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HIS19-38 Staff Report for October 17, 2019

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HIS19-38 Staff Report for October 17, 2019 FOR THE MEETING OF: October 17, 2019 AGENDA ITEM: 5.b TO: Historic Landmarks Commission THROUGH: Lisa Anderson-Ogilvie, AICP, Deputy Community Development Director and Planning Administrator FROM: Kimberli Fitzgerald, AICP, Historic Preservation Officer HEARING DATE: October 17, 2019 CASE NO.: Historic Design Review Case No. HIS19-38 APPLICATION A proposal to reconstruct a retaining wall and install SUMMARY: fencing on the exterior of the Benjamin F. Harding House (c. 1884). LOCATION: 1043 High Street SE (Attachment A) REQUEST Major Historic Design Review of a proposal to reconstruct a retaining wall and install fencing, new steps with associated lighting on the eastern portion of the site in front of the exterior of the Benjamin F. Harding House (c.1884) a historic contributing building in the Gaiety Hill/Bush's Pasture Park Historic District in the RS (Single Family Residential) zone, and located at 1043 High Street SE - 97301 (Marion County Assessor Map and Tax Lot Number: 073W27CA03000). APPLICANT: Theodore and Eileen Williamson APPROVAL CRITERIA: Salem Revised Code (SRC) 230.065. General Guidelines for Historic Contributing Resources. RECOMMENDATION: APPROVE Historic Design Review Case HIS19-38 HLC Meeting of October 17, 2019 Page 2 BACKGROUND On September 6, 2019, the applicant submitted materials for a Major Historic Design Review for construction of a retaining wall, fencing, new steps and associated lighting on the front of the Benjamin F. Harding House (c.1884). The application was deemed complete for processing on September 26, 2019. Notice of public hearing was sent by mail to surrounding property owners and tenants pursuant to Salem Revised Code (SRC) requirements on September 26, 2019. Public hearing notice was also posted on the property on October 8, 2019 in accordance with the posting provision outlined in SRC 300.620. The City of Salem Historic Landmarks Commission will hold a public hearing for the case on October 17, 2019 at 5:30 p.m., in Council Chambers, Room 240, located at 555 Liberty Street SE. The original state-mandated 120-day deadline to issue a final local decision, including any local appeals in this case is January 24, 2020. PROPOSAL The applicant is proposing to replace the failed retaining wall on the exterior of the eastern end of the Benjamin F. Harding House abutting the sidewalk adjacent to High Street SE. The proposed new retaining wall is based upon historic (photographic) evidence. The retaining wall will be approximately 16” in height and 6” wide and will be topped by a brick wall cap utilizing salvaged bricks from the front walkway (Attachment B). The applicant is also proposing to install new ornamental steel fencing 18” in height at the top of the wall, not to exceed 48” overall in height. Small scale lighting (down and up lighting) is proposed throughout the site, including low voltage fixtures installed underneath the wall cap, a light strip under the handrail, driveway well lights and a 74” light post located at top of the stairs, just to the north of the front walkway. The applicant is proposing to replace the existing steps and brick walkway with new concrete steps, with metal handrails and a flagstone walkway. SUMMARY OF RECORD The following items are submitted to the record and are available upon request: All materials submitted by the applicant and any materials and comments from public agencies, City departments, neighborhood associations, and the public; and all documents referenced in this report. APPLICANT’S STATEMENT A request for historic design review must be supported by proof that it conforms to all applicable criteria imposed by the Salem Revised Code. The applicants submitted a written statement, which is included in its entirety as Attachment C in this staff report. Staff utilized the information from the applicant’s statements to evaluate the applicant’s proposal and to compose the facts and findings within the staff report. Salem Revised Code Historic Design Review Case HIS19-38 HLC Meeting of October 17, 2019 Page 3 (SRC) Salem Revised Code (SRC) 230.065. General Guidelines for Historic Contributing Resources are the applicable criteria for evaluation of this proposal. FACTS & FINDINGS 1. Historic Designation Under Salem Revised Code (SRC) Chapter 230, no development permit for a designated historic resource shall be issued without the approval of the Historic Landmarks Commission (HLC). The HLC shall approve, conditionally approve, or deny the application on the basis of the project’s conformity with the criteria. Conditions of approval, if any, shall be limited to project modifications required to meet the applicable criteria. According to SRC 230.020(f), historic design review approval shall be granted if the application satisfies the applicable standards set forth in Chapter 230. The HLC shall render its decision supported by findings that explain conformance or lack thereof with relevant design standards, state the facts relied upon in rendering the decision, and explain justification for the decision. 2. Historic Significance The Benjamin F. Harding House is a 2 ½ story wood frame vernacular Italianate house constructed in c.1884, which was individually listed on the National Register of Historic Places in 1981 by David C. Duniway. Benjamin Harding was a lawyer, state legislator and U.S Senator. The applicant’s submittal includes additional information about the history of the house. It is interesting to note that Jacob Amsler, Asahel Bush’s farming operator, subsequently occupied the house in 1903. Amslet was a Swiss immigrant who arrived in Salem by train in 1884. The applicant notes that underground communication wiring was installed between Jacob Amsler’s house and the Bush House so that Mr. Amsler and the Bush family could communicate whenever necessary. In addition to being individually listed, the Harding House is also contributing to the Gaiety Hill/Bush’s Pasture Park National Historic District (Attachment B). 3. Neighborhood and Citizen Comments The subject property is located within the South Central Association of Neighbors (SCAN). Notification of the public hearing was sent to the neighborhood association, and surrounding property owners and tenants within 250 feet of the property pursuant to Salem Revised Code (SRC) requirements on September 26, 2019. Notice of public hearing was also posted on the subject property. The SCAN Historic Preservation, Parks and Gardens Committee has submitted testimony in support of the proposal (Attachment D). 4. City Department and Public Agency Comments The Building and Safety Division indicates that the applicant must obtain required permits. Public Works has required that the retaining wall be located 1’ away from the existing sidewalk, and has stated that the applicant must obtain a revocable license to construct the retaining wall Historic Design Review Case HIS19-38 HLC Meeting of October 17, 2019 Page 4 in the right of way (Attachment E). 5. Historic Design Review In lieu of the standards, the applicant may make changes to a historic contributing building or structure, regardless of the type of work, which conforms to the guidelines set forth in SRC 230.065. Accordingly, Historic Landmarks Commission staff reviewed the proposal and has the following findings for the applicable guidelines. FINDINGS Criteria 230.065 General Guidelines for Historic Contributing Resources (a) Except as otherwise provided in [SRC Chapter 230], the property shall be used for its historic purpose, for a similar purpose that will not alter street access, landscape design, entrance(s), height, footprint, fenestration, or massing. Finding: The applicant does not propose to change the use of the property from its existing use as a single-family residence. While the applicant is proposing to alter the existing landscape design at the front of the site, this alteration is based on historic evidence and will not adversely impact any character defining features of the resource or the site. Staff recommends that the HLC find that the proposal meets SRC 230.065(a). (b) Historic materials, finishes and distinctive features shall, when possible, be preserved and repaired according to historic preservation methods, rather than restored. Finding: No character defining original historic material has been proposed for alteration or removal. Staff recommends that the HLC find that this guideline is not applicable to the evaluation of this proposal. (c) Distinctive stylistic features or examples of skilled craftsmanship significance shall be treated with sensitivity. Finding: No distinctive stylistic features or examples of skilled craftsmanship are proposed for removal or alteration. Staff recommends that the HLC find that this guideline is not applicable to the evaluation of this proposal. (d) Historic features shall be restored or reconstructed only when supported by physical or photographic evidence. Finding: The applicant is proposing to reconstruct the retaining wall at the front of the site based upon historic evidence. The wall was extant at the time of the resource’s individual designation in 1981. While the original retaining wall abutted directly against the sidewalk, due to the location of a waterline under this sidewalk, the Public Works Department has required that this retaining wall be located 1’ west of its original location. Despite the change in location, and the addition of lighting and a low fencing on top of the wall, overall this reconstruction is supported by photographic and physical evidence therefore staff Historic Design Review Case HIS19-38 HLC Meeting of October 17, 2019 Page 5 recommends that the HLC find that this guideline has been met. (e) Changes that have taken place to a historic resource over the course of time are evidence of the history and development of a historic resource and its environment, and should be recognized and respected. These changes may have acquired significance in their own right, and this significance should be recognized and respected. Finding: The applicant is not proposing alterations to any features that have acquired significance since the original construction of the resource.
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