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HomeMy WebLinkAboutSeptember 1996AGENDA OF THE REGULAR MEETING of the HISTORIC PRESERVATION COMMISSION Regular monthly meeting County Commissioner's 7:30 p.m. Conference Room Monday, September 16, 1996 7th Floor County City Bldg • I. Call to Order II. Roll Call III. Public Hearing A. Certificates of Appropriateness 1. 1314 East Wayne St. North - install sloped roof at rear kitchen extension; remove and replace rear yard fence & install new fence from Garage to property line. 2. 519 Edgewater Drive - replacement of storm damaged garage 3. 900 Indiana Avenue - Signage & Stabilization. B. Second Readings for Local Landmark Designation 1ZQftM North Michigan Street - Palais Royale C. National Register nominations 1. St. Casimir's Historic District 2. Northern Indiana College/South Bend Chilled Plow 3. North Pumping Station IV. Regular Business A. Approval of Minutes 1. August 19, 1996 B. Treasurer's Report C. Correspondence D. Committee Reports 1. Budget & Finance 2. Legal a. Five year ordinance • 3. Historic Districts a. Liaison review (with Standards & Maintenance) 4. Historic Landmarks a. Status of recommendations to Common Council 1) 501 West Colfax 2) Leeper Park LL proposal 3) Brick Streets 4) Dedication - 16581 Chandler Blvd. (WPA house) 5. Standards & Maintenance a. North Pump Station COA 6. Personnel a. -Administrative Assistant - Melody VanZant E. Staff Reports 1. C of A Staff Approvals a. 1059 Riverside Drive - In-kind Landscaping replacement 2. DHPA Grant status a. 1995-96 1) National Register nominations 2) Economic Benefits Study b. 1996-97 1) Grant Start-up 2) Activities c. Recommendations for Local Landmark designation 1) 701 S. Chapin -, Oliver Powerhouse 3. Legal V. Old Business VI. New Business VII. Hearing of Visitors VIII. Announcements & Miscellaneous Matters IX. Adjournment CERTIFICATE OF APPROPRIATENESS STAFF REPORT • APPLICATION -- 1996-0902 PROPERTY -- 1314 East Wayne Street North South Bend, IN OWNER -- Jeff & Sue Bernard DESIGNATION -- East Wayne Street Local Historic District RATING -- Contributing (C-10) STATEMENT OF SIGNIFICANCE/HISTORIC CONTEXT This H. R. Stapp designed Colonial Revival style house was built in 1926. The first occupants were William B. Schafer, owner of a lumber business and his wife, Madge. PROPOSED CHANGE The owners propose to construct a low pitched (less than 3/12) hip roof over the existing flat roofed area over the kitchen located on the south side of the house. STANDARDS The Preservation Guidelines and Standards for the East Wayne Street Local Historic District state: • II.A.(1) Required - Original building materials shall be retained. Deterioration of wood materials shall be prevented through repair, cleaning, & painting. The existing or original architectural detail around windows, porches, doors, and.eaves'shall be retained or replaced by replicas of the same design and material when deteriorated beyond repair.... II.A.(2) Recommended - Whenever possible, original building materials should be restored.... Every effort should be made to' retain the original trim around windows, doors,... and other architectural.Features. RECOMMENDATION The proposed.additional roof is very similar to one constructed earlier this year over the sunroom. No drawing was submitted as the design concept is identical. The addition of this roof will alter the rear yard elevation view of the house to a small degree but does not violate the style of the architecture while effecting improved performance of the roof. Staff recommends approval of this application. As should be inferred from the guidelines the proposed roof work shall not remove the existing roof structure nor affect the wood trim features of the house. DBD 9/11/96 C7 CERTIFICATE OF APPROPRIATENESS STAFF REPORT APPLICATION -- 1996-0906 PROPERTY =— 519 Edgewater Drive • South Bend, IN OWNER -- Bill-,& Laurel Cochrane DESIGNATION -- LHD—EP RATING -- C/9 STATEMENT OF SIGNIFICANCE/HISTORIC_CONTEXT There is'very little historical research on file in the HPC office on this property. Whitcomb & Keller apparently built this house in 1919. A quick survey of available city directories found no occupants at the house until 1926.when a salesman named Lee F. Tannehill and his wife Lillian are found listed at this address. The house is basically a two story frame dwelling in the Foursquare style with an unusual hipped roof which features small pediment shaped vents near the peak facing the front and rear and forming a short ridge from front to back. A flat roofed one story porch and smaller entry vestibule cross the front. There is a small flat roofed vestibule at the rear. From assessor's data it appears that all these plan features are original. However, details of original construction are generally obscured by aluminum siding which covers most trim. Windows are six—over—one double hung type. The garage at the rear first appears in the Assessor's records in 1949. It is constructed of wood frame with "Dutch—lap" siding, open eaves and a pyramidal hipped roof. The rear wall has previously been bumped out to accommodate modern vehicles. PROPOSED CHANGE The Owners propose to build a new garage to replace the garage destroyed by a • fallen tree on August 22 of this year. The owner plans to extend the dimensions of the garage by two feet in each direction toward the rear yard and the rear property -line. The new garage will also feature an additional side passage door. STANDARDS The Standards for the Edgewater Place District state: III A. & B. (1-4) New Construction (See Attached). V.A. - Buildings in the district should not be demolished, However where a building poses a threat to the public safety, and demolition is the only alternative documentation by way of photographs, measured drawings, or other descriptive methods should be made of both the interior and exterior of the building. RECOMMENDATION The present garage has clearly been rendered unusable and in need of repair or replacement. The assessor's data would indicate that this particular structure is less than fifty years old. The proposed replacement structure is intended to recreate the appearance and style of the original building (which presumably reflects the house) while allowing a more useful plan. Staff recommends approval. In the case of a secondary structure of this sort, photo—documentation with a scale in the frame should suffice. DBD • 9/11/96 (4) Not Recommended -2O- Exterior electrical and telephone cables should not be attached to the p elevations of the building. ' ' \||. New Construction. � A. Height and Proportion. " The majority of the structures in the District are two stories high -and are square or rectangular in plan. There are a few single story bungalows. The most prevalent facade proportions ' have a 1:1 or a 1:2 height to width ratio. (1) Required The height of a new structure and its height to width propor- tions shall be consistent with adjacent buildings in the � District. The building height shall be no greater than that _ of the tallest existing structure and no less than that of . the lowest existing structure in the same block. Facade pro- portion shall be established by permitting no structure with a facade wider or narrower than those existing in the . same block. Additions to existing buildings shall be re- lated in height and proportion to the existing structure' (2) Recommended Contemporary designs should be compatible in height, pro- portion, character and mood of the building or neighborhood. | (3) Prohibited Additions that would add new height or change the existing facade of a building and change its scale and architectural character may not be constructed. (4) Not Recommended New stories should not be added nor should existing stories be removed which would destroy important architectural de- tails, features and spaces of the building. Any style or period of architecture that is incompatible with the existing should not be permitted in new additions' • -21- B. Building Materials. Wall materials in the District range from brick, clapboard, shingles and masonry block to aluminum siding. (1) Required Exterior materials used on -a new structure shall be com- patible in type, scale, texture and color with adjacent structures. Materials used on an addition to an existing structure shall relate to the existing or original ma- terials of that structure. Also, as much of the original structure as possible shall be retained so that the ad- dition could be removed without damage to the basic structure and appearance of the building. (2) Recommended Aluminum siding may be used when it is the only feasible alternative. This siding should be compatible in size and style with the materials of other buildings in the Dis- trict. (3) Prohibited Inappropriate materials, such as asbestos, asphalt, cast stone or artificial brick may not be used. (4) Not Recommended Glass block should not be used. Concrete block should not be used for anything other than foundations. IV. Safety and Code Requirements. A. Safety and Code Planning. (1) Required Code requirements shall be complied with in such a manner that the existing character of the building is preserved. (2) Recommended Local code officials should be consulted to investigate • alternative life safety measures that will preserve the architectural integrity of the structure. Variances for historic properties should be investigated. r� u • 201 North Michigan Street HISTORICAL CONTEXT In the heart of the original plat of South Bend, the northwest corner of Michigan and Colfax (then known as Market'Street) was commercially developed as early as 1835. In 1921, a partnership of businessmen from Indianapolis and Chicago created the Palace Theater Corporation to develop the Palace Theater, now known as the Morris Civic Auditorium which is adjacent to this site. The Palais Royale was developed by this same partnership and -during the same period of time although the two are technically separate buildings. The projects were opened in 1922 after a period of construction plagued by labor strikes. In 1935 the lower story was significantly damaged by a bombing. During World War Two, the lounges and foyer were altered to serve as Service Men's Center. Other interior alterations through the years led to the removal of the grand stairway in,the 1950's. The Palais Royale served as a social center for the South Bend community throughout its years. During the Big Band era from 1935 to 1946 many of the most important performers played the ballroom. In 1940, the Banquet Room was the site of the gala premier celebration for the "Knute Rockne — All American" starring Ronald Reagan who attended. ARCHITECTURAL DESCRIPTION The buildings were designed by Chicago architect, J.S. Aroner in the Renaissance Revival Style. Its flamboyant detailing is heavily influenced by Spanish architecture. These features include finely crafted terra—cotta ornamentation with ashlar panels, floral relief panels and molded shapes especially surrounding windows. Except for the kickplates, the first story is nearly transparent with thin metal storefront dominated by glass. The upper two stories are classically proportioned with stacked window groupings articulated with arched heads, a cornice and parapet. The building addresses the corner with a curved wall which articulates a tenant entry. RECOMMENDATION Based on the HPC Local Landmarks Criteria, the building at 201 North Michigan has been recommended by the Landmarks Committee of the Historic Preservation Commission as a Local Historic Landmark. The building meets the criteria in at least four areas. 1.) Its character, interest, or value as part of the development, heritage, or culture of the City of South Bend, St. Joseph County, the State if Indiana, or the United States of America. 2.) Its embodiment of elements of architectural design, detail, materials, or . craftsmanship which represents an architectural characteristic or innovation. 3.) Its educational value. 4.) Its suitability for preservation. • The building fulfills criteria NF1 as one of the City's premier facilities for ballroom type functions during the 1920's, 1930's and 1940's. As such it was the hub of live entertainment including performances by many of the nationally great performers of these eras. It also served as a significant recreational support facility for troops during the Second World War. The building fulfills criteria #2 as an outstanding example of Spanish Renaissance Revival Style. The building is rated Outstanding/13 in the Indiana Historic Sites and Structures Inventory, the survey's highest rating. The building fulfills criteria #3 as the premier corner building at a major downtown intersection. This building is at the nexus of two of the city's most intact historical urban street blocks (200 N. Michigan & 100 West Colfax) containing such notable other buildings as the Palace Theater (Morris Civic Auditorium) and LaSalle Hotel (CRS) which share its Renaissance Revival style', the 1868 Second St. Joseph Hotel (LaSalle Grille) and the former John G. Kerr & Co. (Griffon Bookstore) constructed in 1891. As an adjunct facility to the Morris Civic, the Palais Royale supports the arts and cultural life of South Bend, continuing its original intended,function. The -building meets criteria #4 by the integrity of its original construction with only minor exterior alterations. • DBD 9/11/96 • • MINUTES OF THE REGULAR MEETING of the HISTORIC PRESERVATION COMMISSION Regular Monthly Meeting County Commissioner's 7:30 p.m. Conference Room Monday August 19, 1996 7th Floor County -City Building I. Call to Order John Oxian, president of the commission, brought the meeting to order at 7:40 p.m. II. Roll Call Commission members present were: John Borkowski, Richard Bullene, Martha Choitz, Adrian Fine, Catherine Hostetler, John Oxian, Joanne Sporleder, J. Edward Talley, & Jerry Wiener. Commission staff present was: David Duvall, director and Aladean DeRose, counsel.. Also attending the meeting were: Wyn C. Wade, Barbara Wade, John Wiltrout, Chris Micheles, Philip Kline, and Katheryn Kline. III. Public Hearing A. Certificates of Appropriateness 1) 1996-0716, 725 Lincolnway East - removal of balustrade and installation of • screen mesh. Mr. Duvall presented the Staff Report and distributed photographs. He noted that the applicant, Mr. Kline was present. Mr. Kline presented his application stating that he had misinterpreted the necessity of the GOA for the work and had undertaken the enclosure of his existing porch as a weekend project. He stated that the railing and balustrade were removed due to severe deterioration which rendered them structurally unstable and he did not see the necessity of their replacement. To clarify the nature of his misunderstanding of the requirement for a COA, he discussed the demolition and removal of other structures in the district which he had taken as a signal that wholesale alterations could still be made to the properties. Mr. Oxian responded that the described demolitions had occurred before the, establishment of the district and the move and new construction had received COAs when required by the circumstances of those properties, citing pressures from code enforcement and negligent property owners. He also acknowledged that the operation of Mr. Kline's business at these premises bore consideration regarding the safety of the public. Mr. Kline also expressed general resentment at having been reported by some anonymous individual rather than personally confronted or informed by that person. Mr. Talley asked if there was a picture of how this railing appeared before. Mr. Duvall stated that he did not have an enlargement which showed the porch in detail but that the photographs of the existing conditions exhibited the sockets into which the railing was attached. He said that the balustrade was apparently composed of square section rails. Mr. Talley also asked about the • price implications of the project. Mr. Kline responded that replacement of the railing was estimated at close to $300 and the screen mesh Cost $120, installed by himself. Mrs. Sporleder interjected a question and answer indicating that the glaring white color of the screen trim would look less obtrusive after Mr. Kline completed his intended white color scheme. She noted that the necessary removal of the railing caused nor irreparable damage to the • building's character. Mrs. Choitz objected that the standards addressed this issue directly and that as a long-term resident, Mr. Kline should have been aware of the standard. She felt there was a. question of fairness to other residents of the district at stake. �Mr. Oxian moved that the commission approve the COA for removal of the railing and installation of the screen on the condition that in the case that the screen is removed the railing and balustrade is to be replaced. Mr. Fine seconded the.motion. Mr. Talley expressed concern that Mr. Kline somehow felt that he had been singled out for more stringent enforcement than others -had received. Mr. Kline reiterated how offended he was by the demolitions related to the IRS building. Mr. Oxian reiterated the problems related to those properties. Mrs. Choitz added that considerable concessions were required before approval of the IRS building. Mr. Talley stated that he wanted to be sure that Mr. Kline's complaint was fully aired and understood. The motion was approved unanimously. Realizing that the Wade's were present to address this issue Mr. Oxian recognized them. Mr. Wade identified himself as a professional historian and inquired after the composition and jurisdiction of the commission which was explained to him. Mrs. Wade spoke as a specialist in the field of communication, stating that she felt that there was an obvious failure of communication here which can lead to such misunderstanding. Mrs. Choitz commented on the past history of the Edgewater neighborhood group and their newsletter which faltered after some. period. Mr. Oxian observed that it had proven typical for. the neighborhood groups to fall inactive after a period • following the creation of a district. Mr. Talley observed that districts are initiated by neighborhood groups who develop the guidelines for their locality and that the commission existed to act as a referee to assure evenhanded enforcement of the standards. He noted that the commission was attempting to invigorate the liaison committees for better neighborhood communication. After some discussion regarding the problematic nature of neighborhood group participation, Mr. Kline stated that he felt much apathy in Edgewater Place resulted from residents not desiring the designation and feeling limited by the guidelines especially pertaining to synthetic siding(s). Mrs. Hostetler reminded him that the.neighborhood steering committee was responsible for the guidelines. 2) 1996-0717, 553 Edgewater Drive - door alterations at Garage Mr. Duvall stated that this application had been withdrawn. 3) 1996-0802, 830 North Michigan Street - installation of new well -head and fence enclosure. Mr. Duvall presented the Staff Report and distributed photographs. He noted that Mr. Micheles of Water Works Engineering was present. Mr. Micheles presented his application including the long-term plans for two other additional wells. His presentation included additional plans which better described the installation(s). Mr. Duvall noted that the proposed wells were of a long -term -transient nature having a use -life of around twenty years. Thus permanent housing would clutter the park with redundant structures. Fr. Bullene suggested that a landscaping screen should be installed in addition to the fencing required for safety. Mr. Talley moved that the commission approve • installation of Well #1 with appropriate, chain-link fence with landscape screening around the fence. Mr. Oxian inquired about the application for the second proposed well. Mr. Duvall. pointed out that the second well was -in the part of the park not yet but anticipated to be designated. Fr. Bullene expressed concern that he had not had the opportunity to investigate the site of the second well in the central section of the park. Mr. Talley amended his • motion to include the second well including the same conditions for landscaping. The necessary piping was included in the motion with the understanding that the existing drinking fountain not be affected. Mr. Wiener seconded the motion. The motion -was passed unanimously. Mr. Micheles made further presentation including the installation of pressure vessels anticipated for installation in the area now occupied by the sign shop. He also discussed the possibility of a stripper being installed in the old suction pit. Also potentially proposed is an underground filtration tank to be located north of Riverside Drive. This would require some removal of existing trees. The commission discussed that tree replacement might be required off the exiting location(s) to compensate for tree loss. Mrs. Sporleder inquired if there was some esthetic feature which might be utilized in the filtration process such as a fountain. 4) 1996-0809, 830 North Michigan Street - installation of new landscaping at the North Pumping Station. Mr. Duvall presented the Staff Report and distributed photographs. Noting that Mr. Barncourt, the designer was not able to attend, Mr. Duvall. noted that Mr. Wiltrout of Water Works was present. Mr. Wiltrout presented the application. Mr. Talley reviewed the progress of recent improvements to the building including removal of the. previous inappropriate overgrown shrubs, masonry and roof/gutter repairs and the installation of a parking pad to service the lift station. Mr. Duvall entered into the record Mr. Barncourt's letter responding to preliminary comments by Staff, especially regarding privet hedge and flower beds as foundation planting. Mr. Wiltrout reviewed that the building had been • hidden by previous landscaping and following the recent restorations required accentuation by new landscaping. He emphasized that the Pumping Station is a first impression- building as travelers enter the City form the north. Noting that the main historical resource for plantings was the WPA information, Mr. Duvall indicated that he intended to work with Mr. Barncourt on any required revisions to -the plan and returned to the question of the privet hedge. The significance of this hedge as pertains to the present concern may rest on the extent to which the system of hedges throughout the park might be restored at some time. Mrs. Choitz noted that in a 1921 photograph with which she was familiar the was but bare dirt surrounding the building. She asked if there was an intention'to provide underground sprinkling in the present development. Mr. Wiltrout stated that this had been previously discussed and was probably advisable. Mr. Fine asked what the proposed schedule was for this project. Mr. Wiltrout indicated that the work would be done in short order early this fall. Mr. Talley moved that the application be generally approved and referred to the Standards and Maintenance Committee for final approval of the final plan. Mr. Fine seconded the motion. The motion passed unanimously. IV. Regular Business A. Approval of Minutes 1. July 12, 1996 Mrs. Hostetler noted two typographical on the last page. Mrs. Hostetler then moved that the July minutes be approved as corrected. Mr. Talley seconded the motion. The motion passed unanimously. B. Treasurer's Report • Mr. Wiener submitted a second quarter report. The report was seconded by Mrs. Hostetler and unanimously accepted. A meeting of the budget committee was to be scheduled following the meeting to discuss future financial matters. C. Correspondence • Mr. Duvall indicated that the office had sent information on historic preservation tax credits to several new property owners including the Hazlit Building, the O'Brien Plant, and a house in Chapin Park presently under consideration in Code Enforcement. He noted that the programs for this year's O'Brien lectures had been received and that one scholarship was available for a commission member. D. Committee Reports 1. Budget & Finance As noted above, County budgets would come up for consideration soon and the committee will meet to consider this. 3. Legal Mrs. DeRose indicated that the PHC Zoning District amendment had been adopted by Council without inclusion of the recommendations of the HPC. She also reported that the Owner of 1414 East Wayne Street had indicated willingness to remove the fence from her front yard as indicated by the Standards but had indicated that she would continue her efforts to revise the East Wayne Street District. 4. Historic Districts Mrs. Choitz reported that she had not had further contact with the steering committee for the proposed St. Joseph Street District since the last meeting. A joint meeting with Standards and Maintenance Committee has been scheduled to discuss the issue of Liaison Committee development. • 5. Historic Landmarks Mr. Oxian presented the first reading for Landmark designation of the property' at 1631 Lincolnway West and the Palais Royale. Regarding standing recommendations to the County Council, Mr. Oxian reported that The designation of 521 East South Street had been passed by Common Council. The Leeper-Park designation has been submitted and should receive its Public Hearing at Common Council before the next HPC meeting. Mr. Duvall observed that in preparing the maps for the Brick Streets nomination certain discrepancies from the previous discussion had arisen which were represented on the maps which he distributed. The commission determined that no motion was required to accomplish these corrections. 5. Standards & Maintenance Mr. Fine indicated that the committee had no report., 6. Personnel - Mr. Duvall reported that the Executive Committee had met with and approved the candidate for Administrative Assistant. Melody VanZant had commenced work on August 13 and was applying herself to the correction of ownership lists. She was not able to attend this meeting due to family obligations but intends to appear for introduction at the September meeting. E. Staff Reports 1. Mr. Duvall reported the following C of A Staff approvals: • a. 553 Edgewater Drive - replumbing and in-kind roofing replacement at garage. b. 1208 Lincolnway East - in-kind roofing replacement c. 1610 East Wayne Street - in-kind roofing replacement d. 808 Golden Avenue - in-kind roofing replacement 2) DHPA Grants a) Regarding the DHPA Grant status, Mr. Duvall reported that the status of the 1995-96 was essentially unchanged, the National Register nominations being completed and submitted and the Economic Benefits Study being outstanding. A report had been received from the contractor on the EBS however Mr. Duvall had requested elaboration of the conclusions. Mr. Duvall had provided copy of the preliminary report to HLFI for use in their statewide study of economic effects. b) He is still awaiting the scheduling of the mandatory site visit by DHPA Staff before issuing RFPs for work in the 1996-1997 grant cycle. 3. Legal Mrs. DeRose had,no additional report beyond the issues discussed above. V. Old Business 'Mrs. Sporleder inquired about the status of Darden Bridge rehabilitation. Mr. Talley commented that the streetlight work'was presently in progress. Mr. Fine stated that there had been a ceremony to open the bridge. Mr. Duvall confirmed that the ribbon cutting had been held but that the bridge was not entirely complete at that time being only half finish painted and 'without guardrails. Mr. Talley reported that the NIHS had been contacted regarding receiving the roof tiles being salvaged from the courthouse dome There was no further old business considered. VI. New Business Mr. Borkowski indicated that considerable rehabilitation had occurred at an Italianate house in Penn Township which merited congratulatory comment from the Commission. VII. Hearing of Visitors All visitors desiring to address the commission had spoken previously. VIII. Announcements & Miscellaneous Matters none IX. Adjournment The meeting was adjourned at 9:15 p.m. • CERTIFICATE OF APPROPRIATENESS STAFF REPORT, APPLICATION -- 1996-0909 PROPERTY -- 924 West Indiana (Oliver School) South Bend OWNER -- Michiana Academy for visual & Performing Arts • DESIGNATION -- LL STATEMENT OF SIGNIFICANCE/HISTORIC CONTEXT The Oliver School was originally constructed at this site in 1901. The structure as it now appears was constructed to absorb the original building in 1922. Local architects Austin and Shambleau designed this building in the Collegiate Gothic style common for educational institutions during this period. The general Contractor for the project was H.G. Christman. W.W. Sibley and the Electrical Service Company installed the systems. Originally constructed as a K-8 school, it eventually served as a Junior -High. The school was considered outstanding as a progressive school in its early days being very focused on hygiene and vocational skills. Four academic rooms were maintained through the winter with open windows to provide what was thought to be healthful fresh -air. The school has been vacant since closing in 1981. PROPOSED CHANGE The Owners propose the following alterations.: 1) Install 1/2" plywood cut to fit frame openings at basement and first floor windows. Panels are to be illustrated with silhouette figures in dark brown on beige. 2) Erect a 4'X8' identification sign in the yard at the northwest corner of the property. 3) Attach "state statute" no trespassing signs at two locations on the building/ STANDARDS Group B Standards. A. Maintenance - The maintenance of any historical structure or site shall in no way involve any direct physical change except for general cleaning and upkeep of the Landmark. The commission shall encourage the proper maintenance of all structures and sites. F. Signs - No neon or flashing signs shall be permitted unless they are original to the structure. Billboards and supergraphics will also be disallowed. Only one appropriate identifying sign shall be permitted per business. RECOMMENDATION The commencement of proper mothballing is a sorely needed step toward rehabilitation of this structure. As stated in the standards such activities should be executed in a manner which requires neither damage nor removal of building features. So long as the recommendations of the National Park Service Preservation Brief provided to the applicant by the commission are followed, Staff recommends approval of the installation of Plywood over the existing windows. The standards would indicate that a single identification sign is allowed for MAVPA. Staff recommends approval so long as the location of the sign otherwise meets city sign requirements. Staff believed that,this sign should be regarded as a temporary "project sign" for such purposes. The no trespassing signs are necessary and of minimal impact. Staff recommends approval of these as well DBD 9/11/96