STAFF REPORT MEETING DATE:
November 19, 2015
AGENDA ITEM TITLE:
Stallsworth Motor Co., Major Certificate of Approval – 242 F Street
AGENDA SECTION:
Public Hearing
REQUEST: The request is to receive approval for the construction of an addition to the front façade of the Moonlight Pizza located at 242 F Street. The historic name of the property is Stallsworth Motor Co. APPLICANT: The applicant is Moonlight Pizza & Brew Pub, 242 F Street, Salida, CO 81201. The applicant is being represented by Architect Sarah Whittington. LOCATION: The property is located at Lots 22-26, Block 32, City of Salida, Chaffee County, Colorado. The property is also known as 242 F Street. PROCESS: A major certificate of approval (CA) shall be reviewed by the Historic Preservation Commission and ruled upon by the Administrator or his or her designee at a regular or special meeting to be conducted within twenty (20) days from the date the application was determined complete. Written notice of the date, time and location of the meeting shall be mailed by regular mail or personally delivered to the applicant not less than five (5) days prior to the meeting. The unexcused absence of the applicant from the meeting shall cause the Administrator or his or her designee to deny the application or, at the Administrator or his or her designee’s option, continue the matter to a later meeting date of its choosing.
Public Hearing, Agenda Item 1, Pg. 1
OBSERVATIONS: 1. The subject property is located within the Salida Downtown Historic District in the Central Business (C-2) Zone District and considered a noncontributing structure. 2. The request is to build a 1,050 square foot addition where the existing screened patio is located. The addition will be visible from the corner of F street and Third Street. 3. The property is considered noncontributing to the downtown historic district. According to the architectural inventory form for this site: “This building was erected in the 1950s in the former site of the Presbyterian Church. The Presbyterians were the denomination to organize a church in Salida in 1880. In 1880 ex-governor Hunt donated this site at the corner of F and 3rd to the church, and a frame building was erected the following year. In 1900, the frame building was replaced by a brick building which was said to ad “to the architectural beauty” of Salida. This building was replaced by the current building in the 1950s. The building was originally a service station and later became a used car lot. A 1981 survey form indicated that this building housed Stallsworth Motor Co., a used car dealer. Floyd O. Stallsworth states that his company ‘was only in this building for a few years’.” 4. The applicant has included photographs, elevations, and a site plan describing the proposed addition. The proposed materials include stucco to match the existing building, rustic corrugated metal wainscot, metal trim, overhead aluminum store front windows and doors, and corrugated metal awning. 5. The property is highly visible from 3rd Street and F Street and any changes will affect the design of the Historic Downtown District.
Public Hearing, Agenda Item 1, Pg. 2
REVIEW STANDARDS: 1. Conformance with Certificate of Approval Review Standards for a contributing building (Section 16-12- 90(a)) using the Design Guidelines in the review: A. Architectural Character. Whether and/or to what extent the proposed work will preserve, protect, change, diminish, disguise, obscure, detract from or destroy the appearance or structural integrity of the historic features, design, materials, character or value of the structure or site.
The proposed addition will modify the current structure. The addition will replace the existing outdoor seating and extend the building towards F Street.
B. Original Materials. Whether original designs, materials, finishes and construction techniques that characterize the historic value and appearance of a structure or site can be retained, restored or repaired as opposed to replaced, and whether replacement designs, materials or finishes can match and/or accurately replicate the originals.
According to the Downtown Design Guidelines, Part 4 Additions and New Buildings, Section B Materials: “Building materials of new structures and additions to existing structures should contribute to the visual continuity of the district. They should appear similar to those seen traditionally to establish a sense of visual continuity.” According to Salida Design Guidelines, Part 3, Rehabilitation Guidelines, Awnings and Canopies, “use matte fabric awnings; not vinyl, fiberglass, plastic, metal, wood, or other unsuitable materials.” According to the Historic Protection Overlay, Article 16-5-40, “Materials. The principal materials used on building facades shall be indigenous to the Salida Downtown Historic Protection Overlay, including brick or wood. Two (2) or more materials shall be used for exterior materials and architectural form, excluding roof materials. Tilt-up concrete and cinder blocks are prohibited, and metal shall not exceed twenty-five percent (25%) of the surface area of exterior materials excluding roofs. The facades of buildings shall be articulated with architectural treatments; long blank walls shall be avoided.” Although this is not a contributing structure, it must follow in accordance with the Downtown Historic District. Allowing significant quantities of metal does not follow the Historic Protection Overlay and could set a precedent for future additions in the district. The proposed materials for the addition are stucco to match the existing building, rustic corrugated metal wainscot, metal trim, overhead aluminum store front window to match existing entrance, and corrugated metal awning.
Public Hearing, Agenda Item 1, Pg. 3
In the Downtown Historic District, metal awnings are unsuitable materials and should be replaced on the awning to a different material to match the downtown historic district. In the Historic Protection Overlay, metal cannot exceed 25% of the exterior building. Staff recommends that the material for the proposed awnings be matte fabric and reduce the amount of corrugated metal wainscot to meet the standards of the Municipal Code and the Downtown Design Guidelines of the historic district. C. Minimum Change. Whether and/or to what extent the proposed work will require more than a minimal change to the historic appearance, materials or integrity of the structure or site.
The proposal changes the appearance by using substantially more than 25% of metal in the current plan. This does not meet the downtown design guideline requirements of the historic district.
D. New Construction. New additions, exterior alterations and related work shall not destroy or detract from the existing historic structure and materials to the maximum extent feasible, and such new work or alterations shall be differentiated from, but compatible with, the existing size, scale and exterior architectural features of the structure or site so as to protect its historic identity and integrity.
According to Salida Design Guidelines, Part 4, Additions and New Buildings, “The materials, window sizes and alignment of trim elements on the addition should be compatible to those of the existing structure if it is a contributing structure and to the district if it is non-contributing.” Exterior materials of the building will be stucco with rustic corrugated metal wainscot, metal trim, overhead aluminum store front windows and doors, and corrugated metal awning. The addition is similar to the current building, but does not meet the intent of the historic district when using metal on the exterior.
E. Historic Appearance. Work that will protect or return the original historic appearance of a structure or site, especially where documented by photographs, historic research or other credible evidence, shall be encouraged and favored.
According to Salida Design Guidelines, Part 4, Additions and New Buildings, “New construction should be designed in such a way that it does not over power or detract from historic buildings. It should be compatible.”
The proposed work includes building an addition on the east side of the building. The materials are similar to the current building. Using the stucco and aluminum window and door is appropriate, but the metal awning and corrugated metal will detract from the contributing structures in the Downtown Historic District.
Public Hearing, Agenda Item 1, Pg. 4
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Allowing the amount of metal the applicant is proposing will set a negative precedence to noncontributing structures in the area.
F. Work Necessary. Whether the proposed work is required or necessary to comply with a building, fire or other health/safety code. ďƒ˜
The proposed work will comply with all existing building, fire and other health/safety codes.
RECOMMENDED FINDINGS: Based upon the observations and review standards outlined above, staff recommends the following: Approve the Major Certificate of Approval application for the construction of an addition at 242 F Street, with the following conditions: 1. That the metal awnings be replaced with a different material to meet the standards of Salida Design Guidelines. 2. That maintaining the precedence for little to no metal on front facades in the Downtown Historic District, as a noncontributing structure it must follow the standards of the Salida Downtown Historic District and the Historic Protection Overlay. 3. That the amount of rustic corrugated wainscot metal be reduced as this will detract from the historic district. RECOMMENDED ACTION: That the recommended findings be made and the recommended action be taken. Attachment:
Application Site plan Architectural Inventory Form for 242 F Street
Public Hearing, Agenda Item 1, Pg. 5