PRESENTER: Presenter
Katie Totman, HPO
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SUBJECT: Title
HLC Case HST23-383: Discuss and consider a Certificate of Alteration to perform various maintenance work, replace an existing door, add lighting, and create an enclosed patio at the property located at 278 W San Antonio, located in the Downtown 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 primary commercial building located at 278 W San Antonio was built ca. 1896. The rear part of the building, however, was built ca. 1920-1930; this is where the scope of work is proposed to take place.
b. DOOR REPLACEMENT (SERVICE ENTRANCE) - The applicant is requesting to replace the existing metal doors at the rear of the structure with a rollup door. The opening is to remain the same, and the existing metal doors will be repurposed into the patio wall design. Staff finds that this is generally consistent with Criteria 9 in that the opening is remaining the same and the service door is being repurposed on site. The change is also reversible.
c. DOOR REPLACEMENT (PEDESTRIAN DOOR) - The applicant is requesting to replace the existing pedestrian door at the rear of the building with a new door to match as well as replace/rebuild the door frame. No changes are being made to the opening itself. Staff finds this to be consistent with Criteria 1 as the existing door is being replaced in kind and the opening is not being altered.
d. LIGHTING - The applicant is requesting to install one electric light above each window at the rear of the building. Staff finds that this is generally consistent with Criteria 9 in that the addition of the lights is reversible and will not produce a significant change in the appearance. Additionally, staff recommends that the lights be installed into the mortar joints to avoid permanent damage to the masonry face of the building.
e. REPAIR/MAINTENANCE - The applicant is requesting to restore the existing wood windows at the rear of the building. This is consistent with Criteria 6 for approval.
f. PATIO AREA - The applicant is requesting to create an enclosed bricked patio area. The wall will be masonry and feature the repurposed service entrance door as well as wrought iron elements. Staff finds that this is generally consistent with Criteria 9; the site work shall not adversely impact the historic structures in any way.
Recommendation
RECOMMENDATION:
Staff recommends approval of the Certificate of Alteration based on finding b through f. Generally, staff finds that the changes will not disrupt the overall appearance or cohesiveness of the district and are otherwise consistent with the criteria for approval.
ATTACHMENTS:
1. GIS Location Map
2. Pictures
3. Construction drawings