Historic Preservation Commission Agenda Page 1January 17, 2019

NOTICE OF MEETING OF THEHISTORIC PRESERVATION COMMISSION

OF BUDA, TX

7:00 PM - Thursday, January 17, 2019Council Chamber Room 1097

405 E Loop Street, Building 100Buda, TX 78610

This notice is posted pursuant to the Texas Open Meetings Act. Notice is hereby given that a Regular HistoricPreservation Commission Meeting of the City of Buda, TX, will be held at which time the following subjects will bediscussed and may be acted upon.

A. CALL TO ORDER

B. PLEDGE OF ALLEGIANCE TO THE FLAGS OF THE UNITED STATES AND TEXAS

C. ROLL CALL

Chair Belinda EllisVice-Chair Terry CummingsCommissioner Carman Deleon-WisselCommissioner Andrew MinterCommissioner Cheryl Peterson Commissioner John David SanfordCommissioner Michael Springer

D. PUBLIC COMMENTS At this time, comments will be taken from the audience on non-agenda related topics for a length of time not toexceed three minutes per person. To address the Historic Preservation Commission (HPC), please submit aCitizen’s Comment form to the Staff Liaison prior to the start of the meeting. No action may be taken by theHPC during Public Comments.

E. CONSENT AGENDA

E.1. Approval of the regular Historic Preservation Commission meeting minutes dated November 15, 2018.

HPC Minutes from 11.15.18.pdf

F. REGULAR AGENDA

F.1. Deliberation and possible action in regards to an application for a Certificate of Appropriateness fornewly constructed side addition to historic structure and placement of accessory structure on site withnew decking at 569 Main Street, Buda TX AKA "Little House on Main" by Lillie A. Alcala

January Staff Report- 569 Main Street.pdf 1

Historic Preservation Commission Agenda Page 2January 17, 2019

F.2. Special workshop to identify Historic Preservation Commission mission, goals & activities for the year.

G. STAFF REPORTS

Update on the re-use of Old City Hall, Library and Annex;Buda Back in the Day Program;Update on the Old African American Baptist Church, San Marcos.

H. COMMISSION REQUESTS FOR FUTURE AGENDA ITEMS

I. ADJOURNMENT Requests for accommodations must be made 48 hours prior to the meeting. Please contact City Hall at (512)312-0084, or FAX (512) 312-1889 for information or assistance.

I, the undersigned authority, do hereby certify that the above Notice of Meeting of the Historic PreservationCommission of the City of Buda, was posted on the bulletin board in front of Buda City Hall, which is readilyaccessible to the public at all times, by 5:00 pm on January 14th, 2019.

/s/ ____________________________Kimberly B. CollinsCity Planner II/Board Liaison

Meetings scheduled in the Council Chambers are set up to publicly broadcast meetings. You may be audio and video recorded while in this facility.Meetings scheduled in other City Facilities are set up to publicly audio record meetings. You may be audio recorded in the other City Facilities.

In accordance with Article III, Section 3.10, of the Official Code of the City of Buda, the minutes of this meeting consist of the preceding MinuteRecord and the Supplemental Minute Record. Details on meetings may be obtained from the Board Liaison, or video of the entire meeting may bedownloaded from the website. (Portions of the Supplemental Minute Record video tape recording may be distorted due to equipment malfunctionor other uncontrollable factors.)

Attendance by Other Elected or Appointed Officials: It is anticipated that members of other governmental bodies, and/or city boards,commissions and/or committees may attend the meeting in numbers that may constitute a quorum of the body, board, commission and/orcommittee. Notice is hereby given that the meeting, to the extent required by law, is also noticed as a possible meeting of the other body, board,commission and/or committee, whose members may be in attendance, if such numbers constitute a quorum. The members of the boards,commissions and/or committees may be permitted to participate in discussions on the same items listed on the agenda, which occur at themeeting, but no action will be taken by such in attendance unless such item and action is specifically provided for on an agenda for that body,board, commission or committee subject to the Texas Open Meetings Act.

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CITY OF BUDA

HISTORIC PRESERVATION COMMISSION

REGULAR MEETING MINUTES

NOVEMBER 15, 2018 7:00 P.M.

A. CALL TO ORDER

Chairperson Ellis called the regular meeting of the Historic Preservation Commission to order

at 7:00 p.m.

B. PLEDGE OF ALLEGIANCE TO THE FLAGS OF THE UNITED STATES AND

TEXAS

PLEDGE OF ALLEGIANCE TO THE UNITED STATES OF AMERICA FLAG: I pledge allegiance

to the flag of the United States of America, and to the republic for which it stands, one nation

under God, indivisible, with liberty and justice for all.

PLEDGE OF ALLEGIANCE TO THE TEXAS FLAG: Honor the Texas flag; I pledge allegiance

to thee, Texas, one state under God, one and indivisible.

ROLL CALL

Commissioner Andrew Minter Absent

Vice-Chair Terry Cummings Present Commissioner Cheryl Peterson Present Commissioner John David Sanford Absent

Commissioner Carman Deleon-Wissel Present Chair Belinda Ellis Present Commissioner Michael Springer Absent

C. PUBLIC COMMENTS

At this time, comments will be taken from the audience on non-agenda related topics, for a

length of time not to exceed three minutes per person. To address the Historic Preservation

Commission, please submit a Citizen’s Comment Form to the Staff Liaison prior to the start

of the meeting. No action may be taken by the Historic Preservation Commission during

Public Comments

No public comments were made.

D. CONSENT AGENDA

D.1. Approval of the regular Historic Preservation Commission meeting minutes dated

October 11, 2018.

Commissioner Cummings made a motion to accept the minutes, and

Commissioner Deleon-Wissel seconded. The motion was approved 4-0.

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E. REGULAR AGENDA ITEMS

E.1. Deliberation and possible action in regard to an application for a Certificate of

Appropriateness for newly constructed side addition to historic structure and placement

of accessory structure on site at 569 Main Street, Buda TX AKA "Little House on Main"

by Lillie A. Alcala

Commissioner Cummings made a motion to table the Certificate of Appropriateness

application until January 2019 and directed Staff to work with the applicant on

compliance on the recommendations as possible including the accessory structure

possibly adding windows to the front of the main structure and bringing the project

back to the Commission at the January meeting.

The motion was seconded by Chair Ellis and carried 4-0.

F. STAFF REPORTS The Historic Preservation Commission may discuss any of the items under Staff Reports, but no formal action will be taken.

F.1. COAs are now applied for on MyPermitNow.org

F.2. Please turn in copies of Open Meetings Training Certificates.

G. COMMISSION REQUESTS FOR FUTURE AGENDA ITEMS

No deliberation or discussion may take place by the Commission during this agenda item.

There were no requests made.

H. ADJOURNMENT

Commissioner Deleon-Wissel made a motion to adjourn the meeting and it was seconded

by Commissioner Peterson. After a unanimous vote in favor of the motion, and having no

further business to consider, Chair Ellis adjourned the meeting at 7:33 p.m.

ATTEST:

_____________________

Chair

Historic Preservation Commission

ATTEST:

________________________

Recording Secretary

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Historic Preservation Commission Agenda Item Report

November 15, 2018

Contact – Kimberly Collins, Planner II 512-312-1044 /kcollins@ci.buda.tx.us

SUBJECT: Deliberation and possible action in regard to an application for a Certificate of

Appropriateness for newly constructed side addition to historic structure and placement of

accessory structure on site at 569 Main Street, Buda TX AKA "Little House on Main".

1. BACKGROUND/HISTORY

This is the regular agenda item (action item) for a Certificate of Appropriateness (COA) application for newly constructed side addition to historic structure and placement of accessory structure and construction of accessory structure decking on site at 569 Main Street, Buda TX AKA "Little House on Main" by Lillie A. Alcala. With the exception of the proposed accessory structure decking, all construction has been completed prior to COA application and/or approval. This property is located in the Form District 4H District and is within the Historic District Overlay. The City of Buda Unified Development Code requires that work in the Historic District Overlay and Form District 4H which requires a site plan and/or building permit shall have COA approval prior to issuance of the permits. The applicant has not yet formally applied for any building permits.

View of Property from across Main Street

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This COA application aims to bring the projects into compliance with the City of Buda (COB) Historic District Guidelines, US Secretary of Interior Standards for Preservation & City of Buda Unified Development Code (UDC). Ms. Alcala submitted an application on October 29, 2018. A previous COA was issued in February of 2018 for a monument sign with the condition that existing sign would be removed and address added to the sign. In 2014 Ms. Alcala applied for and received a BIG grant from Buda EDC for parking lot improvements that consisted of the construction of 5 parking spots and 24’ driveway entrance of milled asphalt and screening and perimeter landscaping. No COA was found for these improvements in 2014. Excerpts from the US Secretary of Interior Standards for Preservation, COB Design Guidelines and COB UDC relevant to rehabilitation and restoration of new construction in the historic district have been included for ease of reference. Any historical information comes from the National Register of Historic Places listing for Downtown Buda Historic District as well as Buda’s Historic Resources Survey.

2. CURRENT STATUS New Addition

The applicant constructed a new side addition with proposed sliding barn door (see application) and placed a new accessory structure on site to store merchandise on the property circa September of 2018. The exterior addition material is comprised of horizontal wooden slats ranging from 1-2” in width. The new addition abuts and encloses the western exterior wall; aka the Cedar Street side of the property and adds approximately 100 square feet to the existing 905 square foot building. Staff does not find that the new addition complies with COB historic district guidelines, COB UDC or US Secretary of Interior Standards because the new addition is not complimentary is size, site, massing, proportion, form or materials.

Size, Scale, Massing, Proportion: Residential building forms in Buda’s historic districts vary significantly in terms of their size, roof form, architectural style, and historic context. Additions must be carefully sited and designed so as not to overwhelm or obscure the form and proportions of the historic structure and to maintain the integrity of the surrounding block context. All new additions, including porches or balconies, to historic residential facades should be subordinate to the historic principal façade in terms of their scale and mass. This is usually accomplished via setbacks and siting primarily as well as form and mass. The current design is not currently setback from the principle façade, and is almost 2/3 the width of the historic primary façade. This design almost doubles the proportionate width or street frontage of the façade.

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Windows, Doors, Patterns & Proportions: The design does not maintain the rhythm or pattern of “fills & voids” created by the overall historic fenestration (window) and door pattern. There are no voids (windows or doors) in the new addition viewable as part of primary façade, therefore it also does not align with the individual historic window and door proportions. Ideally, the goal would be to minimize visual impact of any new additions. Additions to historic structures should be sited at the side (with a setback) or rear of the building whenever possible to minimize views of the addition from the public right of-way. Additions to the front of a building are inappropriate. Materials The materials are not complementary to the historic structure’s existing exterior material. The narrow, varying horizontal widths introduce lines, elements of horizontality, and material not present in the original historic symmetrical design. This contemporary wooden design detracts; attracting attention away from the existing historic structure. The individual wooden materials and their application do not harmonize with the proportionality or existing materials of the overall design whole.

Accessory Structure Design

Examples of Appropriate New Additions to Historic Structures (Note Setback & Site to Side/Rear)

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The new proposed accessory structure is located at the southeast of the property—in the rear behind the historic house structure and just off the parking lot (see application for site plan). Its primary facade will face Cedar Street. The current design is traditional & quasi-vernacular; with a corrugated metal roof, beige hardi-plank exterior, with cedar plank shutters flanking two, 6/6 single-hung windows. The accessory structure is approximately 210 square feet and the applicant is proposing adding a front porch similar in design to the porch in front of the airstream on the property. The airstream does not count as an accessory structure because it is not permanently installed on the site (IE: on wheels). The accessory structure does not currently meet all criteria for accessory structures in the F4H zoning district because it does not currently comply with the exterior building material and related design requirements for the main structure. An additional parking space may be required on site due to the addition of the accessory structure and additional overall square footage added. See submitted application for accessory structure design.

Exterior Materials Should Match

Accessory building dimensions for F4H are below.

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3. ACTION OPTIONS/RECOMMENDATION

Why Do We Preserve?

We strive to preserve Buda’s historic buildings and neighborhoods for many reasons. We recognize and celebrate the cultural, aesthetic, environmental and economic value historic preservation brings to Buda. It is by definition sustainable and is a proven economic development tool. No example in this country of successful city revitalization has occurred without preservation as a component.

• Preserving our built environment helps tell the story of Buda’s long and evolving history. Taking care of our older buildings and neighborhoods provides a sense of belonging, a collective memory, and a sense of pride in our past. Preservation is about understanding that historic buildings are limited resources and we must be careful to preserve those that tell our many and varied stories. This includes not just major historic sites but neighborhood scale buildings; houses, schools and parks, streets lined with bungalows. small-scale commercial buildings, vernacular houses, gas stations, as well as downtown landmarks.

• Preservation helps build strong neighborhoods by protecting their character. Preservation programs foster community pride, appreciation of history, learning, creativity, and a sense of place, thus making historic neighborhoods desirable places to live and work.

• Preservation is good for the economy. Reinvesting in our historic buildings and neighborhoods helps to stabilize our property values and community, and promotes tourism and economic development. Historic preservation is more labor intensive than new construction and generally utilizes more local materials. Every time a building is rehabilitated or reused, specialized trades and skilled laborers are employed. This creates jobs and puts more money into our local economy.

• Additionally, historic preservation contributes to the tourism industry in our city. Studies have shown that the heritage visitor stays longer and spends more than any other category of visitor. These people are looking for the jewels that locals cherish...often it's our historic buildings and neighborhoods that provide that sense of place and community that attracts visitors, while contributing to the quality of life for local citizens. As historic economist Donovan Rypkema says, “Place is not a synonym for location. Place is a location that has been claimed by feelings.” For that and many other reasons, historic preservation is good for the local economy.

• Preservation helps protect the environment. Reusing and adapting historic buildings and neighborhoods reduces our consumption of raw land, new materials, and other resources. Rehabilitating existing buildings and maintaining existing materials are sustainable solutions and are most often more cost effective over the life of the building than replacement or new construction. Fortunately, the green movement recognizes that the greenest building ever built is the one that already exists! Stewardship of the built environment is sustainability as well as preservation.

We want our neighborhoods and commercial districts to continue to tell the story of Buda’s history to those who come after us. This can best be done by preserving the condition of our historic resources and giving them new life and new purpose by making them our homes and places of business. The Historic Design Guidelines are intended to serve the community as we work together to preserve Buda’s historic resources to provide a quality environment for

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future generations. Preservation is not about longing for the past or resisting progress. It’s about building on the past toward the future.

In accordance with the following guidelines from:

Secretary of Interior Standards for Historic Preservation:

• A new addition that will abut the historic building along an entire elevation or wrap around a side and rear elevation, will likely integrate the historic and the new interiors, and thus result in a high degree of loss of form and exterior walls, as well as significant alteration of interior spaces and features, and will not meet the Standards.

• The new work shall be differentiated from the old and shall be compatible with the massing, size, scale, and architectural features to protect the historic integrity of the property and its environment. Such additions should be as inconspicuous as possible from the public view.

• A new addition should always be subordinate to the historic building; it should not compete in size, scale or design with the historic building.

• An addition that bears no relationship to the proportions and massing of the historic building—in other words, one that overpowers the historic form and changes the scale—will usually compromise the historic character as well.

• Generally, constructing the new addition on a secondary side or rear elevation—in addition to material preservation—will also preserve the historic character. Not only will the addition be less visible, but because a secondary elevation is usually simpler and less distinctive, the addition will have less of a physical and visual impact on the historic building. Such placement will help to preserve the building's historic form and relationship to its site and setting.

• Use building materials in the same color range or value as those of the historic building. The materials need not be the same as those on the historic building, but they should be harmonious; they should not be so different that they stand out or distract from the historic building.

• Base the size, rhythm and alignment of the new addition’s window and door openings on those of the historic building.

• Respect the architectural expression of the historic building type. For example, an addition to an residential building should maintain the architectural character associated with this building type rather than using details and elements typical of commercial or institutional or other building types.

Buda UDC Definition: An Accessory Structure within a residential district, is a subordinate structure used for the purpose customarily incidental to the main structure, such as a private garage for automobile storage, carport, RV-port, tool house, greenhouse as a hobby, home workshop, children's playhouse, storage house, gazebo, pool, deck, patio, or garden shelter. In a nonresidential district, a subordinate building incidental to the main structure. ▪ Accessory Structures two hundred (200) square feet and larger must comply with

the exterior building material and related design requirements for a main structure, except in the Agricultural (AG) District.

▪ Accessory Structures are prohibited within easements. 10

▪ In no case shall an Accessory Structure exceed the height of the main structure ▪ If classified as Accessory dwelling must have 1 parking space per unit.

Staff recommends a continued tabling of the application for Certificate of Appropriateness till the February 2019 HPC Meeting. Staff recommends the applicant meet & work with Texas Historical Commission’s Texas Main Street program designers on January 22nd with staff to propose an alternative design which meets COB Historic District Guidelines and US Secretary of Interior Standards for Historic Preservation and follows the requirements of the City of Buda Unified Development Code.

The Commission may, at its discretion, consider the following actions:

• Approval

• Conditional Approval

• Denial

• Table Pending Alternative Design Proposal or Additional Information

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