HISTORIC PRESERVATION COMMISSION AGENDA ITEM
ACTION REQUESTED:
title
Consider COA 18-1430 submitted by Great Central Properties III pertaining to 110 S. Washington Street (Old Nichols Library) and:
1. Concur with staff and the petitioner’s response to the factors for consideration of a COA application and approve the COA to permit minor alterations and repairs to the original structure of Old Nichols Library - COA 18-1430;
2. Concur with staff and the petitioner’s response to the factors for consideration of a COA application and approve the COA as it pertains to the proposed height, bulk, setbacks, and size of the addition to the Old Nichols Library - COA 18-1430; and
3. Review and provide input regarding the schematic architectural renderings of the addition to the Old Nichols Library and direct the petitioner to return to the HPC for review of the architectural permit drawings depicting the final appearance of the proposed addition to the Old Nichols Library, including, but not limited to, building materials. Future HPC review of the final architectural permit drawings shall not include any further review of the addition’s height, bulk, setbacks, or size, provided that these elements remain consistent with that approved through COA 18-1430.
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DEPARTMENT: Transportation, Engineering and Development
SUBMITTED BY: Gabrielle Mattingly
BOARD/COMMISSION REVIEW:
On September 19, 2017, the City Council passed Ordinance 17-141 designating 110 S. Washington Street (“Subject Property”) as a local landmark as provided in Section 6-11-3 of the Naperville Municipal Code. On January 25, 2018 the Historic Preservation Commission approved COA 17-5146 allowing for demolition of the 1962 addition to the structure located at 110 S. Washington Street.
BACKGROUND:
The Subject Property is generally located north of Jefferson Avenue and east of Washington Street and is zoned B4 (Downtown Core District). It is approximately 0.56 acres and is improved with the Old Nichols Library building, most recently occupied as a church. An Illinois Urban Architectural and Historical Survey was completed on the property in 2010 and identified the architecture of the building as Richardsonian Romanesque. The survey noted that a 1-story south side addition was added to the building in 1962.
DISCUSSION:
COA Requirements
Per Section 6-11-6 of the Municipal Code, “property owners who seek to alter, construct, demolish or make a material change to landmark properties, or to properties located within an historic district, shall be required to obtain a certificate of appropriateness as provided herein. Per Section 6-11-7:1 (Certificate of Appropriateness Not Required), “a certificate of appropriateness is not required for any work (e.g., addition, demolition, alteration or change in material) performed on the secondary or rear façade of the principal building or structure if such work will result in no change to the exterior architectural appearance of the building or structure as visible from a public street measured by a line of sign perpendicular to the primary façade(s). A public street shall not include alleys.”
Current COA Request
The owner of the Subject Property, Great Central Properties III, has petitioned for approval of a Certificate of Appropriateness (COA) to allow for the construction of an addition to the Old Nichols Library located at 110 S. Washington Street (Subject Property) and to permit minor alterations and repairs to the original structure of Old Nichols Library, as follows:
• Minor Alterations and Repairs: The petitioner has proposed minor alterations and repairs to the existing structure to help restore any dilapidated features. Restoration includes: tuckpointing and repairs to existing brick and stone, repairs to the wood facia and soffits, repairs and replacement of the existing roof, replacement of the existing windows with like-style window units, replacement of main entry door with a replica door unit and reconstruction of main entry steps.
• Addition: The petitioner has additionally proposed to construct an addition to the existing Old Nichols Library structure. As proposed, the addition will include 21 residential condo units, approximately 10,000 net square feet of street level retail space, and associated indoor parking. The development is a total of 68,409 square feet (SF) which includes 21 residential condos and 10,033 net square feet (NSF) of street level retail and commercial space. With construction of the addition, the existing north, west, and a portion of the south façade of the Old Nichols Library structure will be maintained in its current condition.
Factors for Consideration of a Certificate of Appropriateness Application:
Section 6-11-8:5 of the City’s Code (Certificate of Appropriateness Required) establishes the factors for consideration of a COA application. The petitioner has prepared responses to these standards (see attached). Staff generally concurs with these findings and additionally provides the following:
5.1. Compatibility With District Character: The Commission and Zoning Administrator shall consider the compatibility of the proposed improvement with the character of the historic district in terms of scale, style, exterior features, building placement and site access, as related to the primary facade(s), in rendering a decision to grant or deny a certificate of appropriateness.
Analysis: The building is not located within the historic district; it is a standalone landmark which is located outside of the boundaries of the local historic district. Accordingly, this factor is not applicable to the subject COA.
5.2. Compatibility With Architectural Style: The Commission and Zoning Administrator shall consider the compatibility of the proposed improvement with the historic architectural style of the building or structure to be modified by the certificate of appropriateness request.
Analysis: The City’s Historic Building Design and Resource Manual does not provide guidance on changes or additions made to the Richardsonian Romanesque architectural style. However, staff finds that the alterations proposed to the original structure are largely related to building accessibility, as required by ADA, and/or other necessary maintenance. These alterations are minor and are classified as in-kind replacements which can be administratively approved in accordance with Section 6-11-8:1 of the Code. Accordingly, staff finds that the proposed minor alterations and repairs have no impact on the architectural style of the existing Old Nichols Library structure.
With respect to the proposed addition, the City’s Historic Building Design and Resource, while not specific to the Richardsonian Romanesque style, individual landmarks, or commercial properties, generally notes that when designing additions, “the exact duplication of historic details and ornamentation on the original house is generally discouraged to ensure that the evolution of the building can be seen and that a false historic building is not created”. Staff finds that the proposed addition, which provides significant building articulation, varied rooflines, traditional building materials and design, and building setbacks which preserve the view of the existing Old Nichols Library structure from Washington Street, is complementary to, but not duplicative of, the architecture of the existing structure and therefore appropriate for the subject property.
5.3. Economic Reasonableness: The Commission and the Zoning Administrator shall consider the economic reasonableness of any recommended changes determined to be necessary to bring the application into conformity with the character of the historic district.
Analysis: The proposed addition is designed to incorporate the original Nicholas Library building in its existing location on site, including the retention of the open space in front of this building, while also permitting a new addition to be constructed on the Subject Property. Staff finds that the proposal presents an economically reasonable development that provides a reasonable standard of care to the original structure.
5.4. Energy Conservation Effect: In making its determinations, the Commission and Zoning Administrator shall consider the effect that any recommended changes may have on energy conservation.
Analysis: The building code requirements today have a higher level of review than when the original building was constructed. Therefore, the proposed addition will be required to be built in compliance with current building code requirements, which include energy efficiency standards.
5.5. Application Of Regulations: The Commission and Zoning Administrator shall not impose specific regulations, limitations, or restrictions as to the height and bulk of buildings, or the area of yards or setbacks, or other open spaces, density of population, land use, or location of buildings designed for conditional uses except as applicable for compliance with the underlying zoning district.
5.5.1. The Commission however, may consider the height and bulk of buildings and area of yards or setbacks within the context of existing neighborhoods in making its determinations. The Commission shall be permitted to deny a certificate of appropriateness on the basis of height and bulk of buildings and the area of yards or setbacks only upon finding that the approval of such a request would be detrimental to the existing or historical character of its surrounding neighborhood. The Commission may adopt procedural rules concerning the type of information that it considers necessary to make such a finding.
5.5.2. The Commission's consideration of height and bulk of buildings and area of yards or setbacks shall not exempt the applicant from compliance with the provisions of this Title 6 <https://library.municode.com/il/naperville/codes/code_of_ordinances?nodeId=TIT6ZORE> (Zoning Regulations).
Analysis: The subject properties are located within the B4 (Downtown District Core) zoning district. Upon review of the proposal, staff finds that the building meets zoning district requirements in terms of height, FAR, and setbacks, as follows:
|
|
B4 Allowances |
Proposed Project |
|
Maximum Height |
60’ |
60’ |
|
Maximum Floor Area Ratio (FAR) |
2.5 |
2.5 |
|
Setback Requirements |
No greater than 6’ from Washington Street |
5’ along Washington Street |
The Subject Property is included within the limits of the Naperville Downtown2030 plan. Appropriate height and setbacks for properties located within the Downtown Core were extensively discussed by the Downtown Advisory Commission through the development of this plan in 2011. Following adoption of the plan, the Zoning Ordinance was amended to establish a maximum 60’ height restriction for properties located within the B4 zoning district; prior to this ordinance requirement, bulk within the downtown was controlled by FAR only. As noted above, the proposed addition complies with both the maximum FAR and height established for the B4 district. Furthermore, the proposed addition incorporates varied rooflines to provide architectural interest and height variations such that the entire addition is not constructed at the 60’ maximum height. The building size is somewhat increased due to the incorporation of residential parking spaces within the building; these spaces are required by Code given the priority of Downtown parking and the specific need for the provision of on-site residential parking.
With respect to setbacks, the Naperville Downtown2030 plan and the Downtown Design Standards recommend the establishment of a streetwall by placing buildings at or near the front property line; streetwalls reinforce the pedestrian character of the downtown by establishing aesthetic and functional continuity. The Zoning Ordinance was amended following adoption of the Naperville Downtown2030 plan to require a maximum 6’ setback from any property line; the addition is proposed with a 5’ setback in compliance with this requirement. However, the addition has been carefully designed to provide a visual separation from the existing Old Nichols Library structure through the incorporation of an ADA accessible entrance between the south wall of this structure and the proposed addition. Furthermore, the addition provides building setbacks which maintain the view of the Old Nichols Library structure from Washington Street.
As this property is an individual landmark and not located within a historic district, it is important to note that surrounding properties (if redeveloped) will be permitted to construct to this height, FAR, and building setback by right. Based on the summary above, staff finds the proposed building height, bulk and setbacks appropriate and consistent with Naperville Downtown2030 recommendations and the established B4 regulations.
5.6. The City's Historic Building Design and Resource Manual may be used as a resource in consideration of the above.
Analysis: The City’s Historic Building Design and Resource Manual does not provide guidance on changes made to the Richardsonian Romanesque architectural style. However, as the subject property is located within the limits of the Naperville Downtown2030 plan, the Downtown Design Standards are applicable. The proposed building addition will be primarily brick and stone with metal accents in a traditional building design. The building includes a number of features, such as balconies, street level entrances with various opening sizes and the corner turret feature, which provide character and articulation to the street facing facade. In addition, as noted above, the building addition has significant building modulation and articulation, as well as varied rooflines, in compliance with these design requirements.
The Naperville Downtown2030 plan also promotes architectural design concepts that support the vitality of downtown by retaining the historical and architectural characteristics of the existing built environment while focusing on the retention of the unique architectural or character-defining features of buildings that are identified as “significant”. Staff finds that the proposed building design accomplishes these goals.
Conclusion
Given the significant discussion that has occurred to date with respect to any proposed improvements at the Subject Property, as well as the significant cost to prepare architectural drawings for such work, the plans submitted with the current COA request are schematic architectural renderings (i.e., not permit drawings). Given the unique circumstances presented at the Subject Property and because final architectural drawings have not been submitted at this time, staff recommends the following to HPC:
1. Concur with staff and the petitioner’s response to the factors for consideration of a COA application and approve the COA to permit minor alterations and repairs to the original structure of Old Nichols Library - COA 18-1430;
2. Concur with staff and the petitioner’s response to the factors for consideration of a COA application and approve the COA as it pertains to the proposed height, bulk, setbacks, and size of the addition to the Old Nichols Library - COA 18-1430; and
3. Review and provide input regarding the schematic architectural renderings of the addition to the Old Nichols Library and direct the petitioner to return to the HPC for review of the architectural permit drawings depicting the final appearance of the proposed addition to the Old Nichols Library, including, but not limited to, building materials. Future HPC review of the final architectural permit drawings shall not include any further review of the addition’s height, bulk, setbacks, or size, provided that these elements remain consistent with that approved through COA 18-1430.