Meeting Date: April 14, 2022
To: Members of the Heritage Preservation Commission
From: Revee Needham, Assistant City Planner
Title
Certificate of Appropriateness for Proposed Changes to 312-314 Division St. S. - McKay and Tosney Buildings.
Body
Action Requested:
The Heritage Preservation Commission is asked to review and make a motion on the proposed changes 312-314 Division St. S. - McKay and Tosney Buildings.
Summary Report:
The applicant and property owner, Jessica Peterson White, Great Green Room LLC., has applied for a Certificate of Appropriateness (COA) to remove and replace existing wood panels on the front façade, repair and repaint masonry, replace the storefront windows, replace the upper story windows, and replace the awnings. The applicant has provided a detailed narrative describing the proposed changes, included images of the existing conditions and the proposed design.
The Northfield city ordinances outline, in Chapter 34 - Land Development Code, Section 8.5.8, the Heritage Preservation Commission's Certificate of Appropriateness process and approval criteria. The HPC shall consider the following in evaluating an application for a Certificate of Appropriateness for a zoning certificate and/or building permit. Criterion (1) below must be met and criteria (2) through (5) shall be considered:
Criteria 1, That it fully complies with all applicable requirements of this Land Development Code (LDC):
Findings: The Northfield LDC references the Downtown Preservation Design Guidelines as well as The Secretary of the Interior's Standards for Rehabilitation. More detail on how the proposed renovations meets the Downtown Preservation Design Guidelines is included under Criteria 4 below. Rehabilitation is defined “the act or process of making possible a compatible use for a property through repair, alterations, and additions while preserving those portions or features which convey its historical, cultural, or architectural values” (per the Secretary of the Interior’s Standards at <https://www.nps.gov/tps/standards/four-treatments/treatment-rehabilitation.htm>). The ten Standards for Rehabilitation shall be “taking into consideration the economic and technical feasibility of each project.” The applicant is proposing many changes that retain and preserve the historic property, repair deteriorated features, and continue the historic commercial use.
Criteria 2, That the proposed action is in harmony with the intent of the H-O district:
Findings: Within the LDC Section 2.5.3, Historic Overlay District (H-O) purpose is defined “(a) Safeguard the heritage of the city by preserving sites and structures which reflect elements of the city's cultural, social, economic, political, visual or architectural history; (b) Protect and enhance the city's appeal to residents, visitors and tourists and serve as a support and stimulus to business and industry; (c) Foster civic pride in the beauty and notable accomplishments of the past; and, (d) Promote the preservation and continued use of historic sites and structures for the education and general welfare of the people of the city.”
The proposed changes are harmonious with the intent of the H-O district.
a) The applicant is proposing significant investment into rehabilitating the historic buildings to preserve and safeguard the historic McKay and Tosney buildings.
b) The proposed renovations are a significant investment and improvement that will enhance the visual appeal and attract more residents, visitors, and tourists.
c) The applicant appreciates and celebrates the historic nature of the buildings and the rehabilitation of the front facades will foster more pride in Northfield’s historic accomplishments.
d) The proposed renovations promote the continued use of the historic McKay and Tosney buildings for years to come. These renovations will allow the businesses to continue operating with an improved customer experience.
Criteria 3, That the proposed action would complement other structures within the H-O district:
Findings: The changes will complement other structures within the H-O district. The traditional storefront design will be maintained to match that of other storefronts downtown. The storefront windows and masonry are in need of repair; these proposed changes will enhance the visual appeal of the buildings and subsequently, the neighboring structures.
Criteria 4, That the proposed action is consistent with the Downtown Preservation Design Guidelines:
Findings: The changes are consistent with the Downtown Preservation Design Guidelines, as follows.
• Building Maintenance: Applicant is proposing best practices of building maintenance including tuckpointing the masonry.
• General Storefront Design: Applicant is proposing a traditional commercial storefront with baseboards, large storefront windows, and awnings.
• Removal of Wood panels: Applicant is proposing to remove the wood panels on the façade. Much of the wood panels cover existing brick, which will be revealed, repaired, and tuckpointed. The panels underneath the awnings cover cinder block, and these panels will be replaced with new panels to match the rest of the storefront. Images reveal that much of the wood panels are not original so these proposed changes are appropriate.
• Upper Level Windows: Applicant is proposing replacing the upper level windows on both buildings, which may be completed at a later date depending on the rest of the project scope. For the McKay building, applicant is proposing replacing the multi-pane windows with single-pane double-hung windows. There are not many historic photographs but the multi-pane windows do not appear to be original. Many other commercial buildings in downtown Northfield have a more simplified look with single pane double hung windows. For the Tosney building, the applicant proposes replacing the windows with single-pane double-hung windows. For both buildings, the proposed window replacements will fit into the existing openings.
• Storefront Windows: Applicant is proposing replacing the multi-pane storefront windows that were installed in the 1970s with a more classical, simple design of a single pane window that more closely resembles the original storefront design. This will be custom-designed windows with a bronze-colored frame to fit the existing storefront opening. This meets the design guidelines of “The fundamental design should include large display windows with thin framing members, a recessed entrance, a cornice or a horizontal sign panel above the storefront to separate it visually from the upper façade, and low base panels to protect the windows and define the entrance.”
• Awnings: Applicant is proposing a retractable canvas awning that fits within the storefront opening and the colors coordinate with the proposed building colors.
• Paint Colors: Applicant is proposing the following Sherwin-Williams paint colors: Bunglehouse Blue 0048, Downing Slate 2819, Parakeet 6711, and Roman Column 7562. These earth-toned colors provide sufficient contrast between the masonry with accents on window trims and decorative masonry. The two buildings have different base colors to distinguish between them, however the colors are complementary and provide a unified look. Paint chips will be provided.
• Architectural Details: Applicant is proposing to retain and enhance the existing architectural details such as the decorative detailing, window openings, and cornices with sufficiently contrasting paint colors.
Criteria 5, In the case of removal or demolition, that the structure could not be rehabilitated and used for a conforming purpose with reasonable efforts or whether the structure is without substantial historic or architectural significance:
Findings: Not applicable.
Staff Recommendation:
Staff recommends approval of the Certificate of Appropriateness to remove existing wood panels on the front façade, repair and repaint masonry, replace the storefront windows, replace the upper story windows, and replace the awnings per the supporting documentation provided by the applicant.
Alternative Options:
The HPC could deny the Certificate of Appropriateness, offer amendments or request further information.
Financial Impacts:
N/A
Tentative Timeline:
The applicant plans to begin the exterior improvements in 2022 upon receiving a building permit.