PRESENTER: Presenter
Katie Totman, HPO
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SUBJECT: Title
HLC Case HST26-336: Discuss and consider a Certificate of Alteration, requested by the Sophienburg Museum & Archives, to relocate or demolish the primary structure at 375 Magazine Avenue, located in the Sophienburg Hill historic district.
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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 main structure located at 375 Magazine Avenue in the Sophienburg Hill Historic District. It is a modest example of post-modern architecture and was built ca. 1945 to 1950 based on CAD records and the architectural style.
b. SITE VISIT - Staff and one member of the HLC made a site visit to the property with the applicant on September 30th to observe the structure and the site.
c. RELOCATION - The applicant is requesting to relocate the main house from the property to facilitate a future expansion of the Sophienburg Museum campus.
Criteria for Evaluation
(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. The primary structure is outside of the period of significance for the district, which is between 1845 and 1940. The windows on the front of the house have been replaced and do not appear to be original to the house. There are wood windows on the sides and rear of the house along with an attached garage.
(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. N/A
(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. N/A
(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. N/A
(5) Distinctive stylistic features or examples of skilled craftsmanship which characterize a building, structure, object, or site shall be kept where possible. N/A
(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. N/A
(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. N/A
(8) Every reasonable effort shall be made to protect and preserve archeological resources affected by, or adjacent to, any project. N/A
(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. N/A
(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. N/A
d. DEMOLITION - While the applicant prefers relocating the main house, if they are unable to find someone to acquire and move the structure, they are requesting the HLC to consider demolition/deconstruction as an alternative.
e. NEW CONSTRUCTION/CAMPUS EXPANSION - The applicant will need to submit an application for a COA and return to the HLC with any proposed site development and new construction on this site and any others within the boundaries of the historic district.
Recommendation
STAFF ANALYSIS:
The main structure is outside of the established period of significance for this section of the Sophienburg Hill Historic District and has some minor alterations - this was part of an expansion of the district, and the period of significance was included in the designation documentation. Staff finds that the relocation may be an appropriate tool for this house in this specific instance. If the HLC considers and approves demolition as an alternative, staff recommends deconstruction over mechanical demolition to salvage any reusable material.