PRESENTER: Presenter
Katie Totman, HPO
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SUBJECT: Title
HLC Case HST24-257: Discuss and consider a Certificate of Alteration to demolish an existing addition and build a new addition, rebuild the front porch, replace the windows, and install new siding on the main structure at 554 S Academy located in the Sophienburg Hill historic district.
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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 building located at 554 S Academy is a residential structure with a full covered front porch, wood siding, and wood/vinyl siding. Architecturally the home has influential elements of Folk Victorian including the form and turned porch columns and simple vernacular meaning it is built using local materials, traditions, and resources. Comal County Appraisal has a build date of 1920 and based on the style and materials this is quite probable, perhaps even as early as 1910-1915. It is in the Sophienburg Hill historic district.
b. REMOVAL OF EXISTING ADDITION - The applicant is requesting to remove an existing addition at the rear of the property. Per Criteria 1, every reasonable effort shall be made to adapt the property in a manner which requires minimal alteration. Sanborn maps indicate that the addition was added after the home was constructed and its removal will not negatively impact the structure.
c. NEW ADDITION - The applicant is requesting to construct a new addition on the main house. Per Criteria 9 and 10, contemporary design for additions shall not be discouraged when they do not destroy significant historical material and the design is compatible with the size, scale, and character of the property, and if the addition is removed in the future that is not damage the historic structure. The proposed addition will be at the rear of the historic house and follow the existing roof line of the historic structure and is also subordinate to the historic structure. Staff finds that the proposed addition to be consistent with the criteria for approval.
d. FRONT PORCH - The applicant is requesting to re-build the existing front porch and extend it along the front of the house. Physical evidence suggests that the house once had two front doors, one of which is currently a window. It is likely that the front porch would have extended across the front of the entire house to cover both doors and windows. Sanborn maps also support this possibility. Per Criteria 6, 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. While Folk Victorian homes commonly feature turned columns and spindles on porches, the proposed square chamfered columns are generally consistent with the style, too.
e. SIDING REPLACEMENT - The applicant is requesting to install hardi-siding on the historic structure in place of the existing wood siding. Per Criteria 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. Staff encourages the repair of the existing wood siding where possible, specifically on the historic structure to be consistent with the criteria.
f. ROOF REPLACEMENT - The applicant is requesting to replace the existing metal roof with a new metal roof. Per 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. The house currently has a metal roof and staff finds that the new metal roof proposed is consistent with the criteria.
g. WINDOW REPLACEMENT - The applicant is requesting to replace the existing aluminum and wood windows throughout the house with new windows. There are three (3) wood windows on the front of the house and the rest of the windows on the sides and rear are aluminum. Per Criteria 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. Staff encourages the repair of the existing wood windows where possible. If replacement windows are approved, staff recommends that they match the existing historic windows in appearance and design (the six over six pattern) as closely as possible. Replacement of the non-historic windows with new windows is generally consistent with the criteria.
Recommendation
STAFF ANALYSIS:
Staff recommends approval of the roof replacement and the addition as proposed based on finding b and c.
Staff recommends approval of the porch reconstruction with the condition that the decorative brackets be reused and incorporated into the design to maintain the Folk Victorian character of the structure.
Staff recommends approval of the window replacement with the condition that the existing historic wood windows on the front of the house be repaired where possible. If the HLC approves their replacement, staff recommends the new windows be wood and feature a true divided lite to match the historic appearance.
Staff recommends approval of the installation of hardi-siding on the addition and the restoration of the wood siding where possible on the original historic structure to be consistent with the criteria.
ATTACHMENTS:
1. Property pictures
2. Renderings
3. Pictures of proposed materials