PRESENTER: Presenter
Katie Totman, HPO
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SUBJECT: Title
HLC Case HST23-258: Public hearing and consideration for a Certificate of Alteration to construct an addition to and make exterior alterations to the building located at 200 N Seguin/105 E Mill, 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 historic structure located at 200 N Seguin is colloquially known as Old City Hall. It was built ca. 1929 and is a modest example of Art Deco architectural style. The property is in the Downtown Historic District.
b. OLD CITY HALL (alterations) - The applicant is proposing to perform various exterior work to the historic structure including replacing non-original windows with new windows, removing an existing non-historic ADA ramp along East Mill Street, restoring the steps on the East Mill Street side, replacing the front awning and doors, and installing a new cast stone door arch at the front door. According to the criteria for approval 1 and 3, every reasonable effort shall be made to adapt the property in a way that requires minimal alterations. Generally, staff finds that the proposed exterior work is in line with the criteria for approval. The building has been modified over the years primarily visible in the replacement windows and doors.
c. ADDITION (massing/scale) - The criteria for approval of an alteration certificate, specifically criteria 9, note that contemporary design for additions to existing properties shall not be discouraged when they do not destroy significant historical material, and when such design is compatible with the size of the property, neighborhood, or environment. The proposed addition is located to the west of the building and follows the existing roof line of the primary historic structure and is generally subordinate to the primary structure. Per the site plan, it may also be partially concealed from view by a proposed driveway gate. Staff finds the proposed size and scale of the addition to be consistent with the criteria for approval.
d. ADDITION (materials) - As noted in finding c, criteria 9 states that new additions should be compatible with the material of the historic property. The applicant has proposed to utilize masonry as the primary exterior material and incorporating details into the addition that are on the historic structure. Staff finds these elements to be consistent with the criteria as they are present on the historic structure.
e. ADDITION (ADA ramp) - An ADA ramp is proposed to be built in front of the addition and will feature a brick exterior. Criteria 9 states that contemporary design should be compatible with the material of the historic property and not destroy historical material. As the ADA ramp is to be incorporated into the addition staff finds this to be consistent with the criteria for approval.
f. SITE WORK - The applicant is proposing to update the existing parking lot area on the property and add landscaping. This work will not negatively impact the historic structure and staff finds that it is consistent with the criteria for approval.
Recommendation
RECOMMENDATION:
Staff recommends approval of the Certificate of Alteration for the proposed scope of work based on findings b through f.
ATTACHMENTS:
1. GIS Location Map
2. Aerial View
3. Construction Documents and Property Pictures
4. Sanborn Maps