PRESENTER: Presenter
Katie Totman, HPO
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SUBJECT: Title
HLC Case HST23-045: Public hearing and consideration for a Certificate of Alteration to add exterior lighting, remove window A/C units and awnings, and paint and repair the windows at the Faust Hotel located at 240 S Seguin.
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DEPARTMENT: Planning & Development Services
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COUNCIL DISTRICTS IMPACTED: 5
APPLICABLE CITATIONS:
Code of Ordinances, Chapter 66 - Historic Preservation
Sec. 66-57. Alteration certificates for alteration or new construction affecting landmarks or historic districts.
No person shall carry out any exterior alteration, restoration, reconstruction, new construction, removal or relocation of any city designated historic landmark or on any property within a city designated historic district which may affect the appearance and cohesiveness of any historic landmark or any property within a historic district without first obtaining an alteration certification authorizing the change.
Sec. 66-58. Criteria for approval of an alteration certificate.
In considering an application for an alteration certificate, the commission shall be guided by any adopted design guidelines, and where applicable, the following from the secretary of the interior's standards for the rehabilitation of historic buildings. Any adopted design guidelines and secretary of the interior's standards shall be made available to the property owners of historic landmarks or within historic districts.
(1) Every reasonable effort shall be made to adapt the property in a manner which requires minimal alteration of the building, structure, object, or site and its environment.
(2) The distinguishing original qualities or character of a building, structure, object, or site and its environment shall not be destroyed when possible. The removal or alteration of any historic material or distinctive architectural features should be avoided when possible.
(3) All buildings, structures, objects, and sites shall be recognized as products of their own time. Alterations that have no historical basis and which seek to create an earlier appearance shall be discouraged.
(4) Changes which may have taken place in the course of time are evidence of the history and development of a building, structure, object, or site and its environment. These changes may have acquired significance in their own right, and this significance shall be recognized and respected.
(5) Distinctive stylistic features or examples of skilled craftsmanship which characterize a building, structure, object, or site shall be kept where possible.
(6) Deteriorated architectural features shall be repaired rather than replaced, wherever possible. In the event replacement is necessary, the new material shall reflect the material being replaced in composition, design, color, texture, and other visual qualities. Repair or replacement of missing architectural features should be based on accurate duplications of features, substantiated by historical, physical, or pictorial evidence rather than on conjectural designs or the availability of different architectural elements from other buildings or structures.
(7) The surface cleaning of structures shall be undertaken with the gentlest means possible. Sandblasting and other cleaning methods that will damage the historic building materials shall not be undertaken.
(8) Every reasonable effort shall be made to protect and preserve archeological resources affected by, or adjacent to, any project.
(9) Contemporary design for alterations and additions to existing properties shall not be discouraged when such alterations and additions do not destroy significant historical, architectural, or cultural material, and such design is compatible with the size, scale, color, material, and character of the property, neighborhood, or environment.
(10) Wherever possible, new additions or alterations to buildings, structures, objects, or sites shall be done in such a manner that if such additions or alterations were to be removed in the future, the essential form and integrity of the building, structure, object, or site would be unimpaired.
FINDINGS:
a. The property located at 240 S Seguin is a hotel building known locally as the Faust Hotel. It is an individually designated local landmark and in the Downtown historic district. Constructed in 1929, the hotel features four-floors with masonry-faced concrete walls. The hotel underwent a restoration between 1979 and 1982. Much of the exterior remains relatively unchanged from its original appearance.
b. REMOVAL OF WINDOW A/C UNITS/AWNINGS - The applicant is proposing to remove the existing A/C units and canvas awnings from the windows throughout the building. The A/C units and awnings are not original to the building and were added at a later time. According to Criteria 1, every reasonable effort shall be made to adapt the property in a manner which requires minimal alteration of the building, structure, object, or site and its environment. Staff finds that the removal of the A/C units and awnings to be consistent with the criteria for approval.
c. WINDOW RE-PAINTING/REPAIRS - The applicant is proposing to re-paint the exterior of the existing windows as well as replace the glazing where needed. According to Criteria 1, every reasonable effort shall be made to adapt the property in a manner which requires minimal alteration of the building, structure, object, or site and its environment. Staff finds that the in kind repairs to the windows and re-painting is consistent with the criteria for approval.
d. EXTERIOR LIGHTING - The applicant is proposing to install exterior lighting on the front and rear of the building. According to Criteria 10, wherever possible, alterations to buildings shall be done in such a manner that if the alterations were to be removed in the future, the essential form and integrity of the building, structure, object, or site would be unimpaired. Generally, staff finds that the addition of the exterior lighting will not negatively impact the integrity of the building. The lighting should be installed in such a way as to not permanently damage the masonry façade of the building and should be installed into the mortar joints and not on the face of the brick.
Recommendation
RECOMMENDATION:
Staff recommends approval of the Certificate of Alteration based on findings b through d.
ATTACHMENTS:
1. GIS Location Map
2. Case File; includes property images, site plans, and applicant narrative