City of Milwaukee - File #: 110373

• File #: 110373
• Version: 0
• Type: Resolution
• Status: Passed
• File created: 7/5/2011
• In control: HISTORIC PRESERVATION COMMISSION
• Final action: 11/7/2011
• Title: Resolution relating to a Certificate of Appropriateness for construction of two additions at 2134 N. Terrace Avenue for Michael and Cathy White.
• Sponsors: THE CHAIR
• Indexes: HISTORIC PRESERVATION, HISTORIC PRESERVATION COMMISSION

Date	Ver.	Action By	Action	Result	Tally
11/7/2011	0	HISTORIC PRESERVATION COMMISSION	ADOPTED; Minutes note: Mr. Jakubovich gave a PowerPoint presentation and an overview on the proposed addition. A one story brick addition is being proposed for the southeast corner and rear of this Mediterranean Villa style home. It will serve to add additional interior living space. This design is a substitute for an earlier plan submitted to HPC in July of this year that featured additions on all four sides of the house. The style of the new addition blends wells with the original Mediterranean character of the building. A predominant feature in the addition includes a Mediterranean style chimney, which is a feature of this kind of home. Windows and doors are in proportion to the existing ones found on the building. In terms of details, the gutters would be copper and the shed roof over the doors on the south elevation would be finished with terra cotta tiles to match the original, main roof of the house. Windows should be made of made of wood on the exterior to replicate the original windows on the house. The new proposal is a considerable reduction. The new plans do not meet zoning codes for the south and east setbacks; however, these issues are not for the commission to consider. There are letters in support and in opposition. Since July, the homeowners have removed the paint and restored the original color of the exterior brink. On behalf of HPC staff, Mr. Jakubovich recommended approval for a Certificate of Appropriateness. Individuals appearing to testify in support: Greg Uhen, Eppstein Uhen Architects Michael White, property owner Atty. Bruce Block, Reinhart Boerner Van Deuren Attorneys at Law Mr. Uhen distributed drawing packets and a support letter to the commission. Mr. Bryant said that the new fence depicted in Mr. Uhen's drawings should not be considered at this time. Mr. Bryant asked if HPC staff approves the building material. Mr. Jakubovich replied that the building material will be mortar with cream brick and the windows replacements be made of wood. Mr. Uhen said that the windows can be replaced. Individual appearing to testify in opposition: Donna Neal, Historic Water Tower Neighborhood (HWTN), 2624 E. Belleview Pl., Milwaukee, WI 53211 Ms. Neal, on behalf of HWTN, testified in opposition to the following: the removal of the garage, historic guidelines being violated, the addition being visible and not sympathetic to elevation, and the setbacks altering the landscape. She added that the addition would threaten the historic designation status and set a precedent for similar projects in the area. Ald. Nik Kovac, aldermanic district three, appeared at the table with no position on the matter. He left it to the commission to make a decision but wanted for the commission to consider the setback issues and HWTN's position. Ms. Pieper Eisenbrown asked if HPC staff had any guidelines to keep track of such a project in a district, the consideration of a district as a whole, and the precedent that such a project like this one would create. Mr. Jakubovich replied that that staff does not have any guidelines. He added that the home is challenged with being a corner home and being visible to two streets. However, the addition has been considerably reduced and will be done at the rear of the home, which is preferable. The addition can set a precedent that can open the door for more significant alterations in the district. Mr. Bryant said for the commission to consider and evaluate only the facts and merits pertaining to the historical appropriateness of the addition. If approved, this project would not necessarily set a precedent as each project stands on its own merit. The commission considers each project case by case. The North Point Historic District will not be delisted. There are other bodies to consider the setbacks and variance issues. Mr. Bryant added that the immediate neighbors to the house are in support. Mr. Williams said that the massing, design, and materials of the addition are appropriate to the structure. He added that variance is a separate issue to be considered by the Board of Zoning Appeals. Mr. Williams moved approval for the following: a Certificate of Appropriateness for construction of an addition at the rear southeast corner of the house located at 2134 N. Terrace Ave. for Michael and Cathy White; HPC staff to have the authority to approve the subsequent fence addition, provided that it is in compliance with the plans that staff has received; and the replacement of current windows with wood windows that comply with staff's recommendations in the event that the home owners choose to replace the windows. Approval for a Certificate of Appropriateness is based upon the following supporting evidence: the addition further supports and refines the architecture of the existing building; materials are consistent with the historical materials used in the original construction; the owner and architectural team have demonstrated a commitment to protect the historical integrity and to improve the value and character of the building; the one story addition is sensitive and appropriate to the massing; and the project is sensitive to the adjoining neighbor. Seconded by Mr. Jarosz . There were no objections. Mr. White said that he would like to replace the windows.	Pass	5:0
7/25/2011	0	HISTORIC PRESERVATION COMMISSION	HELD IN COMMITTEE; Minutes note: Mr. Jakubovich gave a PowerPoint presentation (Exhibit 1) and spoke about the two proposed additions to the house at 2134 N. Terrace Ave. One addition is for the southeast corner facing Back Bay Ct. and the other is a garage addition to the northwest corner facing Terrace Ave. After conversations with the historic preservation office from the State, Mr. Jakubovich said that the addition plans would entail alteration to all four sides of building. This would result in the building to become a non-contributing structure, which would cause the State to consider removing historic designation status from the historic district. Also, approval of this type of plan may cause a precedent for other types of similar plans in the district, which may adversely affect the historic status of the district. Ms. Hatala mentioned that there was an opposition letter from the Historic Water Tower Neighborhood Association that was distributed to the commissioners. (Exhibit 2) Also distributed to the commission was s. 320-21-12 of the Milwaukee Code of Ordinances. (Exhibit 3) Individuals appearing in support: Michael H. White, property owner, 1150 W. Bradley Rd., River Hills, WI 53217 Greg Uhen, architect, 2775 W. Bradley Rd., River Hills, WI 53217 Mr. White said some plumbing, HVAC, and kitchen renovations had already occurred. However, the house was not functional and livable absent the two proposed additions, which would satisfy the need for a family room and eating area removed from the kitchen. Mr. Uhen said that some suggested modifications of the Historic Preservation Commission Office were taken. He stated that both he and the applicant were not aware of the historic status issue until last Thursday, and they were not prepared to address this issue as of yet. He also said that the applicant was not pursuing any historic tax credits from the state or federal level. Individuals appearing in opposition: Ald. Nik Kovac, aldermanic district 3 Dawn McCarthy, Historic Water Tower Neighborhood Association Ald. Kovac said that he cannot support due to the neighborhood being in jeopardy of losing its historic status and national register if the house became a non-contributing building. Ms. McCarthy objected based upon a new precedent rendering the guidelines for the local district irrelevant from approving such additions. Also, she opposed based upon the applicants not seeking historic tax credits and applying for a variance, which would exceed local district guidelines. Mr. Jakubovich stated that the principle problem was that the alterations are visible to both Terrace Ave. and Back Bay Ct.; however, a possible and acceptable plan could be achieved if alterations occurred in the non-visible and rear portion of the building. Ms. Nemec and Mr. Jarosz asked the applicant if he wanted to hold the application for the possibility of the applicant to work with the Historic Preservation Commission office to make modifications that would make the plans acceptable. Mr. Uhen and Mr. White agreed. Mr. Jarosz moved to hold in committee the certificate of appropriateness for construction of two additions at 2134 N. Terrace Avenue for Michael and Cathy White. Seconded by Ms. Balon. There were no objections.	Pass	4:0
7/5/2011	0	COMMON COUNCIL	ASSIGNED TO

Number

110373

Version

ORIGINAL

Reference

Sponsor

THE CHAIR

Title

Resolution relating to a Certificate of Appropriateness for construction of two additions at 2134 N. Terrace Avenue for Michael and Cathy White.

Requestor

Drafter

CC-CC

dkf

7/5/11