Certificate of Appropriateness Staff Report...Certificate of Appropriateness Staff Report Case...

Certificate of Appropriateness Staff Report For designated historic properties & districts in unincorporated Pinellas County

Downtown Palm Harbor Historic District Historic Preservation Board Review

Case Number # 2019-04

Date of Review May 9, 2019

Applicant: Michael Winter

Subject Property: 1123 Florida Avenue, Sutherland Masonic Lodge

Project Description: Rehabilitate exterior of building

This property is a contributing property located within the Downtown Palm Harbor Historic District and, therefore, must comply with the architectural design criteria set forth in Section 146-7 of the Zoning Ordinance. The Historic Preservation Board (the Board) provided guidance to the applicant at the March 20, 2019 meeting. The applicant’s design team has revised the design documents after input from the Board and staff. The staff evaluation of these revised documents conducted by the Pinellas County Preservation Planner is provided below.

Results of review:

• Staff findings are as follows:

a) Overall, the proposed design retains and enhances defining characteristics of the contributing structure and will result in an appearance that conveys the historical evolution of the building including the original J.C. Craver store, improvements associated with the 1912 expansion of the building, and the 1933 conversion of the building to a Masonic Lodge as long as the recommendations proposed by staff are followed.

b) Distinctive features, finishes, construction techniques and examples of craftsmanship that characterize this historic property are being preserved including form, fenestration, window appearance, and cladding.

c) The proposed replacement of missing features has been substantiated by documentary, physical, and pictorial evidence including the roof configuration, parapet walls, shutters, and trimwork as long as the recommendations proposed by staff are followed.

d) The appearance of the proposed gallery has been placed and designed in a manner that differentiates it as a new addition from the historic building and is compatible in massing, size, scale, and architectural features. If removed in the future, the essential form and integrity of the contributing structure will remain unimpaired.

Certificate of Appropriateness Staff Report Case Number 2019-04

e) The owner has provided access to the property so that an archeological survey can be conducted.

f) That existing windows may be replaced as long as the applicant has provided evidence to the satisfaction of the Board that the historic windows cannot be retained in place and that the aluminum windows, as proposed are appropriate in appearance.

g)

• The current plans, drawings and specifications are consistent overall with the direction provided by the Historic Preservation Board at the March 20, 2019 meeting and also meet the intent of the architectural design criteria for this contributing property in the Downtown Palm Harbor Historic District as provided in Sec. 146-7(a)(6) of the Zoning Ordinance.

• The staff recommendation is for APPROVAL of this Certificate of Appropriateness application as long as the conditions outlined below are adopted by the Board:

1) A roof plan is provided by the applicant that demonstrates the proposed roof and parapet walls shall result in an appropriate appearance to the satisfaction of the Historic Preservation Board or Preservation Planner.

2) The reconstructed entablature on the parapet wall shall be constructed in a manner consistent with the original entablature specifically including three components (cornice, frieze, architrave); brackets centered over the cornerboards; a solid board soffit with smooth, painted finish; and returns at any wall ends.

3) The existing historic wood siding and historic window trim that is in good condition shall be retained in place and that all new wood siding and new window trim shall match existing in profile and dimension.

4) Columns on the gallery porch shall be constructed of steel and shall be positioned at all corners and elevated stair tops/bases.

5) The ramp railings shall be set back from the building façade at least 36 inches; all railings shall be installed with larger posts at the top and bottom of stairs and slopes; and pilasters will be installed at walls.

6) Any faux windows used shall match the exterior appearance of all other functional windows on the building and shall be indicated as such on all plans and drawings.

7) The southernmost window opening on the second floor of the west wall on the building be retained and shall match the appearance of the window immediately adjacent to it.

8) The 4-panel door in the entrance on the east wall shall be installed with the longer panels above the shorter panels.

9) The final appearance and details of the shutters and exterior door trim shall be approved by the Preservation Planner prior to purchase and installation.

10) Window sills on the first floor shall not be clad in aluminum.

11) The gallery porch ceiling shall consist of painted, tongue & groove beaded board.

Certificate of Appropriateness Staff Report

12) If synthetic materials are considered as an alternative to wood, such materials shall be authorized by the Board or Preservation Planner. Specifically, PVC and vinyl shall not be considered as an appropriate alternative synthetic material.

13) The proposed building color scheme shall be modified in the following manner to the satisfaction of the Board or Preservation Planner:

o A Victorian-era color scheme should be considered.

o White shall be used only as an accent color.

o Soffits, ceilings and shutters shall be painted, not clear-coated.

• Staff comments are provided in the review matrix below and the Exhibit F, attached to this staff report, providing a detailed review of architectural features and their compatibility with the historic character of this contributing structure.

• Exhibit C, attached to this staff report, include photos that generally depict existing conditions of the subject building.

• Exhibits D & E, attached to this staff report, represent the staff opinion on the architectural features that are of significance.


3rd Review, May 9, 2019

Page 1

Sec. 146-7(a)(6): General Criteria for Evaluating Certificates of Appropriateness

[Changes from the previous staff report are indicated by underline and strikethrough]

Architectural Standard Achieved? Comment

a. A property shall be used for its historic purpose or be placed in a new use that requires minimal change to the defining characteristics of the building and its site and environment.

Yes

The proposed adaptive reuse of the building for retail/restaurant on the first floor and two (2) apartments on the second floor is consistent with this standard.

b. The historic character of a property shall be retained and preserved. The removal of historic materials or alteration of features and spaces that characterize a property shall be avoided.

Yes No

The current design results in an appearance that is consistent with the original J.C. Craver store building, the historical improvements associated with the 1912 expansion of the building, and the 1933 conversion of the building to a Masonic Lodge (see Exhibit F for comparison chart).

c.

A property shall be recognized as a physical record of its time, place, and use. Changes that create a false sense of historical development, such as adding conjectural features or architectural elements from other buildings, shall not be undertaken.

Yes Partly

The projecting bay windows, shutters, and front entrance as shown on the façade concept sketch do not conform to this standard.

The current set of plans, drawings and renderings are consistent with this standard.

d. Most properties change over time; those changes that have acquired historic significance in their own right shall be retained and preserved.

Mostly No

Most Several of the historical improvements associated with the 1912 expansion of the building and the 1933 conversion of the building to a Masonic Lodge are proposed to be altered or removed retained.

e. Distinctive features, finishes, and construction techniques or examples of craftsmanship that characterize a historic property shall be preserved.

Mostly TBD

The applicant should identify what has identified the historic material that is to remain on the building after rehabilitation. Refer to exhibits D and E from the previous in this revised staff report.

f.

Deteriorated historic features shall be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature shall match the old in design, color, texture, and other visual qualities and, where possible, materials. Replacement of missing features shall be substantiated by documentary, physical, or pictorial evidence.

Mostly TBD

The applicant should identify what has identified the historic material that is to remain on the building after rehabilitation. Refer to exhibits D and E from the previous in this revised staff report.

g. Chemical or physical treatments, such as sandblasting, that cause damage to historic materials shall not be used. The surface cleaning of structures, if appropriate, shall be undertaken using the gentlest means possible.

TBD Information has not yet been provided by the applicant on the cleaning and treatment of historic materials.


Page 2

Sec. 146-7(a)(6): General Criteria for Evaluating Certificates of Appropriateness

[Changes from the previous staff report are indicated by underline and strikethrough]

Architectural Standard Achieved? Comment

h.

New additions, exterior alterations, or related new construction shall not destroy historic materials that characterize the property. New work shall be differentiated from the old and shall be compatible with massing, size, scale, and architectural features to protect the historic integrity of the property and its environment.

Yes Partly

• No addition is proposed at this time. A 2-story gallery porch is proposed as a new addition for the west and rear sides. It is located towards the rear of the building on the interior side of the site which is the preferred location.

• The appearance of the new addition is differentiated from the “old” character of the building which is consistent with this standard.

i. New additions and adjacent or related new construction shall be undertaken in such a manner that, if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired.

Mostly TBD

No new additions are proposed at this time. The recessed entry proposed for the second floor of the gallery on the west side cuts into the historic wall plane of the building.

j. Significant archaeological resources affected by a project shall be protected and preserved. If such resources must be disturbed, mitigation measures shall be undertaken.

TBD

No significant archeological resources have been identified on the property, but archeological monitoring during construction may be recommended. The applicant has stated that access to the property will be granted to trained volunteers who will conduct a Phase 1 archeological survey as long as it does not delay construction work.

Sec. 146-7(a)(7): Design Criteria for Downtown Palm Harbor Historic District

Architectural standard Achieved? Comment

a. General design criteria.

1. The scale (height/width ratio) of new construction, or of alterations/additions to existing structures, shall be similar to that of the contributing structures in the district.

Yes N/A

The overall scale of the existing building will not be altered and the new gallery porch addition is appropriate in placement and scale. no new additions are proposed.

2.

New buildings or alterations/additions to existing structures shall not be built higher than the existing buildings in the district as of the time of designation. The height of new construction, or of alterations/additions to existing structures, shall not exceed 30 feet in height when measured at the eave of the structure.

Yes TBD

The overall height of the existing building will not be altered and the new gallery porch addition is appropriate in height. no new additions are proposed.


3rd Review, May 9, 2019

Page 3



3.

The historical setback patterns and street-facing orientation shall be maintained for new and reconstructed buildings. New buildings shall be built flush with the public right-of-way except in cases where the presence of mature trees requires that the building be located back from the street. The orientation of new buildings, and of alterations/additions to existing buildings, shall maintain front-facing facades with the main entrance on the street side of the building.

Yes The proposed exterior rehabilitation work maintains the street-facing orientation of the main entrance on the existing building.

4. The size, slope, and type of roofs for new construction, or for alterations/additions to contributing structures, shall be similar to those of the contributing structures.

Yes

Mostly TBD

• The proposed exterior rehabilitation work involves replacement of the existing gable roof with a flat roof and parapet walls similar to the appearance of the original building. maintains the overall size, slope and roof type on the building.

• The applicant would like to modify the current configuration of the rear of the building. The proposed reconfiguration of the non-historic rear section unifies the overall appearance of the building although the small segment of parapet wall at the northwest corner is somewhat awkward in appearance.

5.

Shutters shall be in character with the style and period of the building. Replacement shutters shall be similar to the original in size, configuration, and style, and shall fit the window openings, not to overlap on the surface of the wall.

No The shutters shown on the revised elevation drawings façade concept sketch do not comply with this standard.

6. Porch additions shall have a roof type that is either similar to the existing roof or that is in character with the style and period of the building.

Yes No

The rear gallery porch addition shown on the revised drawings The main entrance shown on the façade concept sketch does not comply with this standard.

7. Fences and walls on all street frontages shall be constructed only of decorative open pickets, decorative metal, brick, or stamped concrete which are compatible with the streetscape design materials.

N/A No changes to fences or walls are proposed at this time.

8.

Choice of colors should complement and enhance the character of the district. For new construction and non-contributing structures, specific color choice is left to the discretion of the property owner. For contributing structures, the general criteria for color outlined in Sec. 146 shall be followed.

TBD

The proposed color scheme is Buff for walls; White for windows & trimwork; and Clear-coat (?) for soffits, shutters and doors. The applicant should demonstrate that the proposed color palette is appropriate for the period and provide a color scheme for all building elevations.


Page 4



9. On-street or alley parking should be maintained. Historical parking patterns should be followed in site-plan requirements for new construction.

Yes Parking is to be provided on site that is accessible from the alleyway. Also existing on-street parking shall be maintained.

b. Contributing structures.

1.

If windows and doors in contributing structures are determined to be un-repairable, they shall be replaced with new windows and/or doors matching the size, spacing, and where possible, materials of the originals. The use of materials other than the original materials shall be considered by the historic preservation board or county staff on a case-by-case basis.

TBD Information on the condition of existing windows in this contributing structure has not yet been provided by the applicant.

2.

Porches and porch features that are in good condition or repairable, and which are in character with the style and period of the building, shall be retained. Porches and porch features shall be repaired so they match the existing in materials, size and configuration.

Yes TBD

The front entrance as currently shown on the revised drawings appears to comply with this standard. façade concept sketch does not conform to this standard. An awning or canopy over the main entrance door may be considered as an appropriate alternative.

c. Noncontributing structures. [NOT APPLICABLE]

d. New construction. [NOT APPLICABLE]

Staff Report for Certificate of Appropriateness Application 2019-04, 3rd Review, May 9, 2019

EXHIBIT F – COMPARISON OF SIGNIFICANT ARCHITECTURAL FEATURES WITH PROPOSED WORK

Page 1

Architectural Feature Location Significant? Original Historic Configuration

Proposed Work Stdrd Met?

Staff Recommendation

Gallery porch, 2-story (new addition)

Rear N/A N/A Gallery for 2nd floor access to be added on west side & rear (fire escape to be removed)

Yes Approve, after all materials are identified (see comments below)

Gable roof, moderate pitch (1912)

Main section Yes Shed roof, low pitch w/ parapet walls

Replace existing 1912 gable roof w/ flat roof (?) & parapet walls

Yes Approve, after roof plan is provided

Gable w/ shed roof Rear No N/A Replace with flat roof (?) for gallery addition

Mostly Approve, after roof plan is provided

Parapet walls N/A N/A Façade & sides Recreate parapet walls except at portions of gallery addition

Mostly Approve, after roof plan is provided and rear segment of parapet wall is explained

Entablature height (see Exhibit H)

N/A N/A 3-part; 10% of building height

4-part; 10% of building height

Yes Approve, w/ condition that a 3-part entablature be installed

Exterior material, Roofing Roof No Unknown Membrane type not visible from the ground

Yes Approve, as submitted

Exterior material, Siding All walls Yes Wood weatherboard, horizontal lap

Horizontal lap, unknown material or exposure

Yes Approve w/ condition that existing wood siding be retained and new wood siding match existing profile and dimension

Fenestration, 1st floor Facade Yes Symmetrical paired windows; double door

Combine 1933 config. w/ original config.; same opening dimensions


Fenestration, 1st floor East (Right) side

Yes 1 door, 2 windows (1 floor-to-ceiling), not aligned or symmetrical

Retain 1933 config. (6 windows & 1 door) & opening dimensions


Fenestration, 1st floor West (Left) side

Yes 2 openings toward rear, not aligned or symmetrical

Retain 1933 config. (5 windows & 1 door) & opening dimensions


Fenestration, 2nd floor Facade Yes 2 symmetrically placed window openings

Use original config. & opening dimensions


Fenestration, 2nd floor East (Right) side

Yes 5 symmetrically placed windows

Retain 1933 config. (7 openings); replace door w/ window; change dimensions on 4 windows

Mostly Provide evidence to satisfaction of HPB that historic windows cannot be retained in place; indicate faux window on 2nd floor plan


Page 2




Fenestration, 2nd floor West (Left) side

Yes 5 symmetrically placed windows

Retain 1933 config. for 3 openings; infill 3 openings; add 2 new openings; install door

Mostly Approve w/ condition that southernmost window on 2nd floor be retained allowing for larger opening

Fenestration, 1st & 2nd floors

Rear Partly Unknown Reconfigure non-historic openings


Main entrance

Facade Yes Recessed w/ double doors, sidelights & transom

Retain transom; install wood 2-panel door with ½ glazed panel


Secondary entrance East (Right) side

No 1 door & a floor-to-ceiling window

Install wood, 4-panel door

Yes Approve w/ condition that small panels be installed at base

Secondary entrance 1st Floor, West (Left) side

No Unknown Retain transom; install wood 2-panel door with ½ glazed panel


Secondary entrance 2nd Floor, West (Left) side

No N/A Install transom & wood 2-panel door with ½ glazedl


Windows All Yes Wood, 2-over-2, double-hung sash; 3”-4” depth of reveal

Aluminum, single-sash, 2-over-2; applied exterior grill; 4” depth of reveal

TBD Provide evidence to satisfaction of HPB that historic wood windows cannot be retained in place & new aluminum windows are appropriate appearance

Shutters All N/A Wood, louvered w/ 3 rails, upper floor only

Wood, louvered w/ 3 rails, upper floor only

Yes Approve w/ condition that shutter detail and appearance be approved by Preservation Planner before installation

Trim, Windows Upper Floor Yes Wood surround; sloping dripmold; no apron; projecting sill

Wood surround; block dripmold; apron; projecting metal-clad sill

Yes Approve w/ condition that existing trim be retained; sloping dripmold be installed at window top; consider alternative material

Trim, Windows Lower Floor Yes Wood surround; sloping dripmold; no apron; projecting sill

Wood surround; block dripmold; apron; projecting metal-clad sill

Mostly Approve w/ condition that existing trim be retained; sloping dripmold be installed at window top; sill not be clad in metal; consider alternative material

Staff Report for Certificate of Appropriateness Application 2019-04, 3rd Review, May 9, 2019

EXHIBIT F – COMPARISON OF SIGNIFICANT ARCHITECTURAL FEATURES WITH PROPOSED WORK

Page 3




Trim, Doors All N/A Applied wood surround w/ entablature & pilasters; threshold

Applied surround w/o entablature or pilasters; threshold, as needed

Partly Approve w/ condition that door surround detail be approved by Preservation Planner

Trim, Parapet entablature (see Exhibit H)

Main roof N/A Wood entablature (cornice, frieze & architrave) w/ brackets at top of cornerboards

Entablature (cornice, frieze & architrave) w/ wood brackets inset from cornerboards

Yes Approve w/ condition that returns be provided at ends of parapet wall; brackets be at least 2 inches thick; and brackets be installed at top of cornerboards

Trim, Columns Gallery (new addition)

N/A N/A Install single and double (steel?) columns along gallery

Yes Approve, after materials are identified and w/ condition that columns are located at every corner and stair tops/bases

Trim, Fascia & Cornice Gallery (new addition)

N/A N/A Install fascia at floor and cornice at ceiling

Yes Approve, after materials are identified

Railings Gallery (new addition); Ramp on west side

N/A N/A Provide protective guard rails for ramp and gallery

Mostly Approve w/ condition that railings be set back from façade at least 36 inches; installed with larger posts at top of slope, top & bottom of stairs, w/ wall pilasters

Soffits & Ceilings Parapet; Gallery

N/A N/A • Tongue & groove for parapet soffit

• Material not identified for gallery ceilings

TBD • Solid board with smooth, painted finish is appropriate (consider alternative material)

• Beaded tongue & groove with painted finish is appropriate

Decking Gallery, 2nd floor

N/A N/A • Install synthetic material on 2nd floor (Trex)

• Material not identified for 1st floor and ramp

TBD • Provide evidence to satisfaction of HPB that synthetic decking is appropriate (consider color & configuration)

• Additional info from applicant needed for 1st floor

Color Scheme Building exterior

Yes Unknown • Buff/tan for siding

• White for windows/trim

• Clear coat for doors, shutters & soffits?

TBD • Consider Victorian color palette

• White should be accent only

• Clear coat for soffit & shutters not appropriate

1123 Florida Avenue, Palm Harbor

Staff Report for Certificate of Appropriateness Application 2019-04

EXHIBIT A - Historical timeline for the subject property

1877 James Calvin Craver moves to the area from Illinois after being diagnosed with tuberculosis and

advised by a physician to seek a warmer climate.

1878 J.C. Craver receives authorization to operate the ‘Bay St Joseph’ Post Office out of his home.

1880 J.C. Craver is listed as a “Farmer” in the 1880 U.S Census.

1887 The Third Duke of Sutherland constructs a winter home on Lake Butler (now Lake Tarpon); The

Sutherland Land & Improvement Company is established in Omaha, Nebraska.

1888 A plat for the Town of Sutherland (now Palm Harbor) is recorded; construction of the Orange

Belt Railway is completed to Sutherland; the Hotel Sutherland opens for its first season.; J.C.

Craver opens a general mercantile store and the ‘Sutherland’ Post Office on the subject

property.

1900 J.C. Craver is listed as a “Merchant” in the 1900 U.S Census.

1909 The Sutherland Lodge of the Free & Accepted Masons is established with J.C. Craver serving as

the first Worshipful Master.

1912 The Tampa Tribune reports that J.C. Craver is having an addition constructed onto his building

for a post office and drug store.

1913 The local chapter of the Order of the Eastern Star (womens’ Masonic auxiliary) is established.

1920 J.C. Craver dies and wills his building to the Sutherland Masonic Lodge.

1925 At the urging of a local real estate development company, the name of the local post office is

changed from ‘Sutherland’ to ‘Palm Harbor’.

1933 The Sutherland Masonic Lodge and local Eastern Star chapter move into the second floor of the

current building. The fraternal organization uses this meeting space for 85 years.

1945 The wood framing on the first floor of the current building is replaced with concrete block. It is

also likely that the cement-fiber shingle siding on the second floor and 1-over-1 DHS windows

are installed at this time.

2018 Members of the Sutherland Masonic Lodge sell the building to its current owner.



EXHIBIT B - Historical photos of the subject property

Figure 1 - J.C. Craver’s general mercantile store, circa 1890

Figure 2 - View of Florida Avenue from tower of the San Marino Hotel, circa 1895

EXHIBIT B (CONTINUED)

Figure 3 - View of Florida Avenue from west, circa 1900

Figure 4 - View of Florida Avenue from tower of the Florida Methodist College, circa 1905

Figure 5 – Sutherland Masonic Lodge building, circa 1933

Figure 6 – View along Florida Avenue from the east, circa 1945

Figure 7 – view along Florida Avenue from the east, 1966



EXHIBIT C – Current Photos of the Subject Property

Figure 1 – Façade (south side) of subject building (PC staff photo, March 2019)

Figure 2 – Rear of subject building (PC staff photo, March 2019)

EXHIBIT C (CONTINUED)

Figure 3 –East side of subject building (PC staff photo, March 2019)

Figure 4 – West side of subject building (PC staff photo, March 2019)



EXHIBIT E – Revised Evaluation of Exterior Architectural Features on East Elevation

[Changes from previous staff reports are indicated by underline and strikethrough]

Frame construction

on second floor is a

significant feature

and will be retained

DHS, 2-over-2 windows

with 3” depth of reveal,

applied surround, and

wood sill are a significant

feature and may be

retained

5 V-Crimp metal roof is

not a significant feature

and will be removed

Masonry block

construction on first

floor is a significant

feature, but will be

covered with wood

siding to match

original

Fascia board on eaves is a

significant feature, but

will be replaced with a

parapet wall that matches

original

DHS, 1-over-1 windows with

4” depth of reveal, no applied

surround, and brick sill are a

significant feature, however,

2-over-2 sash replacement

windows with 4” depth of

reveal and applied surround

will match original and are

appropriate in appearance

Both the cement-fiber

shingles, and horizontal

wood lap siding behind it,

are significant features—

the wood lap siding shall

be retained

Fire escape and exit are

not significant features

and will be removed

Size/shape of upper

floor windows is a

significant feature;

some will be

retained

Historic fenestration (1888-

1945) is a significant feature




EXHIBIT D – Revised Evaluation of Exterior Architectural Features on Façade

[Changes from previous staff reports are indicated by underline and strikethrough]

Awning is not a

significant feature

and is improperly

installed will be

removed

DHS, 1-over-1 windows with

2” depth of reveal, no applied

surround, and bullnose sill are

a significant feature, however,

2-over-2 sash replacement

windows with 4” depth of

reveal and applied surround

will match original and are

appropriate in appearance

Metal, 6-panel door is


and will be replaced

with a door appropriate

for the period

Stucco with fine sand

finish on wire mesh is


and will be replaced

with wood siding that

matches original

Louvered vent is a

significant feature,

but will be removed

Wood, board-and-

batten siding may is

not be a significant

feature; original

siding beneath to be

exposed

Gable roof with a

moderate pitch is a

significant feature, but

will be replaced with shed

roof that matches original

Symmetrical

fenestration is a

significant feature


Fenestration of upper

floor will be consistent

with original TBD

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