Historic Preservation Commission

Transcription

1 Historic Preservation Commission Hearing Minutes of November 22, 2010 Commission Members Present Vice-Chairman, Amy Pence-Brown, Barbara Dawson, Liz Edrich, Beth Lassen, David Ruby and Samuel Jones Staff Members Present Matt Halitsky, Robert Lockward (Legal) and Nicki Heckenlively DRH / Tyson Twilegar Location: 1302 N. 12th Street Requests approval to construct an addition, install an exterior door and fireplace on property located in an R-1CH (Single Family Residential with Historic overlay) zone. MATT HALITSKY: The applicant is seeking retroactive approval of landscaping changes, installation of a large cistern and a rear addition to the home as well as future plans for a new fireplace and chimney as well as a NanaWall system on the north side of the home. Here we can see photos of the existing conditions with the landscaping changes that have been made already both on the property as well as in the right-of-way. Here we see a photo of the cistern that has been installed. It is currently not yet covered as well as the rear addition shown here. Staff is recommending as a condition of approval that the applicant prepare a detailed landscaping and grading plan for the review of this Commission at their December hearing. In addition staff recommends that the rear addition shown in this photo extend to the finished grade which is yet to be determined in the rear yard with a proper foundation that matches that existing at the rear of the home. Turning to the future work we re recommending conditions of approval that with the new fireplace and chimney a shingle stack be used as opposed to the three stacks that you see in this elevation. In addition we re recommending that the NanaWall system shown here on the north side of the home not be installed. COMMISSIONER LASSEN: Was there anything provided as far as the roof on that bump out? I might be answering my own question right now on the bath? MATT HALITSKY: Yes. As designed it would be appropriate. It is a hip roof off the back of the house. That would be fine as long as it was finished to the finish grade. COMMISSIONER LASSEN: And there are no windows in it?

2 Page 2 of 12 MATT HALITSKY: None. We may want to verify with the applicant, but I think it is to accommodate a new kitchen or stove or something like that. COMMISSIONER RUBY: Do you know in that picture of the cistern I believe it is what is that material that we re seeing is that sandstone? MATT HALITSKY: It is cement block down below with sandstone above and there is a small sandstone landscaping wall that has been installed around the entire property. SITE VISITS Commissioners Jones, Edrich, Pence-Brown, Dawson, Ruby and Lassen visited the site prior to the hearing. APPLICANT TESTIMONY TYSON TWILEGAR (Applicant): No objection to site visits. I want to give a little background on myself first and then a little background on the project and then I ll address each one of these conditions individually. I was born in St. Luke s hospital in 1975 and was brought home to a house at 1205 N. 11 th Street. It is on the corner of 11 th and Ressique. It is one of the oldest houses in the neighborhood. It is a 1890 Queen Anne. It was the first house built north of Fort Street. It is the subsequent street grid was based on which is a true north/south grid, which is different than the rest of downtown. That house was in my family for 25 years. I did 4,000 square feet of remodeling on that house. It is 8,000 square feet now. It was 4,000 when my father bought it in I attended school the children s schools, St. Joe s, North Junior High and Boise High. I began working construction in 1990 and started my own construction company in 1995 and began studying architecture at the University of Oregon in 1997 and received my first commission in 1999 and have been designing homes every since. I can see my old bedroom window from the backyard of this project it is so close. I have every reason to be responsible to this neighborhood. It is where I grew up and this house is being built for a three year old daughter of mine named Ruby. We re going to live there together. I ve got a lot invested in this project. My focus on this project from the beginning was to maintain the historical integrity of the house. It was gutted when I bought it and there was not a single wall that had dry wall on it. All the interior moldings had been removed. The exterior hadn t been adjusted too much. There was one window removed on the north side of the house where I m proposing my NanaWall system. The focus on the house is energy, efficiency, day-lighting, lasting construction, hyper insulated walls and water catchments. The NanaWall system that I m proposing on the north wall is on one side of my bathroom. It will act as part of the wall for my bathroom and that allows an indoor/outdoor connection with that north side of the house, which is often unused. That NanaWall also provides daylight where a window was removed originally before I purchased the house so I m retaining natural daylighting. NanaWalls have been used on a couple of historic buildings downtown. One is the Empire building where Milky Way used to be. It opened up on to the 10 th Street side. It has also been used on the Gem Noble Building at Asiago s. The windows that open up onto the Main Street side of Asiago s are a NanaWall system. They are a contemporary wall system that allows you

3 Page 3 of 12 to close off a section of the house or building and completely open it up. They fit very well with the existing design of the old historic buildings and they seem to fit seamlessly into the overall façade. By retaining the NanaWall I m replacing the daylight that would have been lost from the removal of this one window on the especially dark north side of the building which is very critical. It creates an indoor/outdoor relationship with that unused north side of the wall. I m going to skip the chimney for a second and go to Condition c., which is the rear addition extending to the grade with proper foundation. That not only is unstructural, but unnecessary. Historically, in my opinion, there are a number of cantilevered sections of buildings that are used in this period. Some of them are bay windows and some of them are not. To me it doesn t seem out of this scope of the historic realm of that period, which is the tapering off of the Queen Anne period. This house was built in 1903 and it lacks a whole lot of architectural features, but if you were to give it a name I believe it would be on the waning period of the Queen Anne. That was a common feature cantilevered sections of houses without foundations. As far as the cistern goes it would be very hard for me to get this completed in 15 days. The cistern itself is a pre-cast concrete vault that needs to be speced by me and given to a supplier and then that vault is dropped within that concrete encasement. I think the lead time on that is a least thirty days for me to order it and have it delivered. I can check on that. Condition e., I do have two spaces for parking. It is stacked parking and I m not familiar with this code so I wouldn t know if that is allowable, but there is space for stacked parking. I have plans for a non-permeable surface as well it just hasn t been installed yet. The tree lawn area and street trees being maintained with proper irrigation is counter to my use of the cistern, which is going to use the catch drain water to redistribute onto my yard and irrigate. I have a series of channels, tile channels that this water is pumped out of the cistern and into the channels. That water goes through the channels in the yard in various places and then water is piped out of that channel. It is similar to what you d see if you were out in the country and when they are irrigating individual rows of corn they ll put century tiles down, they ll put water in it and then they ll have siphon tubes that will water individual rows. My intention with the cistern is to use all that water to irrigate my landscape and the adjoining landscape. I haven t been approached by the City for replacing street trees. There was one that seemed like it had been removed shortly before I purchased the property, but I haven t been approached by anybody from the City. I would like, if it is acceptable, to maintain the grow crops that I have. It is a very good use of that space instead of having grass there, which never gets used. My final intention was to rows of wine grapes on that parking strip. I don t know if that is allowed at all by Community Forestry or not, but I ve got a lot of positive feed back from neighbors about using that space the way that I have. As far as Condition g., I d be more than happy to submit a proper landscape plan, but I think it would be more pertinent in the spring when I m addressing those issues. Right now I need to resume construction, which was stopped on all phases of this project. Not only the exterior, but the interior. I have been two months without being able to work on this. That includes plumbing and electrical, which are of no consequence to the outside. Right now I need to get the project started and that finished. I would be more than happy to submit a landscape plan when I get to that in the spring if that s acceptable. Details on the proposed chimney, multiple stack chimneys were not uncommon during that later Queen Anne period and neither was the material. This is exposed steel and it was a common

4 Page 4 of 12 material used back then. Not only that, but the steel piping is integral to the mechanical process of the fireplace itself. It is an energy efficient fireplace that uses thermal mass and recycles the heat and the air and exchanges the heat back into the room and that metal mass is the heat exchanging medium that I use so swapping it out to brick would compromise the efficiency of the actual fireplace itself. Furthermore as the first applicant has said, duplicating historic details sometimes is not the best idea. There wasn t a plan to try to replicate or duplicate what historically was there. It was to try and go in a different direction. COMMISSIONER DAWSON: I see that this property was cited for code violations in 2001, 2008 and 2009 for work without a permit and you were granted a building permit in 2009, but then you were cited with a code violation again this year in 2010, which caused the stop order. Is that all correct? TYSON TWILEGAR: They ve stopped work on the house a number of times and actually resumed it the same day. There was discohesion in the paperwork at the City. There was one of my submitted plans that were never found. It was folded up under some paper work so there was confusion. The original cite for working without a permit was valid. I was re-pouring the foundation and at that time I believe I hadn t started any work that was in need of a permit. It was actual repairs of the existing foundation. The subsequent stops have all been rectified that day or soon thereafter. COMMISSIONER DAWSON: I m looking at a photographs on Pages 8 and 9 of the package that we have right after the cistern. What is this? TYSON TWILEGAR: It is for retainment of drainage rock that is going to go next to the stone foundation. COMMISSIONER DAWSON: The need for that? TYSON TWILEGAR: To separate the gravel from the dirt to maintain the drainage of the rock itself. COMMISSIONER DAWSON: How large is the Cistern? TYSON TWILEGAR: In gallons? COMMISSIONER DAWSON: I m looking at the plans and it looks like it is TYSON TWILEGAR: It is 13 by 17. COMMISSIONER DAWSON: 17 x 17 is 24.5 cubic feet. TYSON TWILEGAR: You got me on that one. COMMISSIONER DAWSON: I took my calculator out cubic feet. How many inches of rain do we get in Boise a year?

5 Page 5 of 12 TYSON TWILEGAR: Eight to 11. COMMISSIONER DAWSON: You re not going to fill the cistern up are you? TYSON TWILEGAR: Oh yes. It depends on how much catchment area you have. You calculate your roof slope and other impermeable services that you re going to funnel to your cistern and that would be you total catchment area. You times your catchment area by the number of inches per years and then you get your approximate volume. COMMISSIONER DAWSON: What is your catchment area? TYSON TWILEGAR: I don t have that off the top of my head, but the catchment potential off the area that I have so far is 12,000 to 14,000 gallons. COMMISSIONER RUBY: Did you tell her how big the cistern is? Did you know what it was in gallons? Have you calculated that? TYSON TWILEGAR: 12,000 to 14,000 gallons depending on how deep I go. The footprint is 13 ½ by 17 ½ if I m reading it correctly on the plan. I don t know off the top of my head by five feet. I don t know what that potential is, but the deeper you go the greater your catchment potential is. VICE-CHAIR PENCE-BROWN: I have a comment regarding one of the conditions of approval that the rear bump-out addition is to have a proper foundation. Staff had brought up that possibly it was for some engine mechanics. What is the use of that? TYSON TWILEGAR: That holds my stove and a couple of other kitchen appliances. By recessing those two in the bump-out it saves a number of square feet on the inside. It is a tiny house and I was trying not to make any penetrations to the outside so there were a lot of methods like this that were employed. The other thing I wanted to mention about the foundation under that cantilevered bump-out is the drawing shows that there is a window that goes into a basement downstairs that I d like to retain for the possibility of daylighting. That was one of the focuses that I ve had since the inception. COMMISSIONER RUBY: Did you say there is a basement? TYSON TWILEGAR: Not a full basement. There is an old coal or root cellar like a lot of these houses had that is used as a mechanical room. There is a window that daylights that room. This house has been reworked from the ground up. It has taken me a long time, but there is a brand new foundation that was poured under the existing foundation. I went ahead and repointed the existing foundation even though it is not load bearing anymore so I took a lot of time and energy to retain that historic feature. The walls are hyper insulated with a value of R22 with a two by four wall, which is almost unheard of. There is completely new wiring and brand new plumbing with a high efficiency water heater. It is an on-demand water heater and it is almost 97 percent efficient. There are

6 Page 6 of 12 new mechanics that include the fireplace. The existing siding, windows and doors are being retained and repaired. I leveled the floor off the old foundation. There were a number of swells in the floor. I actually leveled the floor off the foundation and then I plumbed the exterior walls so the house is now plumb and true again, which took a long time to do. It is essentially brand new from the ground up. I would like the opportunity to finish it if the Commission will let me. COMMISSIONER RUBY: I think you mentioned the fire place a couple times, but I m not sure if I picked up on the type of fireplace it was. Did you mention that? TYLER TWILEGAR: No. It s a fireplace that I designed that uses an internal hollow core so we re using CMU blocks to circulate the warm air from a vent at the top of the concrete wall through the concrete block across the firebox the back and the top and then across the three flues. That area is pumped through and pushed into the bottom of the adjoining room so the hot air is sucked in at the vent at the top of the room with the hottest part circulated through the wall and then it is pumped out on the other side at the coldest part of the room. COMMISSIONER RUBY: So it is a completely custom fireplace. TYSON TWILEGAR: Yes. COMMISSIONER EDRICH: The applicant said that it would be impossible to get the cistern completed and covered in 15 days. What is a realistic time frame that you think you could get this done? TYSON TWILEGAR: If the cover is a concern I could probably come up with a temporary cover within that time frame. I m not sure that it is impossible I just know there is some construction time necessary for the cistern itself and concrete has a curing time as well. I d have to check on that to see actually how far out it is. COMMISSIONER LASSEN: removed? Has that window on the NanaWall already been TYSON TWILEGAR: It was removed when I purchased the house and there was just a hole. COMMISSIONER LASSEN: So it never had a window in it since you ve owned it? TYSON TWILEGAR: I can t find it on the site. If I did I d put it back in. When I purchased it he had plans to do construction on it. It is on a corner lot and he was going to do some additions and during that time the corner lot seller had changed and the setbacks had changed so they had to be the same on the front as the side and it killed his plan for an addition because there was no space left for it. He had started it and then stopped it and it was at that point I purchased it.

7 Page 7 of 12 COMMISSIONER LASSEN: On the bump-out, I assume it is cantilevered how is that supported without the foundation there? TYSON TWILEGAR: It has all been engineered. COMMISSIONER LASSEN: You brought the joists into the existing structure? TYSON TWILEGAR: Yes. COMMISSIONER LASSEN: I m worried about the weight because if you put a stove in there I want to make sure it is structurally sound. TYSON TWILEGAR: We have six feet of back cantilever and we have inverted hanger joists that prevent the uplift of the joists. It is bolted and the joists are at 11 and it is on center in microlams. There are a couple of other things that we did to hold it down, but it was engineered and the plans are submitted to the City. COMMISSIONER EDRICH: I m wondering what that bump-out are those windows? It is hard for me to tell on the drawing. Is that going to be closed? TYSON TWILEGAR: That s going to be enclosed. I m waiting to put that plywood back up. COMMISSIONER EDRICH: With siding that matches the TYSON TWILEGAR: The siding will match the existing. I ve recycled a good portion of it from what was cut and what we don t have will be milled up. I ll have the exact pattern milled up. I have a pattern book for those. VICE-CHAIR PENCE-BROWN: You had mentioned the condition of the home when you bought it. Out of curiosity when did you purchase the house? TYSON TWILEGAR: I purchased the house in August of 2007 about two weeks before my daughter was born. I have taken care of her five days a week every since. She just started school at the Children s School this year so it has given me a little bit more latitude. She has been my primary focus so that is why this project has been taking so long. I d love to get in there. PUBLIC PORTION CLOSED COMMISSIONER DAWSON: I have a great deal of concern with the cistern. I really doubt the usefulness of such a system given the fact that we re in a high desert, but without regard to that to have something open that is five feet deep and you re building a home for your child what about the other children in the neighborhood that might happen to fall in there and hurt themselves? I m stunned that this is allowed to be like

8 Page 8 of 12 this and you should be able to cover it with at least sheets of plywood in the next day not 15 days. COMMISSIONER EDRICH: This is a difficult application. The NanaWall system, while it is great for daylight it is incongruous with the rest of the house. It is not a risk that I can take. A lot of us live in North End homes and daylight is of course and issue with all the mature trees and exposures, but installing some of these modern touches, as I said earlier, including the chimney it sounds really amazing and I m a huge conservationist so I love all of these ideas, but I m not sure if the North End or a historic home is the home for these features. Some conservation is simply preserving the old home. That is one form of conservation and other form of conservation is using some of these new daylighting techniques and reusing energy and water flow. Those seem better suited in a different neighborhood with new construction to compliment that and offset some of those taxing things on the environment. In that regard I m having a difficult time with most of the ideas in this application. I do like a lot of the landscaping ideas, but I do think we need a plan so I wouldn t be comfortable approving any landscaping, but I can speak positively that I like seeing some garden and agricultural based use of our yards and in the North End it is challenging to do so. Many homes are too shaded to even attempt that, I couldn t approve that either without a plan. While I applaud all of these ideas tremendously they are not things I can support on this piece of property. COMMISSIONER LASSEN: I m going back to the NanaWall system and the examples you gave were of course commercial buildings. They tend to have large panes of glass. This is a contributing structure in the historic district where the amount of glass per wall is out of proportion so I m having a hard time with that one. The cistern I m mainly concerned about safety as with my other Commissioners. Something needs to be done sooner rather than later and I don t know what that exact time is, but that needs to be addressed quickly. I m struggling with this one a little bit. VICE-CHAIR PENCE-BROWN: I agree with Commissioner Edrich s observations regarding the application and in particular the chimneys and the fireplace and the NanaWall system. I do agree with staff s recommendation for a landscape plan to be presented to the Commission at a further date. I do also know you had mentioned this question and I wanted to put it out there that the growing of crops and agriculture is acceptable and something we have agreed upon in the past. There is some flexibility and it doesn t just have to be trees and grass so you are right in that thought. Working with Community Forestry and staff and coming back to the Commission will help you think through those things and have it be presented to us and we all feel comfortable with that. COMMISSIONER RUBY: I m struggling too. There are some really interesting ideas. I m trying to go through them and sort them out. All of our projects seem like they are a little messy, but this one has a bit more going on. While I think the NanaWall is a nice system I tend to agree that for a contributing structure it is unfortunately not the place for it. I also think there are a lot of other opportunities that could fit in with a home like this that could provide plenty of daylight. They may not give a lot of the inward/outward accessibility, but a door, which that really is, would give. I m leery about opening that

9 Page 9 of 12 door to that kind of opening on a contributing home. The chimney maybe I ll claim my ignorance a little bit, but I would have to see some examples of the steel on the Queen Anne homes. I don t mind the look of it, but I don t necessary think a brick chimney especially if there is not a brick fireplace below it makes sense. I would have to see some examples to really buy into that. I don t have a problem with the rear extension necessarily. As long as there is data to prove that it has been engineered and that it will hold up, which I m assuming it is. In terms of the building permit process when that would be followed through I m sure the inspectors and reviewers would want to see that especially if a heavy stove was put in it. I m not as hung up on that going to grade the foundation especially when it looks like we ve got that existing stone wrapping there. There is no way you re going to get something you can spend a lot of money and put something on there that looks real, but that is probably in my opinion. This is only my opinion and a little bit more honest. It s an addition; you re fitting stuff in and cantilever it so you don t interrupt the existing foundation so I don t personally have a problem with Condition c. I don t necessarily know if I d be held to leaving that on as a condition. The cistern is probably bugging everybody the applicant included. It is a complicated system and what he is alluding to is you just can t finish the thing off immediately and have it work. But, again maybe this is beyond our purview, could we amend that condition that it is covered within five days of this hearing if we come to some kind of an agreement tonight and then maybe amend that to have a 60 day approval on the actual constructed maybe I know you can t rush that and it will blow the whole idea. I m assuming that a lot of thought has gone into it because we ve got calculations done, but I also know that those vault people with anything other than their usual 1,500 or 1,000 gallon vaults is a custom thing and it will take some time. That is an option I guess that you buy one that is already done and sink it down there and build around it. We could maybe amend that and that would alleviate some concerns of the Commissioners and I m assuming the neighbors and even the applicant. Just throw something on that thing. You never know. The parking area it sounds like we re pretty comfortable with that one as long as long as it is not permeable. The tree lawn and the irrigation system sound interesting. I don t think it is in our jurisdiction to say whether you can or can t do grapes or corn out in the right-of-way. Is it? MATT HALITSKY: Yes. COMMISSIONER RUBY: Interesting. I ll have to think about that then. Obviously we need a landscape plan. That comes up a lot and I ve had debates with my own collogues that are landscape about whether it is appropriate to do a landscape planning early or not. I can see the rationale between both approaches where you wait until you re closer to doing it, but with any plan you can draw if you take the time to think through it. With as integral as it is to this design I would agree with staff that this plan needs to be drawn up. It will help. I ve had a little bit of difficulty following the intent between the various plans even though I can see there is some initial thoughts put down, but definitely in terms of the site and the building outward with the cistern and maybe even the back cantilever. When that landscape plan is really thought out it would help everybody understand the project a lot better and give us and staff a better comfort level approving. I would tend to agree.

10 Page 10 of 12 COMMISSIONER DAWSON: Are these the things for the irrigation system? COMMISSIONER RUBY: I assumed that, but it probably wouldn t be a bad idea again that speaks to a clear landscape plan. I m assuming those lines shown in the site plan are at least having something to do with the irrigation or walkway system among plantings. It is important enough and we may to ask the applicant, but when a formal site plan was drawn per Condition g. that would be clear. COMMISSIONER DAWSON MOVED TO APPROVE DRH WITH STAFF S RECOMMENDATIONS OF THE CONDITIONS OF APPROVAL. a. THE PROPOSED NANA WALL SYSTEM SHALL NOT BE INSTALLED. b. THE PROPOSED CHIMNEY SHALL BE REDESIGNED WITH A SINGLE STACK MADE OF BRICK. c. THE CISTERN SHALL BE COVERED WITHIN 10 DAYS OF THIS APPROVAL. d. PURSUANT TO (F), THE PARKING AREA WILL BE CONSTRUCTED OF AN IMPROVED, NON-PERMEABLE SURFACE AND CONTAIN ROOM FOR TWO PARKING STALLS. e. THE TREELAWN AREA AND STREET TREES SHALL BE MAINTAINED WITH PROPER IRRIGATION. f. THE APPLICANT SHALL SUBMIT A PROPER LANDSCAPING PLAN FOR THE CONSIDERATION OF THE HISTORIC PRESERVATION COMMISSION AT THEIR DECEMBER HEARING. THIS PLAN SHALL DETAIL THE PROPOSED GRADE OF THE REAR YARD, THE NUMBER AND TYPES OF PLANTS PROPOSED THROUGHOUT THE PROPERTY AT A COVERAGE OF AT LEAST 80 PERCENT, AND HOW THE JUXTAPOSITION OF THE NEW GRADE AND THE EXISTING FOUNDATION WILL BE ADDRESSED. IN ADDITION, IN THAT TIME THE APPLICANT SHALL WORK WITH COMMUNITY FORESTRY ON THE TREATMENT OF THE TREELAWN AREA. THE APPLICANT WILL BE REQUIRED TO MAINTAIN THIS AREA AND THE STREET TREES (BOTH EXISTING AND NEW) CONTAINED THEREIN. COMMISSIONER DAWSON: As a side, proper irrigation can mean a watering can. It does not necessarily have to mean City water and a sprinkler system. COMMISSIONER RUBY: On Condition b, the proposed chimney shall be redesigned with a single stack made of brick. Are you pretty set on only brick or would there be a way to do an and/or?

11 Page 11 of 12 COMMISSIONER DAWSON: I would be satisfied with brick or masonry material. Including an artificial stone, but no metal. COMMISSIONER RUBY: No metal? Even if it was proven and there was documentation? COMMISSIONER DAWSON: Not at this time. COMMISSIONER EDRICH: Do we want to add in there about the cistern that we would like it completed within 60 days? COMMISSIONER DAWSON AMENDED THE MOTION TO STATE THAT THE CISTERN SHALL BE COVERED WITHIN 10 DAYS AND COMPLETED WITHIN 60 DAYS OF THIS APPROVAL. COMMISSIONER EDRICH SECONDED THE MOTION. COMMISSIONER RUBY: Not that I am completely in disagreement with Condition b. With as complicated as this is it is not that big of deal. I m worried that it should be designed with a single stack made of brick or stone. I m assuming that still obviously has to be resubmitted and staff will be able to look at it and make sure it still fits within the style of this home. MATT HALITSKY: We can either do it that way or with that plan at the next hearing. Either way would work. COMMISSIONER RUBY: I m tempted to do that because we heard testimony that there is an integral design related to that so by us saying that it has to be made of brick is going to throw the applicant back into making some decisions about a change there and maybe that will prompt some solutions that would make everybody happy. There is a little more dialogue that needs to happen there. It would be something that could be discussed at the December hearing. VICE-CHAIR PENCE-BROWN: Is that something we need to add to the motion or is it just conversation? MATT HALITSKY: You could ask the maker of the motion to amend the motion so that it be brought back to the Commission. COMMISSIONER DAWSON MOVED TO AMEND THE MOTION FOR CONDITION B THAT THE PROPOSED CHIMNEY SHALL BE REDESIGNED AND BROUGHT BACK THE COMMISSION WITH A LANDSCAPING PLAN AT THE DECEMBER MEETING. SECOND CONCURRED.

12 Page 12 of 12 MATT HALITSKY: Could the Commission give some more direction on that as far as the redesign and whether you would like to see masonry, any design or a single stack? COMMISSIONER DAWSON: Single stack redesign. MATT HALITSKY: With any material open for your review or a masonry material? COMMISSIONER DAWSON: Commissioner Ruby seems to have heartburn with brick and stone so we will look at any material. ROLL CALL VOTE 6:0. MOTION CARRIED UNANIMOUSLY.