City of Highland Park Historic Preservation Commission met July 13.
Here is the minutes provided by the Commission:
Call to Order:
At 7:31 p.m., Chairwoman Pierce called the meeting to order and asked Staff to call the roll.
Roll Call:
Commissioners Present: Chairwoman Pierce, Commissioners Reinstein, Salamasick, Illes Sogin, Bernstein
Commissioner Absent: Becker
Library Liaison Absent: Julia Johnas
Park District Liaison Absent: Mike Evans
Councilman Present: Blumberg
Student Council Present: Laurie
Staff declared that a quorum was present.
Staff Present: Cross, Jahan
Chairwoman Pierce welcomed guests and asked for introductions.
Approval of Minutes:
1. Commissioner Sogin moved to approve the June 8, 2017, regular meeting minutes as presented. Commissioner Salamasick seconded the motion.
On a roll call vote
Voting Yea: Chairwoman Pierce, Commissioners Reinstein, Salamasick, Illes Sogin, Bernstein
Voting Nay: None
Chairwoman Pierce declared that the motion passed unanimously.
Scheduled Business:
1. Determination of Historical Significance
Chapter 170 of the City Code requires a historic analysis of all single-family homes to demolition. A summary of each property below will be presented to the Commission for their consideration.
• 211 Pine Point Drive
Planner Jahan reviewed this house:
• Built in 1937 with additions in 1946, 1974, and 1988 (vestibule added)
• Tudor Revival style
• Architect is Edward Loewenstein (designed another home at 785 Broadview)
• Lot size 1.14 acres
• Side gabled roof, wide (4) façade chimney; textured brick
• C-Contributing rating
• Elevations were shown
• Landmark standards were referenced
Petitioner advised the house was on the market as the owners passed away. He noted the property is beautiful. Based on the additions, that must be why it hasn’t sold for 2 years. The architect present advised it is difficult to Renovate – the layout is not ideal, bedrooms, etc. are not charming; interior is not nice. There are barely any windows in the front; would need a total reconfiguration for today’s lifestyle.
Some HPC comments are:
• Architect later became a major architect in North Caroline with homes on the National Register; so many additions don’t live up to the original intention of this house
Commissioner Salamasick moved that this house does not meet any landmark criteria. Commissioner Reinstein seconded the motion.
On a roll call vote
Voting Yea: Chairwoman Pierce, Commissioners Reinstein, Salamasick, Illes Sogin, Bernstein
Voting Nay: None
Chairwoman Pierce declared that the motion passed unanimously.
Commissioner Reinstein suggested contacting a representative to take photos before it’s demolished.
2. Request for Termination of a Demolition Delay
Pursuant to Chapter 170.040(E)(6): The Historic Preservation Commission may terminate its review period at any time in the event that it determines, based, upon a showing by the Applicant, that a bona fide, reasonable, and unsuccessful effort has been made to sell the Structure for which a Demolition permit has been sought, and/or that further time will not reasonably be expected to result in a sale or otherwise to result in the avoidance of the necessity to demolish the Structure.
• 255 N. Deere Park Drive E
The Architect hired for renovations narrated a slide presentation. He noted the original portion and additions of the house, specifically:
• Turret with cracks in stucco
• Addition has lack of brick maintenance
• Garage deterioration
• Brick and windows (rotted) in terrible shape
• Rear of the home has a different style
• Interior plaster is deteriorated
• Mold has taken effect; remediation is intended
• There is only a mechanical room; has water in area; no basement
• Water leak from roof
• Roofs do not allow water to flow properly
• Pipes were added for air conditioning
In summary, he noted the house is not salvageable. If work is done soon, the mold could be halted
Some HPC comments are:
• What is the portion where a separate guesthouse on the cliff is connected? Same was noted
Owner stated he is trying to stop the mold growth himself. Drains are backing up into garage then into house; it is a huge liability. A 6-month delay is significant. Architect wishes to frame the house before winter.
More HPC comments:
• Feel differently now; it is not salvageable
• The condition is amazing now as it was a stunning home in past years
• Meets one criteria – architect – but owners shouldn’t be penalized
• Presentation is persuasive
• Architectural integrity of home is not maintained in the additions
• Lack of maintenance shows there is no reason to have a delay
Commissioner Reinstein moved to terminate the delay. Commissioner Bernstein seconded the motion.
On a roll call vote
Voting Yea: Chairwoman Pierce, Commissioners Reinstein, Salamasick, Illes Sogin, Bernstein
Voting Nay: None
Chairwoman Pierce declared that the motion passed unanimously.
Student Council Laurie departed the meeting at 8:04 p.m.
3. Request to Remove Local Landmark Designation
• 169 Laurel Avenue
Chairwoman Pierce opened the Public Hearing, noted a quorum is present. Commissioners introduced themselves. Staff noted proof is available in the offices at Half Day Road.
Planner Jahan reviewed this house:
• Built in 1913
• Colonial Craftsman style
• Locally landmarked in 2013
• Unique shed roof dormers, windows
• Elevations were shown
• Landmark standards that are met are 4&6
• Section 24.025(K) Removal of a Landmark Designation was read
Planner Jahan reviewed the process and options for Commission recommendations.
Chairwoman Pierce swore in owner, Stephanie Freeman. Ms. Freeman asked if she is able to appeal if this landmark status remains. Senior Planner Cross stated there is no opportunity for an appeal. Commissioner Sogin shared 3 experiences of landmarked homes. Senior Planner Cross shared when a Certificate of Appropriateness is applicable and offered insight to Commissioner Sogin’s examples.
Councilman Blumberg stated why the Commission is voting tonight. The owner stated she is not planning to demolish the house. Ms. Freeman read her request verbatim. She noted why she believes an error in landmarking was originally made. She referred to criteria standards 4&6. She illustrated garage photos. It was understood that everyone was clear on the “Supplemental Information“ handout. Ms. Freeman advised the home has been on the market since 2014. Her intent is to live next to her daughter.
Some HPC comments are:
• When did you buy the house? Ms. Freeman advised – 1987
• When did you landmark it? Ms. Freeman advised – 2014, due to the 4 Vale houses on the block. She intended to redo the outdated kitchen. The assessment freeze never occurred.
• What was their first asking price? Ms. Freeman replied -- $860,000
• Was it listed at $925,000 in 2016? Ms. Freeman advised – the house was listed over $900,000 to appeal to owners who had money to renovate; buyers could not get financing
• Typically for homes to sell, the prices are reduced
• We are accustomed to hearing realtors state landmark designation is a disadvantage
Councilman Blumberg stated the reason the Petitioner is here is to see if the home will be delandmarked. He asked if there is an error, evidence should be provided. Ms. Freeman stated a historian was contacted but he had no time to assist. She stated, based on the HPC’s findings, criteria #6 is a stretch. Councilman Blumberg stated evidence was present when the HPC voted (to landmark).
Chairwoman Pierce asked about the Vales. She asked if those homes are like this one. Ms. Freeman stated each Vale house is different; some have been on the house tour. It was noted those Vale houses were not landmarked.
Commissioner Sogin again referred to her previous example. Discussion took place on what would drive a removal of landmark designation.
Councilman Blumberg referred to a precedence that may be set. He noted credible reasons would be a catastrophe to the house, if aspects of the house do not meet the previously-satisfied landmark criteria, etc.
Commissioner Reinstein stated the house may not meet landmark status today but undoing what a previous Commission voted on is not typical.
Chairwoman Pierce swore in Marla Forbes, Realtor, who explained there have been two offers that fell apart. She noted it is not a marketable property (due to the cost of rehab); she asked what the homeowner is suppose to do. Councilman Blumberg referenced a Frank Lloyd Wright sale that was on the market for approximately 6 years. He noted value might be a subjective discussion.
Chairwoman Pierce noted the standards that were met initially and whether they still are is the discussion that is applicable tonight. Ms. Freeman and Ms. Forbes left the meeting at 9 p.m. The HPC discussed rationale, etc.
Councilman Blumberg stated the standards for delandmarking are limited. He asked what next steps are. Senior Planner Cross stated and read that it could be 2 years before one could again apply. Other avenues were discussed (legal errors, etc.).
Commissioner Sogin stated the Vale family has national significance.
Senior Planner Cross asked if further evidence would help the HPC. If not, he noted a motion could be called. Councilman Blumberg stated errors are not a factor in delandmarking a home. Senior Planner Cross stated one can only apply for economic hardship if a COA is denied. Councilman Blumberg stated the Applicant could be told to sell her home for market value.
Commissioner Salamasick moved that landmark criteria 4&6 that were once met still exist. Commissioner Reinstein seconded the motion.
On a roll call vote
Voting Yea: Chairwoman Pierce, Commissioners Reinstein, Salamasick, Illes Sogin, Bernstein
Voting Nay: None
Chairwoman Pierce declared that the motion passed unanimously. Commissioner Sogin stated Staff should identify next steps for the Applicant. Chairwoman Pierce commended the Commission.
Commissioner Salmasick referred to other cities and asked Councilman Blumberg if it can be disclosed that the home has a landmark designation (in advance). Senior Planner Cross stated he would be interested in educating realtors. It was stated the code could read…..if anyone seeks landmark status, the home value could change.
Commissioner Bernstein moved to close the public hearing. Commissioner Sogin seconded the motion.
On a roll call vote
Voting Yea: Chairwoman Pierce, Commissioners Reinstein, Salamasick, Illes Sogin, Bernstein
Voting Nay: None
Chairwoman Pierce declared that the motion passed unanimously.
Discussion Items:
• 280 Laurel Avenue
Senior Planner Cross noted the house is in foreclosure and read a statement from neighbors; a teardown is not wanted. Councilman Blumberg stated a demolition or delay are possible (to exceed the moratorium). He does not recommend another extension. It was suggested Ex-Officio Member, Susan Benjamin, conduct more research; Chairwoman Pierce advised she will contact her.
• Involuntary Landmarking
Councilman Blumberg stated many would like to repeal the code where it states involuntary landmarking is possible without owner consent. He noted a compromise has been discussed. Some aspects to the code are being reviewed so that they do not impact property rights. The process may begin with the City Council (to decide preliminary issues, hardship, etc.); historic significance will be left to the HPC. Commissioner Sogin asked that homes in foreclosure be raised regarding involuntary landmarking. Commissioner Salamasick stated if the issue is brought to City Council first, members of the HPC should be able to apply for involuntary landmarking of various houses. Other situations were raised and discussed. Councilman Blumberg stated changes to the code need to be made so that City Council members will vote in the affirmative.
• House adjacent to Library
It was noted that the house next to the Library is being reviewed and brought to the HPC at a later date.
Business from the Public:
There was no Business from the Public.
Other Business:
There was no Other Business.
Adjournment:
Commissioner Sogin moved to adjourn the meeting at 9:48 p.m. Commissioner Reinstein seconded the motion.
On a roll call vote
Voting Yea: Chairwoman Pierce, Commissioners Reinstein, Salamasick, Illes Sogin, Bernstein
Voting Nay: None
Chairwoman Pierce declared that the motion passed unanimously.
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