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HomeMy WebLinkAbout06112020 Historic Preservation PacketSeward Historic Preservation Commission Agenda Packet Photo Credit: Christy Jordan Regular Meeting Thursday, June 11, 2020 City Council Chambers 6:00 p.m. TEMPORARY PROCESS FOR CITIZEN COMMENTS AT JUNE 11, 2020 SEWARD HISTORIC PRESERVATION MEETING The Seward Historic Preservation Commission will hold a Virtual Regular Meeting on Thursday, June 11, 2020. Because the City of Seward is currently experiencing a declared public health emergency due to Coronavirus Disease 2019 (COVID-19), alternate methods for providing Citizen Comments have been created: How To Virtually Attend The Meeting 1. The meeting will be Live Streamed on the city's YouTube page. Log onto YouTube and type "City of Seward Alaska" into the search bar. 2. Listen on the radio. Tune to KIBH-FM 91.7 3. Watch on television. Tune into GCI Cable Channel 9. How To Submit Your CITIZEN COMMENTS 1. Email your WRITTEN comments to jstallard@cityofseward.net no later than 2:00 p.m. on Thursday, June 11, 2020. • Identify whether you want your comments READ ALOUD at the meeting or EMAILED to the commission upon receipt. In response to your email, you should expect to receive a verification email from the clerk confirming the method of delivery — if you do not receive this email, please call the clerk at 224-4046. • Comments requested to be read aloud will be delivered verbally to the commission by the clerk at the appropriate time during the meeting. 2. If you wish to be called on the telephone during the meeting to provide your comments TELEPHONICALLY, send an email request to the City Clerk along with your contact information to jstallard@cityofseward.net, including your full name and the telephone number you wish to have called. • The clerk must receive your request no later than 2:00 p.m. on Thursday, June 11, 2020. • Identify whether you wish to be called during the FIRST or SECOND citizen comment period. • If you wish to be contacted for the first Citizen Comment period, please be prepared to answer your phone starting at 6:00 p.m. • If you wish to be contacted for the second Citizen Comment period, there is no estimate of time to expect the call. In response to your email, you should expect to receive a verification email from the clerk — if you do not receive this email, please call the clerk at 224-4046. • All Citizen Comments will be timed and limited to three minutes (first period) or five minutes (second period). The telephone number will be called ONE time; if there is no answer, the clerk will move on to the next citizen. 3. If you wish to appear in person to deliver your comments IN PERSON, email your request to jstallard@cityofseward.net no later than 2:00 p.m. on Thursday, June 11, 2020. • Include a phone number that the clerk can use to contact you that evening. • Identify whether you wish to be called during the FIRST or SECOND citizen comment period. • In response to your request, you will receive an email from the clerk with instructions on how to appear. The City of Seward, Alaska HISTORIC PRESERVATION COMMISSION REGULAR MEETING AGENDA June 11, 2020 6:00 p.m. Council Chambers Cheryl Seese 1. CALL TO ORDER Chair Term Expires May, 2022 2. PLEDGE OFALLEGIANCE Sue Ward 3. ROLL CALL Vice Chair Term Expires May, 2023 4. CITIZEN COMMENTS ON ANY SUBJECT EXCEPT THOSE Tanguy Libbrecht ITEMS SCHEDULED FOR PUBLIC HEARING [Those who have Commissioner signed in will be given the first opportunity to speak. Time is limited to 3 minutes Term Expires May, 2023 per speaker and 36 minutes total time for this agenda item.] Wolfgang Kurtz 5. APPROVAL OF AGENDA AND CONSENT AGENDA [Approval Commissioner of Consent Agenda passes all routine items indicated by asterisk (*). Consent Term Expires May, 2022 Agenda items are not considered separately unless a commission member so requests. In the event of such a request, the item is returned to the Regular Mary Ann Benoit Agenda] Commissioner Term Expires May, 2021 6. SPECIAL ORDERS, PRESENTATIONS AND REPORTS Fred Woelkers A. Proclamations and Awards — None Commissioner B. City Administration Report Term Expires May, 2021 C. Chair Report Sherry Furlong D. Jesse Lee Home Commissioner E. Fort Raymond Subdivision District Term Expires May, 2023 F. Certified Local Government Grant G. Seward Historic Inventory List H. Historic Overlay District I. Rockwell Kent J. Historic Preservation Facebook Page Scott Meszaros K. Other Reports and Announcements [Reports must be submitted to the City Manager city clerk no later than noon on the Tuesday preceding the Monday meeting for inclusion in the packet. Five (5) minutes speaking time will be allowed for each Valarie Kingsland report.] — None Library Museum L. Presentations [Presentations are limited to ten minutes each, excluding Director Q&A, and are limited to two per meeting unless increased by council.] — None Jessica Stallard Deputy City Clerk City of Seward, Alaska June 11, 2020 Historic Preservation Agenda Page I `a 7. PUBLIC HEARINGS —None 8. UNFINISHED BUSINESS A. Items Postponed from Previous Agenda 1. Discuss the Brown & Hawkins History Award. This topic was postponed from the March 12, 2020 meeting. 9. NEW BUSINESS A. Other New Business Items * 1. Approve the May 14, 2020 Regular Meeting Minutes..................................Pg. 4 2.Discuss the virtual National Alliance of Preservation Commissions Forum..........Pg. 9 3. Discuss and decide the needed committees for the Historic Preservation Commission, and set the priorities for the grant..........................................................Pg. 13 4.Discuss an Evening of History at Brown and Hawkins. (Seese)..........................Pg. 14 5.Discuss the Jesse Lee Home. (Seese).......................................................Pg. 15 6.Discuss Hoben Park beautification. (Benoit)..............................................Pg. 69 7.Discuss the Historic Preservation Facebook Page. (Benoit) ............................Pg. 70 10. INFORMATIONAL ITEMS AND REPORTS [No Action Required] A. The True Value of Historic Preservation.................................................Pg. 78 B.Saving Vintage and Historic Signs.........................................................Pg. 80 It. CITIZEN COMMENTS [There is no sign in for this comment period. Time is limited to five (5) minutes per speaker.] 12. COMMISSION AND ADMINISTRATION COMMENTS & RESPONSE TO CITIZEN COMMENTS 13. ADJOURNMENT City of Seward, Alaska June 11, 2020 Historic Preservation Agenda Page 2 3 City of Seward, Alaska Historic Preservation Commission Minutes May 14, 2020 Volume, Page CALL TO ORDER The May 14, 2020 regular meeting of the Historic Preservation Commission was called to order at 6:07 p.m. by Chair Cheryl Seese. OPENING CEREMONY Chair Cheryl Seese led the Pledge of Allegiance to the flag. ROLL CALL There were present: Cheryl Seese presiding, and Sue Ward Wolfgang Kurtz (telephonically) Tanguy Libbrecht (telephonically) comprising a quorum of the Commission; and Iris Darling (telephonically) Mary Ann Benoit (telephonically) Fred Weelkefs Valarie Kingsland, Library Museum Director (telephonically) Jessica Stallard, Deputy City Clerk Excused — None Absent — Woelkers Vacancy — None CITIZEN COMMENTS ON ANY SUBJECT EXCEPT THOSE ITEMS SCHEDULED FOR PUBLIC HEARING — None APPROVAL OF AGENDA AND CONSENT AGENDA Motion (Ward/Darling) Motion Passed These items were approved on the consent agenda: Approval of Agenda and Consent Agenda Unanimous Approval of the National Historic Preservation Month Proclamation. Approval of the March 12, 2020 Regular Meeting Minutes. SPECIAL ORDERS, PRESENTATIONS, AND REPORTS Proclamations and Awards — None City of Seward, Alaska Historic Preservation Commission Minutes May 14, 2020 Volume, Page City Administration Report — None Chair Report. Seese said she would be glad when we were past the confinements of the COVID-19 pandemic. Jesse Lee Home — Seese said she had been informed by the city manager that R & M Engineers would be presenting a report to council on the Jesse Lee Home in June. She recommended that any interested parties attend the council meeting. Fort Raymond Subdivision District — None Certified Local Government (C.L.G.) Grant — None Seward Historic Inventory List. Seese found a Historic Inventory List that had been updated in August 2019. Historic Overlay District. Ward said the editing of the guidelines was temporarily delayed due to the COVID-19 pandemic. She spoke to Building Inspector Stefan Nilsson, who supported the Historic Overlay District. Ward was researching grants to develop a grant library and a yearly schedule of grants to assist owners of buildings in the Historic District. Rockwell Kent. Ward said Jeff and Michelle Cobble set up an "Alaska Area" in one of their shops. Doug Capra was willing to present a series of lectures on Rockwell Kent. Seese volunteered to work with Capra and the Cobbles on the Rockwell Kent Centennial. In response to Seese, Library Museum Director Valarie Kingsland said the Seward Community Library and Museum was gradually reopening with the appropriate guidelines in place, and their meeting rooms were currently not available for public use. The staff was working on a Rockwell Kent display for the library and museum. In response to Seese, Kingland said she was uncertain when the library and museum's meeting spaces would reopen but she would keep the public informed of any changes. Other Reports, Announcements and Presentations — None PUBLIC HEARINGS — None UNFINISHED BUSINESS — None Other New Business Discuss having an Open House in May 2020. The commission added "Discuss the Rockwell Kent Centennial" to the June 11, 2020 meeting. City of Seward, Alaska Historic Preservation Commission Minutes May 14, 2020 Volume, Page Motion (Libbrecht/Ward) Move the May 2020 Open House to mid - June 2020 at Brown and Hawkins. Motion Passed Unanimous Review, revise, and update online Seward Historic Preservation information. In response to Ward, the clerk said she was in charge of updating the commission's page on the city website but input was always welcome. Plan for Hoben Park beautification. Benoit had spoken with Professional Forester Mitch Michaud, who said moving historic lilac trees would likely be successful. It was important to prune the trees in August and September of each year and to wait until the spring to dig up any trees. Michaud also suggested collecting sprout from the historic tree with the land owner's permission. Benoit volunteered to contact the Rotary Club for assistance with pruning the historic lilac trees. In response to Ward, Benoit said she would speak to Parks and Recreation Director Tyler Florence about the original Hoben Park fence. In response to Darling, Seese said Florence was researching the possibility of Parks and Recreation watering the plants at Hoben Park. Kingsland said the Hoben Park beautification project had originated through a Certified Local Government (CLG) grant and maintenance of Hoben Park was not included in the grant. Motion (Ward/Darling) Direct Seese to spend no more than $150 on Hoben Park. Motion Passed Unanimous Extend the deadline for the 2020 Seward Historic Preservation Award nominations. Motion (Libbrecht/Ward) Motion Passed Motion (Ward/Darling) Post the public notice for the Historic Preservation Award nominations in December of each year. Unanimous Extend the deadline for the Historic Preservation Award nominations to June 15, 2020. City of Seward, Alaska Historic Preservation Commission Minutes May 14, 2020 Volume, Page In response to Seese, Kingsland said the commission would decide on the recipients of the Historic Preservation Award and approve the resolution at a July meeting. The resolution would be used to create a proclamation to be presented to the award recipients by City Council. Motion Passed Unanimous Establish committees for Historic Overlay District and working on grants. Motion to Postpone (Seese/Darling) Motion Withdrawn Motion (Seese/Darling) Motion Passed Postpone "Establish committees for Historic Overlay District and working on grants" to the June 11, 2020 meeting. Add "Discuss and decide the needed committees for the Historic Preservation Commission" to the June 11, 2020 agenda. Unanimous Discuss working with Kenai Mountains — Turnagain Arm National Heritage Area on grants. The Kenai Mountains — Turnagain Arm National Heritage Area sent a grant request to the National Park Service for $750,000. Ward thanked her niece, Mariah, for volunteering to take photos of Seward's historic buildings to include in the grant submittal. Discuss 2020 Certified Local Government (CLG) Grant. Libbrecht thanked Jean Ayers, Judith Bittner, the clerk, administration, and the commissioners for their assistance with the grant. He had been notified by the state that the commission's grant application had been approved. In response to Seese, the clerk said an ad hoc committee consisting of the public and no more than three commissioners could be created to work on the CLG grant project. In response to Kingsland, Libbrecht said he had been informally notified by Bittner that the commission was being awarded the grant but an official email had not been received. Discuss Historic Preservation Facebook page. The commission added "Historic Preservation Facebook Page" as a standing report. City of Seward, Alaska Historic Preservation Commission Minutes May 14, 2020 Volume, Page Motion (Seese/Benoit) Accept Facebook procedure for creating and managing an official City of Seward Historic Preservation Facebook page. Motion Passed Unanimous INFORMATIONAL ITEMS AND REPORTS — None CITIZENS COMMENTS — None COMMISSION AND ADMINISTRATION COMMENTS & RESPONSE TO CITIZEN COMMENTS Benoit said she was inspired by Ward and Libbrecht's hard work and accomplishments. Ward thanked the commissioners and administration. Darling said she was resigning from the commission and this would be her last meeting. She had been honored to serve on the commission and she enjoyed working with all of the commissioners. She thanked Benoit for joining the commission. Seese thanked the commissioners, the clerk, and administration for their hard work. Kurtz thanked Woelkers for rejoining the commission. Kingsland thanked Darling for her service. She congratulated the commission on receiving the CLG grant. Any updates on the Seward Community Library and Museum would be available on the city website. ADJOURNMENT The meeting was adjourned at 8:10 p.m. Jessica Stallard Deputy City Clerk (City Seal) Cheryl Seese Chair 8 MEMORANDUM ,'4LASr�P Meeting Date: June 11, 2020 From: Jessica Stallard, Deputy City Clerk Agenda Item: Virtual National Alliance of Preservation Commissions Forum BACKGROUND & JUSTIFICATION: At the Historic Preservation Commission's March 12, 2020 meeting, the commission voted to send Chair Seese and Commissioner Kurtz to the 2020 National Preservation Institute Forum in Tacoma, WA using the commission's budget with a caveat to address any cancellations related to the COVID-19 pandemic. Due to the pandemic, the National Alliance of Preservation Commission cancelled the Forum 2020: Preservation Coast to Coast as an in -person conference and replaced it with a virtual conference with online trainings. The total cost of this virtual training is $100 per attendee, and the online training will be a week- long event that will begin in late July/early August. The commission currently has $1,500 available in their Education and Training budget. The registration for this online training begins on June 15, 2020, and more information on the online trainings will be provided later this month. RECOMMENDATION: Discuss commissioners' interest in attending this virtual conference. NATI NJAL L L I A N C E o PRESERVATIO C MMISSIONS e d u c a t i o n + a d vo c a c y + t ra i n i rl g ©" �i.at Us News Our Programs NAPC FORUM 2020 COAST TO CO Resources Membership Shop at AmazonSmile and Amazon will make a donation to: � GNAPC amazon s m i le s:A The National Alliance of Preservation Commissions has made the difficult decision to cancel FORUM 2020: Preservation Coast to Coast as an in -person conference that was set to be held July 22 to 26 in Tacoma, Washington. While some states may be resuming activities and loosening restrictions at the local level, we feel that an in -person national conference will neither be safe nor feasible by this July. We have also made the decision not to postpone the conference until this fall or even next year, because the unknown of when we may resume travel and large gatherings again is too great. So enough of the bad news. The good news is that in the absence of an in -person conference, NAPC intends to provide online training and education through an interactive platform that will draw upon many of the sessions and speakers we were planning for FORUM in Tacoma. We will also be highlighting the City of Tacoma through interactive virtual tours and experiences. We are grateful for the support of our local, state and national partners as we shift gears to enhancing our current content to an educational and exciting online at, experience. In the coming weeks we will be sharing more information about the program, but here are the details to date: ❑ Registration will be $100 and open June 15, 2020 ❑ All sessions and some virtual tours will be certified for AIA and AICP continuing education credits ❑ The online training experience will kick-off live in late July/early August for a weeklong event, with much of the content recorded for Later viewing ❑ The NAPC Commission Excellence Awards will still be awarded and presented! We look forward to providing the same quality content, connections, and hopefully fun, that FORUM always delivers while enjoying FORUM 2020: Preservation Coast to Coast — at Home with you this summer. Planning Partners -� ih 0 .... . . ... NAPCTacoma ```` JEPT OF ARCHAEOLOGY + HISTORIC PRESERVATION FOR HISTORIC TRUST NCSHPO YY FOR HISTORIC T PRESERVATION rraoma c d srIDa rf�mc areeawim cam, Past FORUMS 2018: Des Moines, IA FORUM 2018 Pictures 2016: Mobile, AL 2014: Philadelphia, PA 2012: Norfolk, VA 11 From: NAPC ED To: Jessica Stallard Subject: Re: National Alliance of Preservation Commissions Virtual Conference Date: Tuesday, May 19, 2020 10:42:01 AM External Email: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe. Hi Jessica, Thank you very much for your question! The $100 registration fee covers all online sessions. We hope to welcome even more members of the Seward Historic Preservation Commission to FORUM at Home. Please keep an eye out for more information on sessions and registration details in the coming weeks! Have a great rest of your week. Marie Snyder Program Assistant National Alliance of Preservation Commissions Po Box 1011 Virginia Beach, VA 23451 (757) 802-4141 On Tue, May 19, 2020 at 2:21 PM Jessica Stallard <istallard(�4cityofseward.net> wrote: Good Morning, Stephanie! I have a quick question about the week-long N.A.P.C. Virtual Conference kicking off in late July/early August. The N.A.P.C. website states that registration will be $100 per person and opens June 15, 2020. Does this price include all of the online sessions, or is there a separate cost for each of the online sessions throughout the week? If there is a separate cost for each of the online sessions, then can you please provide me with these costs and a brief description of each of these online sessions? Originally, the Seward Historic Preservation Commission was planning on sending two commissioners to the in -person forum in Tacoma, WA. Depending on the cost, I am hoping that we can give other commissioners the option to join the virtual conference, as well, at our next HP meeting. Any information you have on the virtual conference that I can include in the packet for this discussion would be greatly appreciated! Thank You! Sihu ei xj' J e4,� SfaiizwoL D&pv4tj 01_ y GLe irk., im Priorities & Committees for Grant Work June 11, 2020 For the best use of energy and accomplishment for the necessary work to be done on carrying out the Grant Commitments I suggest we create committees of 3 each. It may be that you are part of another committee too but as long as no committee or commissioner negates the Robert's Rule of no more than 3 to a committee we'll be okay. The box has 4 suggestions I have for our priorities. You may have more or think that these are inadequate. My hope is that we can get organized and get to work ASAP! Thanks. Submitted by Chair Seese 1) Identify and research Historic Places on our registry and/or on the National registry. Order the plaques. 2) Seasonal Work; place or sink posts this summer? 3) Continue Work on Seward Inventory List; to include beginning the next phase — 1943 + 50 years. Must be submitted annually along with Annual Report. 4) Brochure of Walking Tour. 13 Rockwell Kent An Evening of Rockwell Kent: The first one will be held at Brown & Hawkins 6/27/20 @ 4:00. Our speaker will be local author & historian Doug Capra. It is scheduled to last an hour. The next 2 evenings will the end of July followed by August 281h Founder's day or very near to it. Cost to advertise in the Journal: Approximately $90.00 Bold Title, 3 columns and 3" high. To place it online they would combine the charge and it would come to $150.00. He suggested a picture, but gave no cost for it. I would like to hang flyers around town announcing this. 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CF � do Poor Review of the Progress on the Jesse Lee Home Restoration " N! The Jesse Lee Home's cathedral is still intact but has some graffiti on its walls. (Casey Grove/Alaska Public Media photo) The enormous building is abandoned, guarded by a chain -link fence, and some say it looks like a big haunted house. It sits on a hill above Seward, covered in weathered beige stucco. There are no window panes, nor a fully functional roof. But Dorene Lorenz, who chairs the Friends of the Jesse Lee Home, says it's still worth saving. "It's a stout sturdy building, and it really is a testament to the engineering, the quality of the materials and the quality of the guys who built it," Lorenz said during a tour on a recent rainy day. The Jesse Lee Home was a refuge and school for hundreds of children from 1926 to 1964. Most were Alaska Native kids displaced from tuberculosis- and flu -ravaged villages. Famously, a 13-year-old Alutiiq boy named Benny Benson won a statewide contest to design Alaska's flag while living at the home. This became the first place ever to fly it. That's just one part of the rich history that the Friends of the Jesse Lee Home want to preserve. And past Legislatures have agreed. Lawmakers have appropriated roughly $7 million in grants to restore the building and plan a new school. There's been an architectural study, curriculum development and some structural reinforcement work. But after all that, there's still rainwater pouring into parts of the building and smashed asbestos tiles strewn around. "It's so complicated," Lorenz said. "And it's frustrating as all get -out, because if it was up to me, this building would be done by now." The project does seem complicated. The nonprofit needed to develop school curriculum to know'how certain rooms would be used before remodeling them, Lorenz said. She also blames Alaska's economic downturn, lean state budgets in recent years and unfair scrutiny from Governor Bill Walker's administration. 21 35 JESSE LEE HOME =AA, .IDLY 8, 2011 -Doyy,e— ScHNEiDER & AssocrA TEs PROJECT ,NUMBER 210105 01 Schneider & Associates Structural Engineers, Inc. July 8, 2011 Structural Condition Assessment Jesse Lee Home (Jewell Guard and Balto Buildings) Seward, Alaska UZ r qt M" i _ « _Y _ _ _ _ - 1 �! y 4 -h -} STRUCTURAL OBSERVATIONS (Photos are included as Appendix A) General Building and Site Description The site is located in the hillside above the bay in Seward, Alaska. The site is currently fenced off to prevent access due to the dangerous conditions that the structures are in. Located on the site are the Jewell Guard and Balto Buildings and connecting arcades. The buildings are two and three stories above basement and crawispace levels. The connecting arcades are single story enclosed corridors over a crawispace. Structural Svstems Descriptions 1. General: These buildings are wood framed using conventional methods at the time. Wood framed bearing walls at the exterior and interior support the loads imposed by gravity, such as self weight and snow. 2. Roof Framing: The roof framing for all the structures utilizes the ridge board, rafter, collar tie method to create the slopes, ridges and valleys of the roof planes. Ridge boards are typically 1x material supporting 2x rafter and collar tie framing. While this framing system was typical for the late 1800's to the early 1900's and has traditionally performed adequately, it is no longer considered a viable system to support loads, especially snow loads. Evidence in these structures was observed where splitting of the rafters, buckled collar ties, and excessive roof deflections have all occurred. 3. Floor Framing: The floor framing for all the structures consists of wood 1x decking on wood joists supported by wood bearing walls and wood beams. Spacing of the joists appeared to be consistently 16" on center. 4. Exterior and Interior Wall Framing: The exterior and interior wall framing consists of wood studs spaced at generally 16" on center. Typically at openings for windows and doors the header consisted of a small built up beam with diagonal stud braces. Diagonal wood bracing (blocking in the plane of the wall) was observed in many, but not all exterior walls. -----------5 Foundations -and -Floor -Slab: — The foundation system consists of cast -in -place concrete footings, basement walls and stem walls. In areas that the stem wall or basement wall had be cut or demolished at some point, small reinforcing bars could be seen (approximately #3 equivalent running horizontal). Interior posts are bearing on concrete pad footings. Page 2 37 Schneider & Associates Structural Engineer;-, Inc. July 8, 2011 Structural Condition Assessment Jesse Lee Home (Jewell Guard and Balto Buildings) Seward, Alaska m 9 Roof Framing -Old Since the roof over the old This roof cannot remain as the main Chapel Room chapel is an architectural structural roof, but it can remain as significant feature of the the ceiling system for this room. An building, this area should remain. architectural and structural solution It appears that this area of the will need to be investigated to keep roof has performed better than the existing in place while adding a expected and evident signs of new structure. distress and/or failure was not observed. 10 Walls — Gravity The existing 2x wood stud walls Provide infill stud framing where Support for the exterior and interior are existing studs are deteriorated, adequate to support the vertical damaged or excessively notched. loads to the structure, provided. Provide additional stud framing around the studs are not more than one openings (king and trimmer studs). story tall, not deteriorated or Where studs exceed one story in damaged, or significantly height, additional engineered wood studs would be required or other means to brace the wall. 11 Walls — Lateral The existing exterior 1x diagonal The exterior walls and selected interior Support board sheathing is inadequate to walls will need to be retrofitted with resist lateral loads and act as . a plywood sheathing, straps and shear wall (vertical resisting attached hold downs that will be element). The existing required by design. Exterior walls can construction does not have hold potentially be retrofitted from the downs that are necessary to inside so that the exterior finishes resist overturning (uplift) at the could remain, if desired. ends of shear walls. 12 Stairs - Interior The existing interior wood stairs All stairs should be demolished and are in varied structural condition. rebuilt to meet current code The stairs were not checked for requirements. Conventional wood current code compliance for framed stringers, treads, and landings required rise/run of treads. methods will be used. 13 Stairs - Exterior The existing exterior stairs are All exterior stairs should be demolished cast —in-place concrete. They are and rebuilt with cast -in -place concrete extremely deteriorated and in to meet current code requirements. some cases sloping due to settlement. The stairs were not checked for current code compliance for required rise/run of treads. Page 6 38 Schneider & Associates Structural Engineers, Inc. Structural Condition Assessment Jesse Lee Home (Jewell Guard and Balto Buildings) Seward, Alaska July 8, 2011 CONDITION/RECOMMENDATION TABLE BALTO BUILDING Location/Area Condition Recommendation 1 Foundation — Exterior While much of the concrete stem • Expose the exterior side of concrete walls are not visible to be evaluated, the concrete walls. basement/stem walls the areas that are indicate that the • Patch and fill cracks with an concrete has . deteriorated epoxy grout on both sides of substantially due to the continued the walls. exposure to the wet marine Apply a fiber reinforced environment and the freeze/thaw polymer (FRP) on both sides seasonal cycle. of the walls. • Waterproof exterior side • Provide foundation drainage system 2 Foundation - The exterior footings supporting the No retrofit anticipated Exterior Footings building are not visible to be evaluated. If the loads to the foundations are not changed, the footings are anticipated to perform as required. 3 Foundation - The interior footings supporting No retrofit anticipated Interior Footings wood posts and/or wood framed walls were not all visible to be evaluated. If the loads to the foundations are not changed, the footings are anticipated to perform as required. 4 First Floor Framing The existing concrete floor appeared • Clean underside surface of to be in adequate condition. concrete slab floor by sand However, the concrete does show blasting. signs of deterioration and due the . Patch and fill cracks with an extended time of exposure to the epoxy grout. marine environment, the condition of • Apply a fiber reinforced any existing reinforcing steel would polymer (FRP) on underside be speculative. of floor system to provide some tension capacity. If loading criteria changes to the floor structure from its current use, the floor would need to be evaluated to ensure it has the capacity to support code required live loads based on occupancy. i',Ay M*1 Schneider & Associates Structural Engineers, Inc. July 8, 2011 Structural Condition Assessment Jesse Lee Home (Jewell Guard and Balto Buildings) Seward, Alaska 5 0 Second Floor Framing Second Floor Framing 7 l Roof Framing 8 1 Walls —Gravity Support In general the floor joists are in adequate condition. During any potential construction, damaged joists should be replaced. If loading criteria changes to the floor structure from its current use, the floor would need to be evaluated to ensure it has the capacity to support code required live loads based on occupancy. The diagonal ix wood decking is not adequate. The decking does not behave as a horizontal diaphragm to transfer lateral loads, such as wind and seismic to the vertical resisting elements. The roof framing for the entire structure has areas of distress and failure. The roof framing method utilizing ridge board, rafters and collar ties, is a method that is no longer recognized as an acceptable framing method. The existing 2x wood stud walls for the exterior and interior are adequate to support the vertical loads to the structure, provided the studs are not more than one story tall, not deteriorated or damaged, or significantly Page 8 Provide 5/8" thick plywood sheathing over existing 1x decking. Screw sheathing to existing decking and framing. Repair/replace damaged, rotten or missing ix deckin . Since failure of the roof structure members was observed, the entire roof structure should be removed and replaced with a new conventional framing system such as prefabricated. trusses or ridge beam and joist system. Provide infill stud framing where existing studs are deteriorated, damaged or excessively notched. Provide additional stud framing around openings (king and trimmer studs). Where studs exceed one story in height, additional engineered wood studs would be required or other means to brace the wall. Chi; Schneider & Associates Structural Engineers, Inc. July 8, 2011 Structural Condition Assessment Jesse Lee Home (Jewell Guard and Salto Buildings) I Seward, Alaska li 9 Walls — Lateral The existing exterior 1x diagonal The exterior walls and selected Support board sheathing is inadequate to interior walls will need to be resist lateral loads and act as a retrofitted with plywood sheathing, shear wall (vertical resisting straps and attached hold downs element). The existing that will be required by design. construction does not have hold Exterior walls can potentially be downs that are necessary to resist retrofitted from the inside so that r ..t ...tying (uplift\ L the ends overturning i m iy �uNui �� a'� a is erivavi h_ L' � the exterior iir"iiSrles could remain, shear walls. if desired. 10 Stairs - Interior The existing interior wood stairs All stairs should be demolished and are in varied structural condition. rebuilt to meet current code The stairs were not checked for requirements. Conventional wood current code compliance for framed stringers, treads, and required rise/run of treads. landings methods will be used. 11 Stairs - Exterior The existing exterior stairs are cast All exterior stairs should be —in-place concrete. They are demolished and rebuilt with cast - extremely deteriorated and in some in -place concrete to meet current cases sloping due to settlement. code requirements. The stairs were not checked for current code compliance for required rise/run of treads. Page 9 ell Schneider & Associates Structural Engineers, Inc. July 8, 2011 Structural Condition Assessment Jesse Lee Hoene (Jewell Guard and Balto Buildings) Seward, Alaska CONDITION/RECOMMENDATION TABLE ARCADES Location/Area 1 Foundation — Exterior concrete basement/stem walls 2 3 Gi Foundation - Exterior Footings First Floor Framing Roof Framing Condition While much of the concrete stem walls are not visible to be evaluated, .the areas that are indicate that the concrete has deteriorated substantially due to the continued exposure to the wet marine environment and the freeze/thaw seasonal cycle. The exterior footings supporting the building are not visible to be evaluated. If the loads to the foundations are not changed, the footings are anticipated to perform as required. In general the floor joists are in adequate condition. During any potential construction, damaged joists should be replaced. If loading criteria changes to the floor structure from its current use, the floor would need to be evaluated to ensure it has the capacity to support code required live loads based on occupancy. The roof framing for the entire structure has areas of distress and failure. The roof framing method utilizing ridge board, rafters and collar ties, is a method that is no longer recognized as an acceptable framing method. Page 10 Recommendation • Expose the exterior side of the concrete walls. • Patch and fill cracks with an epoxy grout on both sides of the walls. • Apply a fiber reinforced polymer (FRP) on both sides of the walls. • Waterproof exterior side • Provide foundation drainage No retrofit anticipated Decking over wood joists will need to be replaced with plywood sheathing. Since failure of the roof structure members was observed in the main building structure, the entire roof structure should be removed and replaced with a new conventional framing system such as prefabricated trusses or ridge beam and joist system. ey Schneider & Associates Structural Engineers, Inc. Structural Condition Assessment Jesse Lee Home (Jewell Guard and Balto Buildings) Seward, Alaska July 8, 2011 GUIDELINES REGARDING THE USE OF THIS REPORT This report has been prepared for the exclusive use of Friends of Jesse Lee Home, LLC. The professional opinions and recommendations provided in this report are based on site observations and knowledge of the existing structures. All of the information herein is subject to some degree of interpretation and possible modification. Structural calculations were not performed to determine the theoretical load - carrying capacity or to evaluate the stability of the existing structure. These recommendations are provided as an attempt to reduce life safety concerns and to limit the potential future failure of elements and the structure until permanent repairs can be properly designed and implemented. The structures, even with temporary shoring installed, will likely not be able to withstand catastrophic events, such as earthquakes, sustained strong winds or heavy snow. These structures should be considered dangerous with structural members failing and over -stressed due to extensive deterioration due to weather exposure. Prepared by: 9#Y Jeffrey S. Robertson, P.E. Schneider & Associates Structural Engineers, Inc. Page 11 43 Schneider & Associates Structural Engineers, Inc. Febi ujry 2.4, 2011 Structural Condition Assessment Jesse Lee Nome Shoring Report Seward, Alaska GENERAL A site visit was conducted on February 21s' and 22"d to develop a temporary shoring.plan to stabilize the structural systems of the Jewel Guard and Balto buildings located in Seward, Alaska. The following information is provided as a written summary of the verbal discussions that occurred at the site and shoring strategies that were developed with the contractor. This building has experienced significant structural failure. While areas of the structures have previously been identi*fied extremely hazardous and marked with construction ribbon, extreme caution must be exhibited while conducting any activity in the buildings. We recommend that any individual conducting any activity in the buildings wear personal safety equipment, such as hard hat, safety glasses, boots, etc. Please note that a hazardous material assessment or abatement of these buildings has not been conducted. Any entry is at the individuals own risk. All individuals entering the site must notify the contractor and possibly make liability arrangements with the City j of Seward. We recommend that the contractor supply the site with a minimum of two (2) fire extinguishers in any given work space. Special care should be taken as to ensure no open flame or sparks are created in the structure. We also recommend that the contractor use 3/a" plywood to create temporary working surfaces to spread out construction loads and minimize the potential for equipment or personnel failing the existing wood deck. If during the shoring installation or other activities conducted at the site a condition becomes worse or is believed to be unsafe, stop work and notify the engineer immediately. See the floor plan shoring diagrams in Appendix A that correspond to the following Shoring Recommendation Table. The following information applies, unless noted otherwise: • All wood shall be Hem -Fir #2 or better • All connections not noted shall be (4) 16d nails • Side lap connections where possible and clinch nails k. M Page 1 44 Schneider & Associates Structural Engineers, Inc. February 24, 2011 Structural Condition Assessment Jesse Lee Home Shoring Report Seward, Alaska J 6 r SHORING RECOMMENDATION TABLE (Priority Key is included as Appendix B) SHORING RECOMMENDATION TABLE System / Element Recommendations Priority 1 Jewel Guard Add (2) 2x6 built up stud wood post at mid -span of Building - existing wood beams located in the west wing, south Critical Basement end. Provide a treated wood 4x12 x 24" long pad footing on grade. 2 Jewel Guard Provide a treated 4x12 beam at locations of the exposed Building - concrete pad footings that have been undermined below Basement the upstairs corridor. The beam shall brace the footing Critical against the south side basement wall to restrain the footing from moving towards the south. Back fill beneath/around the footing with dirt/gravel or Serious provide a slurry concrete to have the footing bearing on a surface again. 3 Jewel Guard Provide (2) 2x6 built up stud wood post at mid -span of Building — First existing wood beams located in the west wing, south Critical Floor end. Provide 4x8 x 36" long sole plate. 4 Jewel Guard Provide 2 x studs at 32" on center (minimum) infill in Building — First interior bearing walls where the studs have been Critical Floor removed. 5 Jewel Guard Old gym area — Shore walls at approximately 9'-0" Building — First above finished floor with (2) 2x6 wood stud braces Floor spaced at 10' on center. Attach top of brace to stud wall by side lapping stud and brace and attached with a minimum of (4) 16 nails. Attach brace to continuous 2x Serious sole plate with a Simpson A34 or A35. Align sole plate to existing floor joist and attach with 16d nails at 12" on center. At brace provide perpendicular 2x plate with a minimum of (2) 16d nails for three joists. rdgt 2 Eli Schneider & Associates Structural Engineers, Inc. February 24, 2011 Structural Condition Assessment Jesse Lee Home Shoring Report Seward, Alaska SHORING RECOMMENDATION TABLE (Priority Key is included as Appendix B), cont. SHORING RECOMMENDATION TABLE 6 Jewel Guard Provide (2) 2x6 built up stud wood post at mid -span of Building — Second existing wood beams located in the west wing, south Floor end. Provide 4x8 x 86" long sole plate. Critical i Jewel Guard Provide 2 x studs at 32" on center (minimum) infill in Building — Second interior bearing walls where the studs have been Floor removed. Critical 8 Jewel Guard Provide shoring of roof structure built on the third floor Building — Third framing. See sketch SK-1 for more information. Critical Floor 9 Jewel Guard Provide tension rod bracing for the walls located in the Building — Third old gym that support the roof structure. The walls have Serious Floor moved outward in the order of approximately 12" out of plane. See sketch SK-2 for more information. 10 Jewel Guard Provide sistered 2x rafter to broken/split rafters Critical Building — Roof 11 Jewel Guard The roof rafters over the old gym area are failing. Critical Building — Roof Several of the joists have already failed. Provide a sistered 2x joist to the existing joists and attach with 16d nails at 6" on center staggered top and bottom all the length of the joist. Page 3 46 Schneider & Associates Structural Engineers, Inc. February 24, 2011 Structural Condition Assessment Jesse Lee Horne Shoring Report Seward, Alaska SHORING RECOMMENDATION TABLE (Priority Key is included as Appendix B), cont. SHORING RECOMMENDATION TABLE 12 Balto Building — Provide temporary 2x6 at 16" on center wood stud First Floor bearing wall at the north wing of the building where the exterior wall has failed (been partially demolished). Locate the wall approximately 3' in from the exterior .Mall line, Cnt:r al Prior to erecting the wall, attempt to relevel the floor with a 6x6 wood beam and adjustable shoring jack stands. 13 Balto Building — Provide temporary 2x6 at 32" on center wood stud First Floor bearing wall at the north wing of the building at the mid span of the floor joists to shore up existing floor joists Critical that are failing or have already failed. 14 Balto Building — Provide 2 x studs at 32" on center (minimum) infill in Second Floor interior bearing walls where the studs have been Critical removed. , 15 Balto Building — Provide 2x6 collar ties to rafters in the north wing of the Second Floor building where the collar ties have been removed. Critical Space new collar ties at every third rafter minimum. Attach at each end with a minimum of (4) 16 nails. 16 Balto Building — Provide temporary roof shoring walls constructed on the Second Floor third floor framing at the south wing of the building. Critical Provide 2x6 wood studs at 32" on center minimum. k: 17 Balto Building — Provide (3) 2x6 built up wood post under triple 2x beam Second Floor above. Block solid all space between top of post and Critical bottom of beam as necessary. Page 4 47 Schneider & Associates Structural Engineers, Inc. February 24, 2011 Structural Condition Assessment Jesse Lee Home Shoring Report Seward, Alaska GUIDELINES REGARDING THE USE OF THIS REPORT This report has been prepared for the exclusive use of Friends of Jesse Lee Home, LLC. The professional opinions and recommendations provided in this report are based on site observations and knowledge of the existing structures. All of the information herein is subject to some degree of interpretation and possible modification. Except as specifically noted, structural calculations were not performed to determine the theoretical load -carrying capacity or to evaluate the stability of the existing structure. These recommendations for shoring are provided as an attempt to reduce life safety concerns and to limit +4,.+ +.... 1 future ..1. 1 F I +h.. +... ..-1-. +'1 t uic p^vtc�+ti^a� iGtwc failure v� eic�ii2i�tS and uic Su ut,ttire until per�i�ai�eia repairs �aii be properly designed and implemented. The structures, even in with temporary shoring installed, will likely not be able to withstand catastrophic events, such as earthquakes, sustained strong winds or heavy snow. These structures should be considered dangerous with structural members failing and over -stressed due to extensive deterioration due to weather exposure. Prepared by: Iq Jeffrey S. Robertson, P.E. Schneider & Associates Structural Engineers, Inc. 11 Page 5 48 I TU 49 AN� or- 50 - 1 t t E } `fp 4 !11 9 52 Na op It 53 54op va s of [! 56 5 1Up S SCHNEIDER � 4 � Job Name s`� E �i�- Job # Sheet # A ASSOCIATES By Date STRUCTURAL ENGINEERS Rev Date 58 S C H N E I D E R .00 Job Name Job # �0 2 Sheet # c es ASSOCIATES By - Date STRUCTURAL ENG[NEERS Rev date 59 Schneider & Associates Structural Engineers, Inc. February 23, 2011 Structural Condition Assessment Jesse Lee Home Shoring Report Seward, Alaska PRIORITY CONDITION KEY Priority Key A critical deficiency of an element exists where: • the structural members in this area have failed • the structural members in this area have .the potential to fail catastrophically • must be shored for safe access to work in the area A serious deficiency of an element exists where: • the structural members in this area have the potential for failure • the structural members in this area have degraded or failed structural capacity 60 i i 1.D_ 1k MEM0 i SSOCIAT-ta SjRIYCTUR.AL 8i.11�1EE-RS i DATE: October 6, 2010 3 i �. TO: Conway Management Group, LLC ATTENTION: John Conway I, FROM: Jeff Robertson, P.E. iRE: Jesse Lee Home Site Visit SA JOB NUMBER: 210105 I j Schneider & Associates (SA) performed a site visit to the Jesse Lee Home in Seward, Alaska on September 16t'', 2010. The purpose for the site visit was for us to gain a general understanding of the condition of the structures, gather ipreliminary information to make recommendations for temporary strengthening, and discuss rehabilitation strategies. A preliminary code study was conducted of the requirements in the International Existing Building Code and U.S. Department of the Interior for Historical i Structures Guidelines. The following are our preliminary findings and recommendations. porary Strengthening These structures have experienced continued neglect and exposure to the elements. This has deteriorated much of the wood structural components and I has resulted in partial collapse of roofs, floors and walls. It was not possible to define the areas that need to be immediately supported during this short walk- 406o B STREEF through. ANCHORAGE, ALASKA 99503 PHONE 907.5612135 > `It is our recommendatibWThat SA provide an on -site engineer to work with a -:. FAX :907:561.2136. contractor to identify specific areas that need to be temporarily shored. The on- site engineer will provide direction on the methods to shore, limits to shore, and i_ i7oo E Fr �owEiLRoAo SurrE 109 help determine the adequacy of deteriorated areas that will be required to TucsON ARrzoNA 85719 support the shoring and support the occupants performing the work. . - PHONE 521.820 8183 - F14 "- 521.820:8169 Shoring can be completed by building wood frame wails below roof and floor framing. If needed for temporary stability, treated wood may be specified in 7975 N. HAYDEN ROAD Sam D363 PHOENIX, ARIZONA 85258-3246 PHONE 480.991.8183 - FAX 480.951.8169 . www.sastructurKcom 61 some locations to provide foundations. All shoring construction can be completed with typical framing tools and experienced framers. Condition Assessment j5A will gather information of the current conditions of the structure by providing a thorough condition assessment to supplement and update the c9WRiagn,_assessment completed in 2008. This will completed by the on -site engineer during the temporary strengthening work. A preliminary draft report will be provided reporting the findings during this condition assessment. A final report, if requested, will likely need to be completed under a separate contract. Code Study A preliminary code study was completed to determine the extent of structural strengthening, repair, removal., and/or replacement that will be permitted and/or required to occupy the structure. The building should be brought into compliance with current building codes for live, snow, wind and seismic loads. Many of the framing conditions are likely to be considered "dangerous", where structural repair and strengthening will be required. SA is excited about the opportunity to rehabilitate this historically significant structure. During our site visit, we will gather the information required to work with a design team to develop a structural retrofit that will met the buildings' functional and safety needs. Please do not hesitate to contact me with any questions. Page 2of2 62 Ic 7/4- 63 FF"%V��]G3L, N & ASSOCIATES Consulting Eng neers September 28,11999 Mr. Dale R. Lin sey President/CEO Petro Marine Services 234 Fourth Av nue Seward, Alaski 99664-0389 Re: Job No. 99-049 Jesse Lee Home Seward. Alaska Dear Mr. Li 225 East Fireweed Lane Suite 202 Anchorage, Alaska ee503-20BO (907) 277-1 E3.1 (907) 277-2e3S FAX At your request I visited the subject complex to observe and comment on the condition of the structure and to from a preliminary opinion as to the feasibility of rehabilitating and reoccupying the complex. The structure is not occupied at this time. It is my understanding that there is interest in converting this structure into either a hotel or an office buildiipg. The following items are noted: 1. The su 'ect complex was constructed in the 19.20's as a home for orphaned boys. It was pperated until 1964 when it was damaged and closed after the great Alaskan earthquake. It is divided into two buildings connected by an arcade. The west end is referred to as Jewel Guard Hall and the east building is referred to as the Balt Building. See building dimensions and photos attached. The dimensions haven t been verified. 2. The strbcidre is of wood frame with areas of one, two and three stories. The framing is typically: Roof - 1x board skip sheathing i 2x6 at 2'-0" on center Floors - wood flooring 1 x board decking 2x10 at 1'-4" on center 10x10, 10x12 or 10x14 beams Posts - 10x10 Exterio Walls - 1 x board horizontal sheathing 2x6 studs at 1'-4" on center let -in bracing 64 Mr. Dale R. Lin sey Petro Marine Services September 28, 1999 Jesse Lee Home Page No. 2 Seward, Alaska Interior Walls 2x4 studs at 1'-4" on center Note: T�e framing appears to be Doug -fir. A 2x6 is typically 1-3/4" x 5-3/4". A 2 10 is typically 1-3/4" x 9-3/4". 3. The roo ing is of cedar shakes applied to the Ix skip sheathing. The roofing is in poor cor dition. Patches are missing and the building suffers from roof leaking. 4. The inte hors have been stripped to expose the framing. Where the roof is leaking the interiors have significant wood rot damage. This damage is worse in the lower floors. Portions of the floor framing have been punctured .through or removed. 5. Where interior bearing walls have been removed, the floor framing has deformed. 6. The exterior wall finish is stucco placed on vertical wood lath. The stucco is cracked and in poor condition in many areas. 7. The foundation is of cast -in -place, concrete. Some of the concrete exterior walls are soft. Concrete around the mechanical room area appears in relatively good conditior considering its age and exposure. The reinforcing is unknown but appears light where exposed. The floor above the mechanical room is a structural concrete slab. The condition of reinforcing is 'unknown. Rust damage to the reinforcing should be anticipated. 8. The mechanical room has been gutted leaving the boilers and storage tanks in place with heavy rust damage. 9. The hot water piping has,a draped insulation in poor condition. This insulation may contain asbestos. 10. The upper section of the concrete chimney has failed and is still on site along side the mechanical room. It was replaced with a vertical corrugated metal pipe. 11. The foundation sill plates are not treated and are rotted in many areas. The anchor bolts are unknown and vary in size where observed. Some areas appear to have 4 inch diameter anchors at 4'-0" on center and some areas have 3/ inch diameter anchors at 6'-0" on center. This str cture has been gutted and abandoned and is in poor condition. The lateral load cap city of the existing structure is minimal. Considering the work effort that W Mr. Dale R. Lin sey September 28, 999 Page No. 3 metro Marine Services Jesse Lee Home Seward, Alaska would be requir d to re -occupy the building and considering the condition of the roof and interior framing, it is my opinion that this structure should be considered unstable. In an effort to reconst uct this building I would anticipate the following general efforts would be required: A. Remove Iand replace the roof framing with manufactured wood trusses and plywood pheathing. B. Reinforco all the tall walls as required. C. Remove Ond replace all rot damaged wood. D. Remove I all exterior stucco and board sheathing and replace with plywood sheathino as required. Provide full blocking for all shear walls. E. Replace Interior bearing walls where removed. F. Replace Floors where removed or damaged. Reinforce floors as required. G. Replace all sill plates on concrete walls with treated wood plated and anchor bolts as required by design. H. Review e II concrete structures for condition and capacity. Reinforce as required. I. Provide nvironmental abatement as required. In addition, all Orchitectural, mechanical and electrical work would be required as new. The Jes e Lee Home has been granted historical status by the City of Seward. This will provid 3 some relief to the structural requirements of the current version of the Uniform Buildir g code but it does limit the changes that can be incorporated in the building. Cons dering its condition, a significant engineering effort would be required to establish the r quired structural capacity of the building. If the building is used as an office, additional load capacities are required. Rebuilding the subject structure will require a substantial work and material effort involving all of the basic structural components and will be a relatively expensive undertaking. This report is limited by a single site visit and surface observation only. No testing or structural calculations have been performed. Other information on the complex is known to be available but has not been reviewed. 66 Mr. Dale R. Lin sey September 28, 1999 Page No. 4 I have f discussion is a of further help i Attachments: Building Dim( Photos 3 Petro Marine Services Jesse Lee Home Seward, Alaska Jrmed no opinions other than those stated in this report. I hope this lequate for your use at this time. If you have any questions or if I can be i this matter, please do not hesitate to call. lions Sincerely, Nelson M. Franklin, PE M-A JESSE LEE HOME BUILDING .PLAN -44, C'maarp Pr%nt;j STP. 122.5 A 5 F3 38 C 71.5 1 10 ARCADE �— 62.5 A2 r 28 Following is a square footage breakdown for the structure:' rea A. Basement 28' x 34' = 952 1st 28'x70.5'+ gym 28' x 52' = 3,430 2nd 28' x 68& = 1,904 Attic 15' x 122.5 = 1,838 TOTAL AREA A 8,124 SF rea B Basement 30' x 35.5' = 1,065 1st 30' x 35.5' = 1,065 2nd 30' x 35.5' = 1,065 Attic 39 x 20' = 600 TOTAL AREA B 3,795 SF Area'-C Basement 28' x 30' = 840- 1st 28' x 71.'T = 2,002 2nd 28' x 34' = . 952 Attic 28' x 34' = 952 TOTAL AREA C 4,746 SF Stairs and Arcade 530 SF Area G Basement 33' x 28' = 924 1st 33' x 28' = 924 2nd 18' x 28' = .504 TOTAL AREA G 2,352 SF Area F. Basement 42' x 61.5' = 2,583 1st 42' x 61.5' = 2,583 2nd 42' x 61.5' = 2.583 TOTAL AREA F 7,749 SF TOTAL GROSS BUILDING AREA 27,296 SF 68 Hoben Park Beautification Update Commissioner Benoit was in touch with Tyler Florence, Director of Seward Parks & Recreation to discuss ideas for working together on Hoban Park regarding planting lilacs, looking for solutions to maintain plantings through watering and potentially putting up the historic fence that is the city warehouse storage. Tyler mentioned the following in our conversations. 1. Lilac tree restoration: We support this initiative. We would like to know the intended planting locations in order to ensure that there is adequate spacing between the tree and nearby infrastructure (e.g. sidewalks) in order to mitigate potential damage from root growth. 2. Water source: In coordination with the Public Works Department, we are looking into the feasibility of installing a dedicated water line/water source at the park to enable on -site watering of vegetation. 3. We do have the fencing in the warehouse but have limited knowledge about it since they don't have anyone on staff who was around when it was taken down. We are open to suggestion though regarding future plans. Commissioner Benoit contacted Linda Lasota, past HPC Commissioner for additional information related to work done on Hoben Park in the past. • Linda thought the location of the original lilacs were on the south side of the park near the current sidewalk. • Carol Griswold may be a good source to ask about historic lilacs that could possibly provide sprouts or plants. There may be a historic tree or shrubs that were moved from one location downtown to a lot near Suds and Swirls. • In her experience, the best plants for the planters that can survive the wind, salt and dry conditions are the Marguerite Daisy. Beach Peas may also be another good option. • She suggested that we may need to put some type of barrier around lilac plantings to protect them from grass and city maintenance (weed whacking). • Hoben Park historic fence was removed when the Sea Life Center put in some plantings adjacent to Hoben Park. There was some concern about the safety of the spikey fence if someone were to fall on it. A CLG grant application was created by HPC to restore the fence to the park and address safety and accessibility concerns. An architect designed an additional fence to go on top of the historic fence to make it safer and handicapped accessible. At the time, this grant package was not approved by the city council. It may be time to revisit this, as the fence is stored in the city warehouse and Tyler is open to the idea of working together to get the fence put back up. I told him I would research the history on the fence. Linda suggests looking at the minutes and records surrounding this grant application which she thinks was between 2007-2012. A list of CLG grants might tell the date. Maybe Jessica could help us locate the CLG grant records. • Planting lilac trees were also previously planned for a CLG grant. Facebook Page Update Commissioner Benoit I checked with Linda Lasota regarding the use of text and photos from the 2017 Historic Preservation Plan to support the new HPC Facebook page. Using text from this public document is not a problem. There are photos that were supplied by the Resurrection Bay Historical Society (RBHS) and the Seward Community Library Association (SCLA) which need permission to use and there are some from USGS that are so old that permission was not needed. When the 2017 Historic Preservation Plan was created by HPC they received permission from RBHS and SCLA to use the photos. She was not sure whether it was a one-time use or if they can be used again. She will check with the RBHS Collection Committee about this and get back to us. I asked to use all photos in Facebook posts and specifically to use RBHS 51.1.7 in a Facebook banner. I checked with SCLA through email and got a voicemail confirmation to use the photos from Mary Tougas who requested some forms be filled out that she will send. Idea- Maybe we could give a donation to these organizations for allowing use of the photos? See the attached Facebook Page Plan, potential Facebook banners and profile photos, and potential posts for up to 2.5 months of posts for review and use once the permission to use the photos is given. I request we vote on the potential banner knowing its use is dependent on gaining permission for the using the photo. rct HPC Facebook Page Plan • Tell the story of our history in bite sized bits from the 2017 Historic Preservation Plan and other sources through weekly Facebook posts. • Post at least once per week regarding Seward's history, historic preservation, education, events, meetings, community opportunities for getting involved and more. • The content manager will brief the commission on the general plan for upcoming posts at the monthly meeting and get input from other commissioners on the planned posts and anything else they would like to see highlighted. • The Facebook Page administrator, through Jessica could give a monthly report on public responses to posts and any issues or suggestions. • All photographs used from the 2017 Historic Plan need to be attributed to their source and note the page from the plan that they came from. • Select and vote on a Facebook banner and profile photo. VA HPC Facebook Page Banner The following are ideas for our new Facebook Page banner as well as the page profile photos. The banner is a draft pending permission from RBHS to use their properly attributed photos from the 2017 SHPC Plan. Linda Lasoto is going to request permission for me at an upcoming board meeting. I wanted to vote on if the commission would like to use one of these banners if permission is granted. My preference is #1. f ��S- Ie :..._'­,:I':.Ii 1946.8017SHK Hallpage S. These options are the same except for different fonts. Seward Historic Preservation Commission --CAI ON, HPC Facebook Page Profile Photos I suggest the profile photos basically use our name, with the same colors and font as the banner, based on which one is selected. Here are three options based on the first font. The one with the photo is draft awaiting permission to use the photo. �J 73 H PC Facebook Page Post Ideas Here are 11 examples of posts that are ready to go once permission is granted to use the photos and could be posted once a week. Additional posts regarding HPC meetings and other events, awards, topics of interest can be added as well. In 1995, the City of Seward established the Seward Historic Presen-ation Commission (SHPC). They developed the first Seward i" i� Historic Presen-ation Plan in 1996, which was adopted by SeNi"ard City Council Resolution 96- �. 133. Check out this cool photo of Fourth Avenue in 1906 from the Resurrection Bav Historical Societv (RBHS 51.1.7) from Seward Historic Preservation Connnission - 2017 Historic Mb 11-P—h .Nmue wtr Preservation Plan pg. 5. The SHPC updated the Seward Historic IPreservation Plan in 2017. The Commission's A , Y intent is to use this plan as a guide for their r continued advocacy for historic and cultural preservation awareness and action in the City of Seward. You can see the plan online at Ir'_ https://www.cityofseward.us/home/showdocu ment?id=434. It contains some really Vt interesting information about Seward's history! Check it out! Photo is the cover of the Seward Historic Preservation Commission — 2017 Historic Preservation Plan. Alaska's historic preservation community seeks to record and interpret human history through the physical evidence of the past. One way is to preserve the sites, structures, buildings, and ` objects. Another way is by acquiring and preserving records, photos, books, and documents. People also do research and promote their findings through education. eav� Historic preservation has been used to revitalize n ,sd�r7w b,s++a2 ic.r.ic 2xes communities by bringing in tourism and economic success through community investment. Photo RBHS 41.1.32 of Seward, December 30, 1903 from pg.9 of the Seward Historic Preservation Commission — 2017 Historic Preservation Plan. 74 „ Did you know that Seward has a Historic District? In 1984, a City Council resolution established the Downtown and Jesse Lee Home Historic Districts. In 1988, the Downtown District was expanded to encompass a larger µ area. "An area containing buildings or places in I' which historic events occurred or having special public value because of notable architectural or other features relating to cultural or artistic „o i [kI heritage of the community of such significance to warrant conservation and preservation.” Photo from pg.11 of the Seward Historic Preservation Commission — 2017 Historic Preservation Plan. So, what does the Seward Historic Preservation Commission Do Anyway? The City Code directs the Commission to " act in advisory role to other officials and departments of local government regarding identification and protection of local historic and archaeological r" resources and review local projects and recommendations about the effect on properties identified in the local historic preservation inventory.". Get involved! Membership on the Historic Preservation Commission is open to citizens of The City of Seward and surrounding areas. The Commission usually meets on the second Thursday all year with additional meetings and work sessions scheduled as needed. Learn more at ���� https://www.citvofseward.us/government/boar w ds-commissions/historic-preservation- commission. W refer✓w r` Through reports and citizen participation, the SHPC recommends and promotes historic and cultural preservation to the City of Seward Planning and Zoning Commission and City Council. The SHPC can review and recommend projects, attend Planning and Zoning Commission and City Council meetings to highlight preservation concerns in an advisory capacity. Photo of Fourth Avenue in 1906 from the Resurrection Bay Historical Society (RBHS 51.1.7) from Seward Historic Preservation Commission — 2017 Historic Preservation Plan pg. 5. The Town of Seward was founded on August 28, 1903 when the Ballaine brothers, founders of the Alaska Central Railway, arrived with their landing party. The first attempt to make Seward a city was during an election in May 1911, but the vote failed to get the required two-thirds majority. The city incorporation passed in May - 1912 with 160 votes for and 31 against. Photo is an overhead view of Seward and Resurrection Bay in 1906, Property of the Seward Community Library Museum Collection from pg. 4evard [nx.rnunlYy l Ihrery Amcla glen 15 of the Seward Historic Preservation Commission — 2017 Historic Preservation Plan. Seward was founded on August 28, 1903 when the Ballaine brothers, founders of the Alaska Central Railway, arrived with their landing party. What did they do for fun back in those days? Apparently, like we do today, they liked �- to party and have races on July 4t", although II ' Auk back in 1905 it was a Potato Race! Check out this wonderful photo from the Resurrection Bay Historical Society (RBHS F.G. Hale Collection - Potato Race July 4, 1905 Seward) from pg. 17 of the Seward Historic Preservation Commission — 2017 Historic Preservation Plan. IYY:r Ma;a�c RBHS F. G. Hale Collection- "Potato Race July 4, 1905 Sewai, MI. S,v 9 . un.a.)+ Jr,Y e_ GY.e k I Iit�inlo n" I.emI.:H"I."M,n!,n :1, Seward's layout was determined by a survey designed by C.M. Anderson, a civil engineer, for John Ballaine. The plan specified city blocks divided by wide streets and bisected by alleyways. The original town site went from the waterfront to seven lots beyond Monroe Street and from First Avenue at the foot of Mount Marathon and Bear Mountain along to the waterfront. There were 40 blocks and 1,211 lots in total. Each lot was 30 feet wide and 100 feet long. The street at the most southern point of town was named Railway Avenue and the other east -west streets were named for the first Presidents: Washington, Adams, Jefferson, Madison, and Monroe. The north -south avenues were numerically named: First through Seventh. Seventh Avenue was renamed Ballaine Boulevard in 1980. To buy a lot you might need to make a trip to the Bank of Seward. Check out the photo of the Bank of Seward in 1910 (property of the Seward Community Library and Museum, form pg. 12 of the Seward Historic Preservation Commission — 2017 Historic Preservation Plan. By 1905, Millionaires Row sprang up along Third Avenue, with most of the large homes occupied by Alaskan Central Railway officials. These buildings, which are still standing today, include: Ballaine House, Hale House, Cameron House, Holland House, Winter House, Stewart House, and Williams House. The Eide-Stotko Home at 420 Third Ave. across from Millionaire Row was construction between 1905 and 1910). While many of the business owners lived on Third Ave, many of their businesses were on Fourth Ave. Check out this photo of Fourth Avenue in Seward taken in June 1905 from the RBHS Winter Collection on pg. 18 of the Seward Historic Preservation Commission — 2017 Historic Preservation Plan. 77 American Planning Association Creating Great Communities for All TOOLS I BEST PRACTICES THE COMMISSIONER I TOOLS THE TRUE VALUE OF HISTORIC PRESERVATION Study results show that historic districts can be significant economic drivers for local communities. By Donovan Rypkema IN 2015, THE United Nations adopted a series of "sustainable development goals." The goals were a response to the fact that over half the population of the planet lives in cities, and that number will grow to two-thirds by 2050. One of those goals, SDG 11, strives to: "make cities inclusive, safe, resilient and sustain- able." Today, at least in the U.S., that goal is being met most often in local historic districts. Over the last several years, our firm has focused on conducting historic preservation impact studies on the city level. Three things have made this work possible: the availability of "big data"; the use of GIS; and the recognition that, in the U.S., it is at the local level where the only real protection of heritage resources takes place. These citywide studies have yielded new evidence of the significant economic impacts of historic preservation. Jobs and tourism Our study findings show that historic rehabilitation is truly labor intensive. In Savannah, Georgia, one of our most historic cities, $1 million invested in the rehab of a historic building generates 1.2 more jobs and $62,000 more income for Georgia citizens than the same amount spent on new construction. Center cities —large and small —have seen a renaissance throughout North America over the last two decades. For 40 years, the Main Street program, orig- inally run by the National Trust for Historic Preservation, has made the revi- talization of historic buildings the cen- terpiece of its very effective downtown revitalization program. Since 1980, Main Street districts in more than 2,000 communities have seen a cumu- lative investment of $79 billion, the Factors Walk, a restored historic district along the riverfront in Savannah, Georgia, is a popular tourist destination. rehabilitation of 285,000 buildings, more than 640,000 net new jobs, and nearly 144,000 net new businesses. Our studies show that heritage visitors spend more than other tourists in each of the five categories of tourism expenditure: lodging, food and beverage, local trans- portation, retail purchases, and amuse- ments and entertainment. San Antonio, Texas, is the home of the Alamo and five 18th-century Spanish missions, which were recently put on UNESCO's World Heritage List. About 47 percent of the city's day visitors and 58 percent of over- night visitors fall into the "heritage tour- ist" category. The heritage portion of San Antonio's tourism industry alone directly creates 11,000 jobs in food and beverage; 78 THE COMMISSIONER 2020 VOLUME 26, NUMBER 2 6,000 jobs in hotels, motels, and B&Bs; and 9,000 jobs in retail establishments. Market choices For many metrics we use the economists' concept of "revealed preference" —the idea that market preferences are "revealed" not through a response to a survey but in the decisions made. We used this approach in studying the preferences of small and start-up businesses in places as diverse as New York City, Indianapolis, Savannah, and Raleigh, North Carolina. We found that a disproportionate share of new and small businesses chose to locate in local historic districts. In Savannah, while 30 percent of all jobs are in historic dis- tricts, nearly half of the businesses that employ fewer than 20 people are located in these areas. What is true of small and start-up busi- nesses is also true of knowledge -centered and creative enterprises. Our findings reveal that historic districts claim a dispro- portionate share of jobs. In New York City, while eight percent of all jobs are in local historic districts, more than 10 percent of professional, scientific, and technical services jobs are in historic districts and so are more than 13 percent of jobs in the information field. Historic districts also draw creative minds: more than 20 percent of New York's arts, entertainment, and rec- reation jobs are in historic districts. Property values and homeownership Property values have received an enormous amount of attention recently — with some surprising results. Properties in historic districts outperform the market, whether the comparison is with similar non -designated neighborhoods, the market as a whole, or before -and - after designations. Claims that historic districts, and their accompanying regulations, hurt property values have simply not been found to be true. In Indianapolis, as an example, between 2002 and 2016, the value of a single-family house in a local historic district increased an average of 7.3 percent each year, compared with just under 3.5 percent for 1 Planning Ar)nI2020 Vol. 26, No. 2. The Commissioner (ISSN 2330-4499) is published by the American Planning Association. Kimberley Jacques, Editor; THE COMMISSIONER Joel Aid izo, FASAE, CAE, Chief Executive Officer © 2020 American Planning Association, which has offices at 205 N. Michigan Ave., Ste. 1200, Chicago, IL 60601-5927, and 1030 15th St., NW, Suite 750 West, Washington, DC 20005-1503; planning.org. All rights reserved. No part of this publication may be reproduced or utilized in any form or by any means without permission in writing from APA. houses not in historic districts. Beginning in late 2007 and lasting THE COMMISSIONER I BEST PRACTICES three or four years in most places' the LESSONS FROM BOTH SIDES OF THE DAIS U.S. (and much of the world) expe- By ELIZABETH TYLER, FAICP rienced the greatest economic col- lapse in two generations. The major everal years ago, I volunteered to serve as a planning commissioner in my impact of the Great Recession was on town —an experience that fundamentally changed my view of planning practice. S housing values. Yet in 30 cities that Not long before, I had moved from the West Coast to the heartland of America we studied we found that foreclosure (Urbana, Illinois) and was eager to reconnect with the local planning community. The rates were far lower in historic dis- interesting thing is that it was not my credentials as a planner that got me appointed to tricts (both rich and poor) than in the planning commission. Rather, it was a personal referral to the mayor from my boss the cities as a whole. at the local engineering firm where I worked at the time. "Libby's from Berkeley," he told In Raleigh, for instance, between the mayor, "but she's okay." I guess that was an important endorse - January 2008 and December 2013, ment for a right -leaning administration working with a left -leaning our studies revealed that for every city council. 1,000 single-family houses outside While I was technically well prepared for the position, I had much of historic districts, 100 faced fore- to learn in terms of political dynamics, brinksmanship, and smoothing closure. In historic districts the rate the conflicts between the ideal planning solution and the solution was only 28.8 houses per thousand. demanded by a vocal public. As a planning consultant working in the In general, our studies show that ELIZABETH community, my position on the commission was complicated both properties in historic neighborhoods TYLER,FAICP by the occasional conflict of interest and by the tension that can go up in value faster than in the city arise when a member is wearing two hats. The good news is that the planning staff was as a whole in up markets. In down unfailingly gracious and patient with its new member even when we disagreed on a markets the value decline begins later policy point. and is shallower, and recovery begins I learned the most from my fellow commissioners. We were a diverse bunch, feeling sooner than in the rest of the city our way in an era when the need to limit ex parte communications and to maintain an The National Association of Real- open process was becoming ever clearer in the courts. By improving our bylaws and tors periodically analyzes genera- establishing a set of internal norms we were ultimately able to raise the standards of the tional patterns among homebuyers. entire commission, although the process was not without its share of partisanship and In its most recent such study, it found friendly bickering. that millennials (who have surpassed A few years after I completed my second and final term on the commission, I joined baby boomers as the largest demo- the city's planning staff, ultimately serving as the department director. In addition to graphic group in the U.S.) purchased working with the planning commission, my department provided staff support to a 34 percent of all houses, but 44 per- dozen other boards and commissions. I vividly remembered what it was like to serve as cent of the houses built between 1913 a commissioner, sometimes struggling to make the right decision and often being on and 1960, and 59 percent of houses the receiving end of public pressure campaigns. built before 1912. Clearly, they are As a result, I resolved to treat our volunteers like the heroes they really were. making those decisions based on the Whenever a staff report was presented, I considered what it was like to be on the other Three Cs —cost, convenience, and side of the dais. I advised my staff to respect the commissioners, and I made sure to character —the hallmarks of historic provide strong administrative support and to budget for educational opportunities and districts. special events. There are other contributions of It is by such measures that the true joy of public service and engagement can be historic buildings and neighborhoods sustained. Attending a ribbon -cutting for a new recreation center or an affordable that might be called "economics once housing project is a lot more gratifying than slogging through a planning case. Even removed." These include walkability, more important, it reminds us why we serve in the first place. Working together to availability of public transportation, achieve our community's goals is what it's always been about —the public as the drivers density at a human scale, fewer neg- of our community values, the elected officials as the keepers of the trust, the planning ative environmental impacts, and commissioners as our gold-plated volunteers, and the professionals as skilled and greater diversity. dedicated servants. Tyler is a planning consultant based in Albany, California. Pypkema is the principal of Place Economics in Washington, D.C. 79 2 Planning Ar)nl2020 American Planning Association Creating Great Communities for All BEST PRACTICES TOOLS LAW THE COMMISSIONER I BEST PRACTICES SAVING VINTAGE AND HISTORIC SIGNS Three cities tackle the challenge of preserving these nonconforming community landmarks. By James B. Carpentier, AZCP A years -long effort to restore the iconic diving girl sign on the Pueblo Hotel in Tucson prompted the city to rewrite its sign code to allow for preservation of local landmark signs. THE COMMISSIONER 2020 VOLUME 26, NUMBER 1 TUCSON'S EIGHT -YEAR OLD historic landmark sign ordi- nance started with one man's effort to save the "diving lady" sign (left), which for more than 60 years had welcomed visitors to the Pueblo Hotel. Barry Davis, the new owner, converted the property into law offices in 1993 and then started a years -long effort to get the city to grant a permit to restore the dilapidated sign. It wasn't easy. The existing code banned signs that were located in a right-of-way, exceeded the 12-foot maximum height, and/or failed to meet the required setback. The fact that the diving lady topped a pole was another mark against it. The good news is that the battle to save one sign started a discussion about Tucson's past and whether icons and community landmarks with significant ties to the past like this one should be saved —and provides a few best prac- tices for other communities looking to do the same. How they did it First came a new sign code. A small group that included the Tucson -Pima County Historical Commission, the Citizen Sign Code Committee, the Downtown Partnership, and the business owner with the historic sign worked together to develop a code that allowed for the preservation of signs such as the diving lady. Forming a broad stakeholder group, as Tucson did, ensures sign regulations that are representative of the entire community. To get ideas, the group chose outstanding examples from jurisdictions throughout the U.S., including Flagstaff, Arizona; Orlando, Florida; and San Jose, California. It took 24 public meetings, but the city council finally approved the sign code in June 2011. The code defines three types of landmark signs: classic, 80 1 Planning February 2020 THE COMMISSIONER transitional, and replica. The rules define a classic sign as one installed before 1961. A transitional sign THE COMMISSIONER I TOOLS dates from between 1961 and 1974. THE BASE, THE OVERLAY, AND THE FLOAT A replica historic sign is an accurate By DAVID SILVERMAN, AIcP copy of a pre-1961 sign. To date, some 200 signs have been oning can be endlessly creative and endlessly confusing, both to land -use included in the city's official register practitioners and lay people. Let's explore a few basic zoning terms and Z of historic landmark signs. Inclusion tools that every commissioner needs to know. is voluntary, but the city does provide some incentives to encourage partici- BASE ZONING DISTRICT. Likely 99.9 percent of your time involves dealing with pation. For one thing, property own- standard base districts, shown on your zoning maps as permitted or specially ers who are involved in the program permitted uses. The base zoning district plays a key role either by perpetuating may exempt compatible registered existing development patterns or setting the stage for new ones. Besides permit - signs from the total square footage ted uses, base districts include bulk regulations governing the massing of build - of signage allowed for their building. ings on zoning lots (e.g., height, floor area ratio, and setbacks) and other matters They may also put up new signs if pertaining to improving property. Your base district may also include regulations they are appropriate. The code also for things like accessory uses, landscaping, and architectural requirements. allows registered signs to be relocated to another location so long as the BEYOND THE BASE —OVERLAY AND FLOATING ZONES. Now consider anoth- zoning is appropriate and the signs do er scenario, one that addresses a unique development challenge that does not not exceed the measurements allowed fit anywhere —but must be accommodated. Zoning, in its infinite capacity to be by the Historic Landmark Sign Con- creative (and maddening), came up with solutions —one that may appear on your centration requirement. zoning map without immediate effect, and one that shows up in the zoning code but does not appear on the map. Other models Consider these nonexhaustive examples: You have an area that requires inten- Salt Lake City also has done a nota- sive redevelopment with projections of a certain scale. Another is an ecologically ble job with its recently adopted vin- sensitive area that warrants redevelopment, but at a lesser scale than is permit- tage sign ordinance. It has developed ted by the underlying base zoning. A third use could be to maintain and expand comprehensive design guidelines for unique architectural features. new and existing signs in historic There are two other zoning tools that can help address these challenges. The districts. first is the overlay zone, which overlays a discrete area of a base district or districts A model in ensuring that new and creates an additional set of development standards to account for specific signs in historic districts are appro- land -use policy goals and objectives. The overlay zone enables new standards to priate is Portsmouth, New Hamp- be introduced in a very targeted and strategic way. It can be used to address spe- shire, where the historic district cific land -use policy goals and objectives in your community's comprehensive plan. commission has developed guide- The next is the floating zone. It is similar to an overlay zone, with one important lines for an eight -page policy docu- caveat. It "floats" over a community or a specific part of a community, with yet ment for new signs and awnings. The another set of standards to accommodate specific development opportunities. document includes many helpful It differs from the overlay zone in that it is unmapped and can be "set down" on images and provides clear guidance top of any base zoning district in the community. You only know the floating zone for applicants. exists because the regulations governing it are part of the zoning text. If your community is seeking Both the overlay and the floating zones result from certain triggering events ways to save its historic signs or to that govern the development of a property. Usually that event is a planned address new signs in historic dis- development. Be aware, however, that the floating zone will require a map tricts, the approaches outlined here amendment along with the other zoning entitlements. are worth a look. Silverman is a partner at Ancel Glink, a law and planning firm in Chicago. Carpentier is the director of state and local government affairs for the International Sign Association in Alexandria, Virginia. 81 2 Planning February 2020 Vol. 26, No. 1 The Commissioner (ISSN 2330-4499) is published six times a year by the American Planning Association. Planning THE COMMISSIONER commissioner/official members of APA receive the newsletter as part of their membership package, others may subscribe. Kimberley Jacques, Editor; Joel Albizo, E AE, CAE, Chief Executive Officer ©2020 American Planning Association, which has offices at205 N. Michigan Ave., Ste. 1200, Chicago, IL 60601-5927, and 1030 15th St., NW, Suite 750 West, Washington, DC 20005-1503; planning.org. All rights reserved. No part of this publication may be reproduced or utilized in any form or by any means without permission in writing from APA. THE COMMISSIONER I LAW A FAIR SHAKE FOR COMMUNITY RESIDENCES If your local zoning code requires special -use permits for group homes, your city could be violating federal antidiscrimination law. By Daniel Lauber, AZCP SERVING AS A planning commis- sioner is challenging enough. Being told to follow zoning provi- sions that violate the nation's fair housing law doesn't make it any easier —or ethical, for that matter. If your local zoning ordinance requires a special -use permit to allow "community residences" —also known as group homes or care homes —to locate in resi- dential districts even when a proposed community residence complies with your ordinance's definition of "family, it's clearly time to revise your zoning code to comply with the nation's Fair Housing Act (FHA). Common types of "com- munity residences" include group homes for folks with developmental disabilities, mental illness, or physical disabilities, as well as homes for the frail elderly and people in recovery from sub- stance addiction. The essential characteristic of all com- munity residences is that they seek to provide as normal a living environment as possible ("normalization") and to incor- porate residents into the social fabric of the surrounding community ("community integration"). Living in the family -like setting of a community residence allows all these groups to engage in the everyday activities most of us take for granted. The Fair Housing Amendments Act (FHAA) of 1988 added people with dis- abilities as a protected class, thus prohib- iting discrimination against them. The FHA requires cities and counties to make a "reasonable accommodation" in their zoning codes and other policies to allow community residences to be located in any residential district. FHA rules for compliance The very nuanced 1988 FHAA law allows jurisdictions to adopt specific zoning for community res- idences. It starts with the zoning code's definition of "family." If a proposed community residence comes before your zoning board seeking a special -use permit and it meets any of these three criteria, you are obligated by law to approve it with no restrictions: 1. Your zoning ordinance's definition of "family" allows any number of unrelated people to live together (pretty rare). 2. Your ordinance does not define "fam- ily" at all (very rare). 3. Your ordinance caps the number of unrelated people allowed to live together, and the number of occupants in the pro- posed community residence falls within that cap (the most common approach). In all three situations, a community residence for people with disabilities is legally considered a "family" and must be treated the same as any other family. This means that a zoning code that requires a special -use permit, spacing distance between community residences, or even 82 a license is "facially discriminatory," meaning it treats people with disabilities differently than other "families." Equally important, your zoning code may not exclude community residences from its definition of "family." Tips for reasonable accommodation Under the third, and most common, approach listed above, your town must make a "reasonable accommodation" for community residences proposing a number of unrelated people that exceed the cap. That means using the least drastic means possible needed to achieve legitimate government inter- ests, such as preventing the clustering of community residences on a block (undermining the ability of commu- nity residences to achieve their pur- poses, function properly, and possibly alter the neighborhood's character) or ensuring occupants of community resi- dences are protected from incompetent care, exploitation, fraud, and abuse. The legal way to make this rea- sonable accommodation is to allow proposed community residences that exceed the cap on unrelated people as permitted uses in all zones where residential uses are allowed when the following standards are met: i. The proposed residence must be located at least a city block (usually 660 feet) from any existing community residence. 2. The residence must be eligible for (and actually receive) state licensing or certification. Requiring a special -use permit in any other circumstance runs afoul of the FHA as well as sound planning and zon- ing principles. Lauber is a planner and attorney who introduced the use of spacing distances in PAS Report No. 300, Zoning for Family and Group Care Facilities. Ne is also the author of model zoning for com- munity residences for APA and the American Bar Association. For more, see wwwgrouphomes.law. 3 Planning February 2020 20 June 2020 Junee Th Ju1We Th SuMo TuWFr Sa SuMo TuFr Sa 1 2 3 4 5 6 7 8 9 10 11 12 13 14151617181920 21 22 23 24 25 26 27 28 29 30 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 SUNDAY MONDAY TUESDAY WEDNESDAY THURSDAY FRIDAY SATURDAY May 31 Jun 1 2 3 4 5 6 7:00pm P&Z Mtg 12:00pm PACAB (Council Mtg (Council Chambers) Chamber 7 8 9 10 11 12 13 7:00pm CC Mtg 6:00pm HPC 5:30pm CC (Council Regular Special Mtg Chambers) Meeting (Council (Council Chambers 6:00pm Cancelled -HP C Work Session 14 15 16 17 18 19 20 11.00am CC Special Mtg (Council Cham bers 6:00pm P&Z Work Session (Council Cham bers 21 22 23 24 25 26 27 7:00pm CC Mtg Cham bers 28 29 30 Jul 1 2 3 4 Council Calendar 1 6/8/2020 8:42 AM 83 July 2020 July 2020 SuMo TuWe Th Fr Sa 1 2 3 4 5 6 7 8 9 10 11 12131415161718 19 20 21 22 23 24 25 26 27 28 29 30 31 August 2020 SuMo TuWe Th Fr Sa 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 161718192021 22 23 24 25 26 27 28 29 30 31 SUNDAY MONDAY TUESDAY WEDNESDAY THURSDAY FRIDAY SATURDAY Jun 28 29 30 Jul 1 2 3 4 Cit Holiday Independence Da 5 6 7 8 9 10 11 6:OOpm HPC III 7:00pm P&Z Mtg (Council Work Session Cham bers) (Council Chamber 7:30pm HPC Regular Meeting (Council 12 13 14 15 16 17 18 7:00pm CC Mtg (Council Chambers 19 20 21 22 23 24 25 6:00pm P&Z Work Session (Council Cham bers 26 27 28 29 30 31 Aug 1 7:00pm CC Mtg Chambers Council Calendar 2 6/8/2020 8:42 AM 84 August 2020 August 2020 SuMo TuWe Th Fr Sa 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 161718192021 22 23 24 25 26 27 28 29 30 31 September 2020 SuMo TuWe Th Fr Sa 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 SUNDAY MONDAY TUESDAY WEDNESDAY THURSDAY FRIDAY SATURDAY Jul 26 27 28 29 30 31 Aug 1 2 3 4 5 6 7 8 7:00pm P&Z Mtg (Council Cham bers 9 10 11 12 13 14 15 ------------ 7:00pm CC Mtg 6:00pm HPC (Council Work Session Cham bers Council 7:30pm HPC Regular Meetina 16 17 18 19 20 21 22 6:00pm P&Z Work Session (Council Cham bers 23 24 25 26 27 28 29 7:00pm CC Mtg Chambers 30 31 Sep 1 2 3 4 5 Council Calendar 3 6/8/2020 8:42 AM 85