Springs Historic Preservation Commission was called to order at approximately 5:05 p.m. on Monday, November 26, 2018 in Room , th Street, Steamboat Springs, Colorado. Historic Preservation Commission members in attendance were: co-chair Arianthe Stettner, Amy Bradley, Patrick Staib and Katie Adams. Staff members present were Historic Preservation consultant Erica Hewitt and Principal Planner Rebecca Bessey. Sally TeStrake attended via phone. Marriott with two T s. Jelled not gelled. (Or vice versa?) Primers should be perimeter. 2. APPROVAL OF Minutes: September 12 Unable to be approved due to no quorum of commissioners who were at the subject meeting. 3. PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA Commissioner Stettner recounted an she received from Jim Crawford. In it he spoke to his interest in the Willard Marshall house and what could be done. He shared it with Candice Bannister at the museum. Hewitt asked TeStrake if Jon Sanders was still interested in moving the house across the street; TeStrake said she hadn t spoken to him. Hewitt: I wonder if he s lost interest because he put up a fence around the backyard. TeStrake said she could try to follow up with him; Hewitt said she would him as well. Adams: The sheds are gone, but the house is still standing. Stettner: That happened I think while I was away. I wasn t in position to do anything or have a discussion, but if the next step happens, we ll be hearing about it.

27 HPC Minutes 11/26/2018 DRAFT2 Building Permit: 1105 Pine Street 4. Public Hearing: Stettner: The thing I find about this group of houses facing the triangle is that they provide such a unified appearance in terms of scale and setback to the street almost but not quite a historic district. Each of those houses has changed in some way, but they kept the setbacks the same and the front gable pretty much the same. While some have done a pop top or something in the back, the street view is still pretty harmonious. Hewitt: The property is currently an eligible resource. Jonathan Coles, the property owner, is applying to pop the top and do a second-story addition to the garage as well as attaching the garage to the house. There s a sort of connector piece already, the back portion of the house used to be a porch and at some point, they enclosed it. That s what is acting as the connector piece. Adams: Do you walk outside to get to the garage? You can get to the garage through the house. Hewitt: It looks like the side of the garage that faces the triangle is something for the owner of the house, and the back part is the secondary unit. There are two entrances, one through the house and one on the side of the garage. The garage and the addition on the front that connects to the connector piece are a two-story portion; the back porch area is a one-story portion. Stettner: Does this kind of push the envelope in terms of allowable floor-area ratio for downtown? Bessey: I can double-check it. I don t believe we ve reviewed this building permit yet, but we would look at the FAR and confirm whether it meets it or not. Stettner: Some of the lots further up have a lot of lot coverage. It may be that we re moving into a new chapter in Steamboat s history where lot coverages are going to be 85% instead of 40 or 60. With the way 1146 and 1147 look, there s no ground; it s all building. Bessey: And that wouldn t be FAR but lot coverage. Hewitt: They re not adding a lot of extra square footage; 224sf is what the plans say.

28 HPC Minutes 11/26/2018 DRAFT3 History: The main house was built in The garage underneath and the porch off the back were added in It s a pretty simple house; that s why the inventory states its significance. It was a non-architectural, simple style of Steamboat working class. There is a one-story, two-car detached garage that was built in This property came through HPAC in December, 2008 with a different proposal. It was denied, and the applicant came back in July Alexis did an administrative review of the garage you see today. Both additions would be in the back of the property. Stettner: When we look across Oak Street and into the alley we can see the de-logged garage with the contemporary roof line over it and that sort of contemporary look that s happened. It s good that he put this introspective with the existing house because it will be considerably taller. Hewitt: There is a list of some of the guidelines to consider in the staff report. Staib: I like how you mentioned the phase of Steamboat s architectural history or its land-use history. I kind of feel this is reminiscent of what the pool feels like in keeping with the historical character but also modernizing and sort of a heaving of the structure on the same lot. It seems as if they re trying to maintain some integrity / curb-appeal. Hewitt: They re not touching the main house at all; they re just connecting to it. Stettner lauded Hewitt s photo assemblage, which shows the transitions the house has undergone. Hewitt pointed out the gap between the house and the garage. Stettner: So he ll take the existing roof off the garage, make one of these angular roofs, and then fill in the connection between the buildings. Staib: So the addition will be visible from the curb. Adams: It will overpower the original structure. Hewitt: You ll see it when you drive up the hill. Hewitt: Certainly, the mass and the scale of the addition I think are a little large and don t necessarily follow the guidelines. I like that they re leaving the original house alone; the owner made a point to say that.

29 HPC Minutes 11/26/2018 DRAFT4 Stettner: I believe but cannot confirm that this group of houses was built by Art Gumprecht after World War II. You can tell by the way the gable falls. TeStrake: It s clear that the owner is going to proceed with their proposed plan, so I think at the very least we need to recommend that they list the property on the local register and suggest they do that no matter what. Hewitt: In 2008, HPAC told the owner that if he moved forward with construction, the property would not be considered eligible anymore. He s not interested in the property being eligible. One question would be if he was to proceed with the plans, if we thought that would affect any eligibility of the property. Because I think one thing he might be interested in after construction, is coming in and asking HPC if the property still is eligible or not. Stettner: I think the scale of the addition as proposed is incompatible with the original scale of the building. Commissioners agreed. TeStrake: If it s not eligible now, how would it be eligible in the future? Hewitt: It s eligible currently. TeStrake: Given the proposed changes, I don t see how it would still be eligible in the future; it would be less likely to be eligible than it is now. Hewitt: I believe the owner s feel the property is ineligible, but staff can t determine that. After construction, it would have to reviewed by the Commission to decide. Stettner: I m getting the feeling from the comments made so far that this proposal is out of scale and out of character with the rest of the neighborhood and the original structure. The consultant s findings are: The addition could have negative impact to the integrity of the house. Staff would recommend making changes per the guidelines listed above that include lowering the mass of the addition and the two-story garage and creating a more distinguishable connector between the house and garage, or, leave the garage and house detached. But right now, as is, this is too much. Commissioners agreed.

30 HPC Minutes 11/26/2018 DRAFT5 MOTION Commissioner Staib moved that the Commission respond that the proposed construction is out of character and dimensions with the immediate community and that given that assessment, it cannot offer a certificate of approval. Commissioner Adams seconded the motion. The motion carried unanimously. Adams: We can still request that they list it on the local register as it is now. Commissioners agreed that the alterations as proposed would seem to preclude its eligibility post-construction but stated that this determination cannot be made until after construction. Stettner: I don t think the incentives offered by being on the local register are important to this property owner. TeStrake: I think he wants to get the most bang for his buck, and I understand that. Hewitt suggested adding the photos she took to the inventory; commissioners agreed. Cow Creek School 5. Other Business Stettner: The School District is working to come to some decision regarding its ownership of the Cow Creek School, which is outside the city limits and outside our purview. But nonetheless, we do look at historic buildings that are owned by a public entity. Do we want to discuss this or take a position or do something? Commissioners said yes. Adams suggested crafting a letter to the School District. Stettner said she would write one on behalf of the Commission and asked for suggested verbiage. TeStrake: What are their plans for the property? Stettner: They re uncertain, but I don t think they want to continue to own it. Staib: It was recently in the paper that the costs of maintenance and so forth were not worth it.

31 HPC Minutes 11/26/2018 DRAFT6 Stettner: I think a member of the public offered to buy it. Bessey showed its location on the other side of Emerald Mountain. Stettner: It used to be a very active community center after it stopped being a school. I think Tom Ross wrote a neat article about it. I have been to dances there a long time ago. The inside of the school, one of the rooms is covered with plates from the Steamboat Pilot from when they used to use metal plates to print the paper. They were used like wallpaper. The thing that would make sense would be that if it were to be sold, it should remain in public hands. Adams: That s how it s always been, and people donated their own land for this to happen. I think the fact that the School District might profit from that might make some people upset. Staib: The person whose family donated it commented on the article saying maybe they could get it back. Adams: Our letter should point out the fact that these one-room schoolhouses are a vanishing resource -- not only in our county but in our country. Stettner: There was some person who thought he owned it who didn t want people using it, so it got closed down. Then the school found out that when it thought it had disposed of the property when the school s consolidated, in fact it still owned it. That was a recent discovery in the last ten years. So now that they own it, what do they do with it? TeStrake: Auction it to the highest bidder. Stettner: That s what the School District would like to see, but at the same time, what is their obligation to this publicly owned asset that has historic significance. There may be a preservation-minded buyer. Adams: Ideally, we would like to keep it in its original location. If that is impossible, we would like the building preserved and moved where it can be properly interpreted. Bradley wondered whether the Yampa Valley Land Trust would be someone to contact. Stettner: The Moon Hill Schoolhouse is owned by the Moon Hill Community Center. Emily from Historic Routt County and I were brainstorming about whether there could be some sort of schoolhouse consolidated nonprofit that could deal with this. The problem with any of these schoolhouse parcels is that since they re only on half an acre, and they have no water/sewer, you have to have a well and septic; but you can t do a well

32 HPC Minutes 11/26/2018 DRAFT7 and septic on half an acre. So there are constraints to having a good use. Somehow Moon Hill was able to resolve that problem. This letter has to be in by Thursday, so why don t I come up with something and get it to Karen and Erica. You can comment on it and get comments back to Erica. Historic Routt County and the Commission will all have the same thing to say. Even though this is not exactly in our scope of work, it is something that is in our scope of interest. Hopefully, we can help the school make the right decision. Conferences National Trust for Historic Preservation: Stettner: The fascinating thing that Historic San Francisco does is they honor legacy businesses. I thought this is something we could do in either Steamboat Springs or Routt County. It singles out the legacy businesses in a special brochure with a little bit about the history of the business/building. This is a way to set those businesses apart: With all the choices you have, consider supporting these legacy businesses. In their case, I think they were at least 30 years old. I supported a couple that had been around 150 years. That feeds into some of the discussion in the Downtown Plan. First identify these businesses. Adjournment Commissioner Staib moved to adjourn the meeting at 5:55 p.m. Commissioner Bradley seconded the motion. The motion carried unanimously.

33 Department of Planning & Community Development FROM: TO: JAN M. KAMINSKI HISTORIC PRESERVATION CONSULTANT TECHNICAL ADVISORY COMMITTEE HISTORIC PRESERVATION COMMISSION VIA REBECCA BESSEY AICP, DIRECTOR OF COMMUNITY DEVELOPMENT CITY OF STEAMBOAT SPRINGS DATE: DECEMBER 5, 2018 SUBJECT: THE ALPINER 424 LINCOLN AVENUE PROJECT #CU The Alpiner is located on Lots 8-10, Block 19, Original Town of Steamboat Springs aka 424 Lincoln Avenue. The applicant has proposed a Conditional Use Permit thus triggering Historic Preservation review through the Technical Advisory Committee. The motel was built in 1967 according to Routt County Assessor records, lies outside of the Steamboat Springs Downtown Historic District, and has never had a Cutural Resource Survey Form completed. The primary focus in this early research period would be style. Locally, it has been unofficially called Chalet without context or period of significance. The closest style in the History Colorado State lexicon is a 20 th Century Revival subcategory of Swiss Chalet. This building s style lies outside of that period of significance. It is also directly related to early ski area development so it does not fit in the context of Swiss Chalet. Thus, there is no official style until one is appropriately established either locally or at the state level. In that case, the state recommends a label of Other Style until then. The same argument can be currently made for significance. Until a context and period of significance is established it should be labeled as Not Significant th Street, P.O. Box , Steamboat Springs, CO (970) Fax (970)

34 with a footnote for further research. Long story short, there is no nexus to establish historic character at this time, dependant upon the completion of a Cultural Resource Survey Form for the other criteria of persons or events. On the other hand, the proposed improvements illustrated above are primarily commercial in nature and administrated by the Community Development Code Section 441 (CO Design Standards) in the Commercial Old Town Zone District. Initially, and at this time, we only recommend a Cultural Resource Survey be completed and future consideration be kept in mind. 2