Plan Design Commission recommends approval of subdivision at landmarked Cornelius Field House with 30‑foot setback

The Plan Design Commission on May 5 recommended that city council approve a proposed subdivision and PUD for 147 Central Avenue — the locally landmarked Cornelius Field House — subject to conditions including a 30‑foot side yard setback and requirements to preserve character elements. The commission voted 3–2 to send the recommendation to council.

Staff liaison Maddie Markle told the commission that the Historic Preservation Commission (HPC) reviewed the application over multiple meetings and adopted a written recommendation opposing the proposed plan development. "They unanimously recommend complete denial of the proposed plan development on the basis that the proposed plan will irreversibly alter the property's historic site setting," Markle said, while also listing conditions the HPC would like to see if the PDC nevertheless approves the subdivision.

Planner Patrick Hoffman outlined the application and technical constraints, saying the request would split the existing roughly 3.8‑acre landmark parcel into two legal lots, with the new Lot 2 approximately 90,000 square feet. Hoffman noted the applicant offered a $2,500 public benefit and that any future construction on Lot 2 would likely trigger a PUD amendment and require a certificate of appropriateness before the Historic Preservation Commission.

The applicant’s attorney, Cal Bernstein, told the commission the change was intended to improve the property's marketability and preserve the main house. Bernstein said the parcel’s carrying costs are high — "the real estate tax bill on this property increased by over $6,000" — and argued the subdivision is a pragmatic compromise that could attract a buyer able to maintain the landmarked house.

A representative for a prospective buyer, Greg Moore, said the buyer is local and signaled willingness to work within reasonable setback limits: "If you wanted to go 30 feet all the way back, I think it's probably fine," Moore said. The applicant and architect also agreed to preserve gate posts, the continuous wrought‑iron fence and heritage trees, and to avoid seeking zoning relief beyond the subdivision variations requested.

Commissioners pressed on three themes: whether subdividing would remove landmark protections (staff answered no; the designation runs with the property), how steep‑slope and ravine regulations shape the buildable envelope, and whether an 80‑foot setback recommended by the HPC was practical. Multiple commissioners said they were uncomfortable with the HPC’s 80‑foot suggestion but wanted more protection than the minimum zoning setbacks; commissioners requested contextual imagery or a footprint to visualize impacts.

After deliberation, commissioners accepted a negotiated compromise from the applicant: a 30‑foot side yard setback along the common boundary (with a jog to 25 feet past the existing Cornelius Field House), an updated and verified survey/plat to be delivered to staff in advance of the city council packet, and a height restriction so that a new home on Lot 2 would not exceed either the zoning height limit or the relative roof plane of the Cornelius Field House, whichever is more restrictive. The motion to adopt those findings and conditions passed on a roll call vote, 3–2, with the chair and two other commissioners voting yes and two commissioners voting no.

The commission’s recommendation is advisory; final approval of the plat and PUD will be considered by city council. Staff said it will verify the revised survey and plat before the council packet is distributed. The meeting concluded after brief administrative design‑review updates on unrelated awning and door permits.

Next steps: the commission’s recommendation and the revised plat will go to city council for final action on the subdivision and PUD.