HPC Meeting Date: November 1, 2023
To: Members of the Heritage Preservation Commission
From: Mikayla Schmidt, City Planner
Title
Certificate of Appropriateness for Windows & Brickmold Repair/Replacement at 416 Division St. S - Lawler Building.
Body
Action Requested:
The Heritage Preservation Commission is asked to approve a Certificate of Appropriateness for Windows & Brickmold Repair/Replacement at 416 Division St. S - Lawler Building.
Summary Report:
The applicant, Tim Hanson, owns 416 Division St. S - Lawler Building and proposes to:
1. Replace the 5 windows on the north side of the building on the second floor; and
2. wrap the exterior frame (brickmold) of the existing windows in bronze aluminum coil on the south, west, north and east sides (all upper level windows), per the attached documentation.
The Northfield city ordinances outline, in Chapter 34 - Land Development Code (LDC), 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 (A) below must be met and criteria (B) through (G) shall be considered:
Criteria A, For all applications, the proposed action fully complies with all applicable requirements of this LDC;
Findings: The proposed windows and brickmold wrapping comply with the LDC. Further details on the applicable sections of the Northfield LDC is included below.
Criteria B, That the proposed action is in harmony with the purpose of the H-O district for sites located in the H-O district;
Findings: The proposed action is in harmony with the intent of the H-O district. 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.”
a) The applicant is proposing maintenance and investment to preserve the building.
b) The proposed changes enhance the building’s appeal to residents and visitors.
c) The proposed changes will highlight the beauty of the building and foster more pride in the building’s history.
d) The proposed changes promotes the continued use of the historic building.
Criteria C, That the proposed action would complement other structures within the H-O district for sites located in the H-O district
Findings: The changes will complement other structures within the H-O district. The existing windows are in disrepair and the new windows will enhance the visual appeal of the buildings and subsequently, the neighboring structures. The windows will be replaced to match the existing windows and the brickmold wrapping will provide a maintenance free option to preserve the windows.
Criteria D, That the proposed action is consistent with the Downtown Preservation Design Guidelines for sites located in the H-O district, and consistent with the Secretary of the Interior's Standards for Treatment of Historic Properties for sites located within or outside the H-O district;
Findings: The changes are consistent with the Downtown Preservation Design Guidelines, as follows. Applicant is proposing replacing the multi-pane windows with new multi-pane aluminum windows. The proposed window replacements will fit into the existing openings. The new windows will match the overall size of the previous windows. The aluminum will be bronze, matching the existing frame color.
Criteria E, Consideration should be given to the amount and quality of original material and design remaining in the building or structure when applying criteria, guidelines and standards;
Findings: Not applicable.
Criteria F, For new construction, the building or addition should be compatible with: (i) scale, texture, materials, and other visual qualities of the surrounding buildings and neighborhoods; (ii) the height, width, depth, massing and setback of the surrounding buildings; and (iii) the amount of solid wall to window and door openings, and the replacement of window and door openings, should be proportional to that of the surrounding buildings and neighborhood;
Findings: Not applicable.
Criteria G, Consideration shall be given to clear cases of economic hardship or to deprivation of reasonable use of the owner's property.
Findings: Not applicable.
Staff Recommendation
Staff recommends approval of the Certificate of Appropriateness for the window replacement and brickmold wrapping per the attached documentation.
Attached is a resolution draft for the HPC to review. If there are any proposed changes, HPC members can contact staff in advance to make edits.
Alternative Options:
The HPC can offer edits to the COA resolution or deny the COA resolution, both of which require findings.
Financial Impacts:
N/A
Tentative Timelines:
N/A