Heritage Preservation Commission Meeting Date: June 3, 2026
To: Members of the Heritage Preservation Commission
From: Mathias Hughey, Associate City Planner
Title
Certificate of Appropriateness for New Construction at 212 Division Street South - The Archer House Redevelopment.
Body
Action Requested:
The Heritage Preservation Commission (HPC) is asked to review and approve the Certificate of Appropriateness for new construction at 212 Division Street South - The Archer House Redevelopment.
Summary Report:
The applicant, Rebound Real Estate, is seeking approval to construct a new four-story mixed-use building on the vacant lot at 212 Division Street South, formerly occupied by the Archer House. A description of the scope of work, “Archer House Redevelopment Narrative,” is attached, along with floor plans, colored elevations, renderings, and civil and landscape drawings depicting the proposed project. The project consists of the new four-story building and site work.
The Land Development Code (LDC) exempts interior work from the Certificate of Appropriateness (COA) requirement. The LDC also exempts “any physical improvements within public rights-of-way and immediately adjacent property affected by such work, including but not limited to: …. boulevard tree planting; accessibility ramp improvements…”
The following elements of the project are the subject of this COA:
Site work, including:
1. Construction of ground-level patio and raised deck at building’s rear west (riverfront) elevation
2. Improvements to vegetation at the rear of the site, including removal of five existing trees and installation of two new trees, new shrubs and perennials, and a rain garden with native plantings
3. Regrading and installation of new hardscape, retaining walls and fencing as needed
New construction:
1. Massing:
a. 55’-0” four-story building with structured parking in the basement, commercial space and hotel lobby at the ground level, and hotel accommodations at levels two through four.
b. 170’-0” of street frontage divided into 3 distinct bays
2. Exterior façade materials:
a. Brick cladding at upper levels
b. Cultured stone cladding at ground and storefront levels and central bay
c. Precast limestone sills, lintels, and cornices
d. Metal sign band at central bay and prefinished metal cap flashing at parapets
3. Exterior windows and doors:
a. Black aluminum single hung windows
b. Black aluminum storefront systems
Of the seven criteria to be considered by the HPC, five (5) criteria (including the required criterion) are met and two (2) criteria are not applicable. Attached is a draft resolution for the HPC to review with the analysis of the criteria. HPC members can contact staff in advance to make edits if there are any proposed changes.
Staff Recommendation
Staff recommends approval of the Certificate of Appropriateness for new construction at 212 Division Street South with the following condition:
This approval is preliminary and based on the renderings and other information presented at the June 3, 2026 HPC meeting and incorporated here as Exhibit A. The preliminary approval will become final upon review and acceptance of 30% construction drawings by the HPC, which will be incorporated into Exhibit A. Minor changes that may be required to construct the building will not be grounds for reversal of the preliminary approval.
Background
At the April 1, 2026, HPC meeting the Commission received an update from Rebound on the proposed redevelopment of the Archer House Site. The HPC voted to form a subcommittee to provide guidance to the applicant as they refined their proposal prior to submitting for a Certificate of Appropriateness. The developer has been engaged with City staff, the City’s consultant (New History), and the subcommittee (Sarah Beimers, Amy Machacek Shonka, & Bob Stangler), working through designs.
In addressing guidance from the subcommittee and others, the applicant has not had adequate time to develop construction drawings. Due to other city code requirements and concurrent processes, including the need for a variance, conditional use permit (CUP), and site plan review, an HPC approval is being applied for to ensure the proposal is compatible with the Historic Overlay District requirements.
The Archer House, a historic hotel and multi-use building, was severely damaged by a fire in 2020. Following the demolition of the building in 2021, the HPC approved a COA for a new building in December of 2023.
City Plans & Policies Relevance:
The City is committed to the preservation and enhancement of its historic downtown, and the value of this area culturally and economically is underscored in multiple plans and policies.
Alternative Options:
The HPC may approve the COA without conditions, approve the COA with additional conditions, or deny the COA. A denial would require the HPC to develop findings to support this decision.
Financial Impacts:
NA
Tentative Timelines:
June 3, 2026 - HPC COA Preliminary Approval
June 18, 2026 - Zoning Board of Appeals Hearing and Decision on Height Variance
June 18, 2026 - Public Hearing and Planning Commission Recommendation on CUP for Off-Street Parking
July 7, 2026 - City Council Decision on CUP