Board tables Certificate of Appropriateness for 401 N. Bradley after split vote; staff had urged removing large dormers

The Historic Preservation Advisory Board on June 5 voted to table consideration of a Certificate of Appropriateness (COA) application for 401 North Bradley Street after a 3-3 split on an initial motion. Staff had recommended approval with conditions that would remove two proposed large shed dormers on both sides of the roof, saying the dormers would alter the roofline and fail to meet Standards 2, 9 and 10 of the Secretary of the Interior's Standards for Rehabilitation.

Reina Allen, historic preservation planner, presented the COA materials and told the board the primary issues were the proposed large modern shed dormers on both sides of the house. The property, built circa 1900 in a folk-Victorian style, carries a medium priority rating in the city's 2023 historic resource survey. Staff reported that the homeowners submitted updated plans to address roof pitch issues discovered during engineering and that eligible work to stabilize the house had already proceeded (foundation/engineering repairs), but that the large dormers would change the historic roof form and would not be easily reversible.

"In staff's professional opinion, the proposed design does not meet Standards 2, 9 and 10 of the Secretary of the Interior's Standards for Rehabilitation," Allen told the board, citing Standard 2 (retain historic character), Standard 9 (new work should be differentiated but compatible) and Standard 10 (new work should be reversible without impairing essential form).

Designer Mark McReynolds and the homeowners attended and explained that engineers found the roof framing and foundation in poor condition, and that much of the interior and structure requires rebuilding to make the house safe and habitable. McReynolds said the project team attempted lower-profile options but found they were not feasible given the need for legal egress windows, usable headroom and structural repairs, and that the house has already received numerous historical alterations over the past century.

After public discussion the board voted on a motion to approve the homeowners' proposed design without staff conditions; that motion resulted in a 3-3 tie and did not carry. A separate motion to table the item to the next meeting passed unanimously, giving applicants the option to return with revised plans or await a full board decision.

Staff noted additional details in its review: the 2023 resource survey rated the property medium priority, earlier surveys (1985, 2005, 2015) show gaps in East Side documentation, and a local GIS analyst is preparing updated maps and photographs for online publication. The homeowners reported the property was purchased in November 2024 and that some original exterior elements, including an iron fence, have been stored during foundation and grading work.

Board members split in their approach: some favored the applicant's effort to stabilize and make the house livable given extensive prior alterations and structural findings, while others emphasized preserving remaining historic character and following the Secretary of the Interior standards. Staff advised the board that a 3-3 tie meant the item failed at this meeting and that the applicants could either comply with staff recommendations or appeal to City Council; staff and a council liaison suggested tabling for a month to seek a full board vote rather than carry a denial to council.

The board voted to table the COA to the next regularly scheduled meeting.