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HomeMy WebLinkAboutHPC20-027, Admiralty Apt. repairs COR.doc250 Madison Street, Suite 3 | Port Townsend, WA 98358 | 350.379.5095 | www.cityofpt.usririFnlm DEVELOPMENT SERVICES Re: Admiralty Apartments rePairs ) File No. HPC20-027 I FTNDTNGS, I CONCTUSIONS AND I FTNAL DECISION Type l-A Application by: Broderick Architects, on behalf of building owner KP5 and prospective purchaser Admiralty Apartments LP SUMMARY OF ON AND DECISION Date:March I,2O2L Application: Type l-A Historic Design Review application for repair to Admiralty Apartments Location:L29 Taylor St. (Exhibit A- Historic Design Review opplicotion and supporting moterials). The site is legally described (abbreviated) as Port Townsend Original Townsite Block 9 Lots L to 3(ALL), 4(E47') Tidal District 50. The Jefferson County Assessor's Tax Parcel Number is 989 700 901 Staff Contact: John McDonagh, Senior Planner Decision: The application is CONDITIONALLY APPROVED. After respectful consideration of the above referenced application, the City's Development Services Director hereby adopts the following Findings, Conclusions and Decision: FINDINGS &cLUStONS Backsround and Proiect Summarv Kevin Broderick, Sean Hill and others of Broderick Architects ("Broderick"), as authorized representatives for prospective purchasers Admiralty Apartments LP ('AALP"), requests Historic Design Review approval for a series of phased repairs to the Admiralty Apartments. Admiralty Apartments is a multi-story historic masonry building addressed as L29 Taylor Street, Port Townsend, WA. The structure is within the City's National Landmark Historic District (NHLD), zoned Historic Commercial (C-lll) and is partially over the water of Port Townsend Bay. Current property owners, KP5 LLC ("KP5"), have authorized Broderick and AALP to submit permits on their behalf (Exhibit B - Owner authorizotion email)' 1 2 L 250 Madison Street, Suite 3 | Port Townsend, WA 98368 | 360.379.5095 | www.cityofpt.usrruilnlm DEVELoPMENT SERVICES 4. 3 Phase L Scope of Work (SOW) begins with the repair of sixteen (L6) existing under- building pilings resting on the shoreline beach.l Following this, the SOW includes: a Removal and replacement of the southern-most, over-water, building wall. The rebuilt wall will be wood framed with brick veneer matching the existing brick in size and color. All openings in the rebuilt wall remain their same location and size with 1 new window opening added to the SW first floor residential unit. Each window opening filled with a new metal-clad wood assembly. A replacement door material is not yet specified. A new cornice design (replacing one removed several years past) for the rebuilt wall. Repair/replace the existing over- water deck railing (design still rBD). New cornice on the remaining fagade. Changes to the Taylor St. level bays between the brick pilasters (i.e. remove stucco where historic transoms were and replace with "Sign Board", add new band at the base of each bay to match those existing on Water St. fagade). a a a a No change in building height will result and no change in location or arrangement of dwelling units will occur. Phase 2 SOW on the building's exterior involves:o Seismic reinforcements (e.9. sloped parapet bracing; floor to wall tie backs with exterior wall rosettes). o lnstallation of a metal canopy over the residential building entrance along Taylor St.o Replacement of all other residential unit windows on upper floors (metal clad wood). o o Permit Framework: Aoolica e Desien Review Guidelines 5.Exterior alterations to buildings within the NHLD that are zoned C-lll are subject to the city's Type l-A Historic Design Review approval process2. Type l-A permits are administrative decisions of the DSD Director made after review and recommendation by 1 Piling repairs are being treated as an ordinary repair and maintenance activity under PTMC 17.30.020C(5) which is exempt from Historic Design Review permitting. 2 PTMC 17.30.0204 and 17.30.040 2 luifort@, lOwnseno 250 Madison Street, Suite 3 | Port Townsend, WA 98363 | 360.379.5095 | www.cityofpt.us DEVELOPMENT SERVICES 6 the City's Historic Preservation Committee (HPC). HpC recommendations - and the resulting Type l-A decision - must be supported by formally adopted design guidelines.3 The most applicable guidelines are set out in the table below: HPC ew and Recommendation HpC reviewed the application and supporting materials at their December t,2O2O open- record meeting. Aside from agent Broderick, DSD staff and the HPC, no written or verbal public comment was submitted by the public' HpC's chief project concern involves Broderick's planned treatment of the 10-street level recessed bays along Taylor St. (Ex. A). lnterior spaces behind 7 of these bays were converted from commercial to residential occupan cy in L972 when much of the mixed-use building entered a U.S. Housing and Urban Development (HUD) affordable housing program (Exhibit C - i-972 Admirolty Apts. "As-Built" Drawings). All 10 bays along Taylor St were altered as part of this conversion as were (to a lesser extent)the 5 recessed bays of commercial occupancy retained along Water St. HPC's concerns extended to the Water St. bays; however, as no part of Broderick's SOW involves alteration of those features, their review and recommendation authority here is limited' 7 8 3 Table 3.1 - Applicable Preservation Guideline Checklist PTMC 77.30.1408 - Secretory's Stondards for Rehobilitotion Consistent with the Secretary's Stondords for Rehobilitation o The property's historic character is being retained and preserved by the rehabilitation and seismic reinforcement project' o The work does not destroy historic materials, features, and spatial relationships that characterize the property. o The new work is differentiated from the old and will be compatible with the historic materials, features, size, scale and proportion, and massing to protect the integrity of the property and its environment. o Where the severity of a deteriorated feature requires replacement, the new feature will match the old in design, color, texture, and, where possible, materials. Replacement of missing features will be substantiated by documentary and physical evidence. 3 PTMc i-7.30.100E(1) 250 Madison Street, Suite 3 | Port Townsend, WA 98358 | 350.379.5095 | www.cityofpt.us -i8iFffl!ffi DEVELOPMENT SERVICES 9.Prior to the t972 HUD conversion, the Taylor St. bays had large store-front windows under a multi-lite transom with a terrazzo base. As converted, 7 of the Taylor St. storefront windows were removed along with (allegedly) alltransom windows (Ex. C). ln their place, aluminum horizontal "slider" windows were installed at a height which limits street level views to the (now) residential interior. Each remaining bay exterior was covered in stucco with a thin wood trim detail (Exhibit D - Photo of existing boy olong Tayler St. fagadel. 10. HPC expressed strong preference for an alternative window treatment for the Taylor St. bays. They also encouraged Broderick to explore uncovering of all the original transom windows (if they still exist) along both building frontages (i.e. Taylor St. and Water St.). HPC questioned why these bays couldn't be modified again to be more compatible with the upper floor residential windows (i.e. consider the use of hung assemblies). tL. ln response, Broderick advised as part of their Federal tax credit application jointly administered by the State Historic Preservation Office (SHPO) and the National park Service (NPS), they were given few choices. Per the tax credit review process, which is key to overall project financing, the design in this area is limited to either:o Re-establishing the prior commercial window storefronts; oro Keeping the windows as they are. t2. After presentation by DSD staff and the applicant, which included review and deliberation of relevant design guidelines, HPC recommended the project be approved as presented (6 0 in favor) with efforts to revise the ground floor windows to be further explored after DSD staff spoke with SHPO staff lExhibit E - Dec. 7 opproved HPC minutesl Staff agreed to contact the SHPO staff and report back at the next meeting. Post meeting SHPO consultation 13. DSD staff contacted SHPO and reported back to HPC at their Jan. 5, 2021 meeting (Exhibit F -Jan.5,2027 opproved HPC minutes). SHPO offered a different context to their discussions with Broderick on treatment of the Taylor St. bays. lt is important to note, Broderick was not in attendance at HPC's Jan. 5 meeting, but no formal action was taken. Priorto the Jan. 5 meeting, DSD staff did share with Broderick information and email exchanges provided by SHPO regarding the Taylor St. bay treatment (Exhibit G - Emoit to Broderick with SHPO's Taylor St. boy commentsl. ln sum, one other alternative beyond the 2 options cited in Finding 11, above, was suggested by SHPO that would still qualifythe project for Federal tax credits. To date, that third alternative has not been accepted by Broderick or AALP. The tax credit review process with SHpO is still underway. 4 250 Madison Street, Suite 3 | Port Townsend, WA 98368 I 350.379.5095 | www.cityofpt.usg"'rPort@, l0wnseno DEVELOPMENT SERVICES L4. The project as reviewed by HPC shows all existing slider windows being retained. As such, the City's Historic Design Review (HDR) process cannot mandate these features be changed. However, planned alterations above and below the existing windows (i.e. removal of portions of the stucco & replacement with wood paneling) is subject to HPC review and recommendation. Accordingly, further HPC review of those details is appropriate as a condition HDR approval and prior to their installation. 15. A key question to be answered to complete HPC's further review is to verify whether the pre-I972transom windows along Taylor St. have been destroyed or simply covered up. From the "As-Builts" (Ex. C), it appears these transom windows were removed before the stucco treatment was applied. a Even if the transoms no longer exist, additional review of the planned paneling details (including specification of materials and profile) is appropriate before making conclusions on their compatibility and compliance with formally adopted preservation guidelines. Given the extensive SOW planned for Phase 2 (which includes interior space renovation not subject to HDR permitting), staff sees no difficultly in conditionally approving Phase 2 to require further HPC review and recommendation on the treatment planned on the Taylor St. bays. DECtSTON Based on the above Findin es and Conclusions.the DSD Director finds HPC2O-027 ACCEPTABLE, subject to the following: The applicant shall apply for and receive approval of a building permit for both construction Phases. All work must be done consistent with the approved Historic Design Review plans, subject to further conditions as set forth below. The planned upper and lower paneling treatment of the Taylor St. bays is not yet fully approved. Phase 2 building permit issuance shall be conditioned that requires further HPC review of the bay treatment prior to their alteration. As part of the further HPC review, the applicant must demonstrate (using evidence acceptable to DSD staff) whether the pre- 1972 transom windows are still in place or not. Acceptable evidence can include, but is not limited to, photographing exposed interior wall cavities to gain views of the transom window location(s) to assess their condition. L 2 5 4 Ex. c, Sheet 8, bottom left detail 250 Madison Street, Suite 3 | Port Townsend, WA 98368 | 350.379.5095 | www.cityofpt.us -i8l[fflfffi DEVELOPMENT SERVIcES 3. lf the transom windows are shown to still exist, further HPC review and recommendation will evaluate them for possible restoration and retention into the overall bay treatment. lf the transom windows have been removed/destroyed, further HPC review willfocus on whether the proposed upper and lower bay paneling treatment proposed is appropriate (including specifying materials and including a profile) based on formally adopted preservation gu idelines. 4.All other details for the project (such as exterior lighting, final overwater deck railing, the southern wall door) will be reviewed by DSD staff as part of the building permit review done for each Phase. Any exterior lighting, including those mounted under the new entrance canopy, must be fully recessed fixtures that are shielded and downward pointing. lf LED fixtures are chosen, they must be low in temperature (i.e. 3,oooK max, less is preferrable). 5. Costs for additional DSD staff time expended on further project review for this project are the responsibility of the applicant and will be billed at the City's standard hourly rate (currently Sg+ per hour). rol lssued this 3 day of March , ZO2t '=-gpp-rqygd Disapproved by Lance Bailey, DSD Director Exhibits: Exhibit A- Historic Design Review applicotion and supporting moterials, dated Nov. 20, 2020 Exhibit B - Owner authorization emoil Exhibit c - L972 Admirolty Apts. "As-Built" Drawings Exhibit D - Photo of existing boy olong Tayler St. fogade Exhibit E - Dec. 7, 2020 approved HPC minutes Exhibit F - Jan. 5, 2027 opproved HPC minutes Exhibit G -Email to Broderick with SHpO's Taylor St. boy comments Appeal to the Hearing Examiner Per Table 2 of Subsection 20.01.040 PTMC, Type l-A permits are afforded an administrative appeal bv the applicant onlv to the City's hearing examiner; provided, that a written appeal in conformance with Chapter 1.14 PTMC is filed within 14 calendar days after the notice of the CP 5 250 Madison street, suite 3 | Port Townsend, wA 98368 | 350.379.5095 | www.cityofpt.us I $urfort@' lOwnsen0 DEVELOPMENT SERVICEs decision. The date on which a decision is deemed issued is 3 days after a written decision is mailed by the City. The administrative appeal period ends Marcn&nOZt' All other parties who wish to appealType l-A permit decisions must file such with Superior Court under the proceedings of the Land Use Petition Act (LUPA), Chapter 36.70.C RCW. 7