HISTORIC LANDMARK COMMISSION APPLICATION FOR A CERTIFICATE OF APPROPRIATENESS AUGUST 3, 2022 HR-2022-084104 SEBRON G. SNEED HOUSE 6301 BLUFF SPRINGS ROAD 5.0 – 1 PROPOSAL PROJECT SPECIFICATIONS Construct an apartment complex around the Judge Sebron G. Sneed House ruins erected circa 1857-1860. 1) Construct a three-building apartment complex around the Sebron Sneed House ruins, providing a 25’ buffer zone between the ruins and the pool and other new construction. Proposed buildings are each three stories in height and display Mission Revival stylistic cues; they are clad in stucco and capped with hipped, tiled roofs. Columned arches accent the main entrance to each building. 2) Construct a fence around the ruins. Note: The applicant has provided 2015 correspondence, per Committee feedback, showing that former Preservation Officer Steve Sadowsky requested a mortar analysis and preliminary stabilization plan. The applicant specified that tuck-pointing and consolidation would be implemented following an observation report and recommendation from a masonry restoration contractor and the erection of a double steel fence around the ruins (see backup). RESEARCH & ARCHITECTURE The home on this site was zoned historic in 1979, with the surrounding area rezoned historic in 1980. The house was destroyed by fire in 1989, and the ruins remain. Travis County foreclosed on the home for taxes owed in 2002 and retained the property until a private owner purchased the site from the county in 2006. Invest SmartHomes Inc owned it from 2006-2009, then The Foresight Foundation from 2009-2011. Since 2011, the property has toggled ownership between the same companies: IndoPak Investments, Inc and The Circle at The Nelms. In 1854, Judge Sebron G. Sneed moved his entire family from Fayetteville, Arkansas, to his newly acquired 470-acre farm south of the present city of Austin. Construction of a permanent family residence was begun shortly after that in 1857 and continued for five years. War stopped the work, and the house, never entirely completed, lacked its intended porches and interior finishes.1 The stone for the walls was quarried on the property and finished by hand. Lumber for the floors, roof, and finish material was acquired from the Lost Pine Forest at Bastrop, Texas, 30 miles east of the residence site. A Historic American Building Survey (HABS TX - 399) dated 2/3/1937 described the house as follows: “ This native limestone residence is located one mile off the Austin-San Antonio Highway on the Austin-Lockhart Highway, near Austin, Travis County. …
B -1. 1 ZONING CHANGE REVIEW SHEET CASE: C14-2007-0042 ADDRESS: 1801 Nelms Drive (Sebron Sneed House) OWNERS: Invest Smart Homes, Inc. HLC DATE: June 25, 2007 July 23, 2007 August 27, 2007 ZAP DATE: COUNCIL DATE: AGENT: Thrower Design (A. Ron Thrower) SF-3-H GR-MU-CO-H, with the conditional overlay limiting the commercial (Todd Rayer) ZONING FROM: TO: uses to those allowed under the LR district AREA: 1.78 acres STAFF RECOMMENDATION: Multi-Family Residence – Moderate-High Density (MF-4-H) with the requirement that there be at least a 40-foot “buffer zone” between the exterior walls of the ruins and the exterior walls of the proposed multi-family development. DEPARTMENT COMMENTS: The home on this site was zoned historic in 1979 to honor Judge Sebron Sneed with the surrounding site having been rezoned historic in 1980. The house was destroyed by fire many years ago and the ruins remain (see attached photographs). Travis County foreclosed on the home for taxes owed and the site was recently purchased from the County by a private owner. In January and February, 2007, the owner presented plans to the Historic Landmark Commission (HLC) for a Certificate of Appropriateness on the treatment of the ruins. The HLC granted a Certificate of Appropriateness in April, 2007 for stabilization of the ruins and indicating that the applicant’s proposal constituted the minimum of the preservation work approved for the site. The applicant proposes a multi-family residential project two stories tall surrounding the proposed plaza incorporating the ruins. The applicant is now requesting a change in the base zoning to GR-MU-CO-H, Community Commercial-Mixed Use-Conditional Overlay-Historic zoning. The conditional overlay proposed would limit the commercial uses to those allowed under the less intense, LR, Neighborhood Commercial, zoning district. The applicant maintains that the primary use of the site would be residential though the GR-MU zoning does not require a mix of uses on the site and would permit entirely GR development. Regardless of the zoning, any new construction will be reviewed for a Certificate of Appropriateness by the HLC. The Zoning Staff recommends the applicant’s original rezoning request of MF-4-H. MF-4 zoning is intended for multifamily and group residential use with a maximum density of 36 to 54 units per acre, depending on unit size. The Land Development Code provides that an MF-4 district designation may be applied to high density housing in a centrally located area near supporting transportation and commercial facilities or in an …
HISTORIC LANDMARK COMMISSION AUGUST 22, 2011 APPLICATION FOR A CERTIFICATE OF APPROPRIATENESS C14H-1977-0011 Sebron Sneed House 1801 Nelms Drive B.2 - 1 PROPOSAL PROJECT SPECIFICATIONS The applicant is seeking a conceptual review to proceed with development plans for this site. The applicant is proposing redevelopment of this site, as was previously reviewed by the Commission several years ago. The Sebron Sneed House is a ruin; the historic zoning on the property is limited to a buffer area of 25 feet around the perimeter of the ruins. The applicant had requested that the Certificate of Appropriateness Review Committee review a plan for developing the area inside the ruins and also sought review of the placement of sidewalks and other public access routes to the ruins. STANDARDS FOR REVIEW The Commission’s Standards for Review of applications for Certificates of Appropriateness include: Do not destroy the distinguishing original qualities or character of a building, structure, or site and its environment. Avoid the removal or alteration of any historic material or distinctive architectural features. Recognize all buildings, structures, and sites as products of their own time. Do not construct alterations which have no historical basis and which seek to create an earlier appearance. Changes which have taken place over time are evidence of the history and development of a building, structure, or site and its environment. Recognize and respect the changes, which may have acquired significance in their own right. Treat with sensitivity distinctive stylistic features or examples of skilled craftsmanship which characterize a building, structure, or site. Make every reasonable effort to provide a compatible use for a property that requires minimal alteration of the building, structure, or site and its environment or to use the property for its originally-intended purpose. COMMITTEE RECOMMENDATIONS The Committee recommended against any new development within the core of the ruins, and recommended that the public access to the ruins take into account viewability of the ruins from the public right-of-way. STAFF RECOMMENDATION This is a conceptual review of development plans for the site, which will largely be outside the limits of historic zoning; however, staff recommends as great a public accessibility and ability to see the ruins from the public right-of-way as possible, and a prohibition against any development within the walls of the ruins. Staff further recommends the installation of B.2 - 2 an interpretive display detailing the history of the …
HISTORIC LANDMARK COMMISSION OCTOBER 26, 2015 APPLICATION FOR A CERTIFICATE OF APPROPRIATENESS C14H-1977-0011 Sebron Sneed House 1801 Nelms Drive B.5 - 1 PROPOSAL PROJECT SPECIFICATIONS Tuck point the remaining limestone walls of the ruined house and clean the site of debris. The applicant proposes to stabilize the remaining limestone walls of the house, which was gutted by fire many years ago. The applicant will obtain a qualified masonry restoration contractor, and further consult with persons with expertise in restoration work to evaluate the stability of the stone walls and obtain a recommendation of the scope of work to preserve the remaining walls. The applicant is proposing to mortar the existing walls with white Portland cement, ASTM C 150, Type I or Type II, which will not contain more than 0.60% total alkali, and hydrated lime, ASTM C 207, Type S. . The mortar sand will be ASTM C 144 with a natural sand color, and will match the size, texture, and gradation of existing mortar sand as closely as possible. After the restoration work is complete, two rings of steel fencing will be erected to prevent intrusions to the ruins. A protective epoxy sealant will be applied to the top of the walls to prevent further deterioration from water penetration. The applicant further proposes to clear the site of intrusive vegetation and debris. STANDARDS FOR REVIEW The Commission’s Standards for Review of applications for Certificates of Appropriateness include: • Do not destroy the distinguishing original qualities or character of a building, structure, or site and its environment. Avoid the removal or alteration of any historic material or distinctive architectural features. Recognize all buildings, structures, and sites as products of their own time. Do not construct alterations which have no historical basis and which seek to create an earlier appearance. Repair, rather than replace deteriorated architectural features wherever possible. In the event replacement is necessary, the new material should match the material being replaced in composition, design, color, texture, and other visual qualities. Base the repair or replacement of missing architectural features 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. • • COMMITTEE RECOMMENDATIONS Not reviewed. B.5 - 2 STAFF COMMENTS This site has been deteriorating for years; the applicant is proposing to correct the conditions on the site and …
SLIDING GATES SOLID WOOD FENCE THE CIRCLE AT THE NELMS APARTMENTS 6301 BLUFF SPRINGS ROAD AUSTIN, TEXAS 78744 (BLDGS-1, 2,&3) Tchen Architect 1303 ELM FOREST DRIVE CEDAR PARK, TEXAS 78613 512.351.1801 512.870.9427 (FAX) tchenarch@gmail.com Drawings & written materials appearing herein constitute original and unpublished work of the architect and may not be duplicated, used, or disclosed without written consent of the architect. C 2022 TCHEN ARCHITECTS NELMS DR. 1 BLDG-2 (4) 1-B UNITS (20) 2-B UNITS "RUINS" AREA 2,050 S.F. 7826 s.f. Roof 598 1 LAUNDRY MECH D A O R S G N I R P S F F U L B MAIL BOX 318 APT OFFICE BLDG-1 (12) 1-B UNITS 9,739 S.F. BIKE RACKS K L A W T E F SID 5 300 4315 s.f. Roof 1 1 S E T A G G SLIDIN TRUE NORTH INDEX OF DRAWINGS SHEET DRAWING TITLE SYNOPSIS & VICINITY MAP ADA-TAS STANDARDS DUMPSTER ENCLOSURE LIFE SAFETY FIRST FLOOR LIFE SAFETY SECOND FLOOR LIFE SAFETY THIRD FLOOR LIFE SAFETY FIRST FLOOR LIFE SAFETY SECOND FLOOR LIFE SAFETY THIRD FLOOR LIFE SAFETY FIRST FLOOR LIFE SAFETY SECOND FLOOR LIFE SAFETY THIRD FLOOR FIRST FLOOR PLAN SECOND FLOOR PLAN THIRD FLOOR PLAN ROOF PLAN ENLARGED UNIT FLOOR PLAN ENLARGED UNIT FLOOR PLAN ENLARGED UNIT FLOOR PLAN ELEVATION ELEVATION BUILDING CROSS SECTION STAIRWAY TYPICAL DETAILS WALL & FLOOR ASSEMBLIES DOOR SCHEDULE & WALL TYPES FIRST FLOOR PLAN SECOND FLOOR PLAN THIRD FLOOR PLAN ROOF PLAN ENLARGED UNIT FLOOR PLAN ENLARGED UNIT FLOOR PLAN ELEVATION ELEVATION ELEVATION BUILDING CROSS SECTION STAIRWAY TYPICAL DETAILS WALL & FLOOR ASSEMBLIES DOOR SCHEDULE & WALL TYPES FIRST FLOOR PLAN SECOND FLOOR PLAN THIRD FLOOR PLAN ROOF PLAN ENLARGED UNIT FLOOR PLAN ENLARGED UNIT FLOOR PLAN ELEVATION ELEVATION BUILDING CROSS SECTION STAIRWAY TYPICAL DETAILS WALL & FLOOR ASSEMBLIES DOOR SCHEDULE & WALL TYPES A0-0.0 A0-0.1 A0-0.2 L1-1.0 L1-1.1 L1-1.2 L2-1.0 L2-1.1 L2-1.2 L3-1.0 L3-1.1 L3-1.2 A1-1.0 A1-1.1 A1-1.2 A1-1.3 A1-1.4 A1-1.5 A1-1.6 A1-2.0 A1-2.1 A1-3.0 A1-3.1 A1-3.2 A1-4.0 A2-1.0 A2-1.1 A2-1.2 A2-1.3 A21.4 A2-1.5 A2-2.0 A2-2.1 A2-2.2 A2-3.0 A2-3.1 A2-3.2 A2-4.0 A3-1.0 A3-1.1 A3-1.2 A3-1.3 A3-1.4 A3-1.5 A3-2.0 A3-2.1 A3-3.0 A3-3.1 A3-3.2 A3-4.0 S-1 S-2 S-3 S-4 S-5 S-6 S-7 S-8 S-9 S-10 S-11 S-12 S-13 S-14 S-15 S-16 S-17 S-18 S-19 S-20 S-21 S-22 S-23 S-24 S-25 M-00 M-01 M-02 E-00 E-02 E-03 P-00 P-01 P-02 S-01 BLDG-1 FOUNDATION PLAN BLDG-2 FOUNDATION PLAN BLDG-2 FOUNDATION TYPICAL FOUNDATION DETAILS BLDG-1 …
City of Austin Founded by Congress, Republic of Texas, 1839 Historic Preservation Office Planning and Zoning Department One Texas Center, 505 Barton Springs Road P.O. Box 1088, Austin, Texas 78767 Demolition by Neglect Sebron Sneed Mansion, 1801 Nelms Drive August 8, 2017 The Circle at Nelms, LLC 2207 W Parmer Lane Austin, Texas, 78727 SENT BY CERTIFIED MAIL, RETURN RECEIPT REQUESTED Re: Dear Sir or Madam: At the request of the Historic Landmark Commission, I am contacting you to discuss the demolition by neglect of the remains of the Sebron Sneed Mansion at 1801 Nelms Drive, which is owned by you. The Sebron Sneed Mansion is a city historic landmark. We are very concerned about the condition of this structure, which is in serious need of attention to prevent its continued deterioration. We are very gratified to see the new fencing and clean-up of the site, but we need to discuss a stabilization plan for the ruins to prevent their collapse. Please contact me as soon as possible to discuss plans for stabilization of the ruins, as I am due to make a report to the Historic Landmark Commission on August 28. I look forward to hearing from you. If you have further questions, please do not hesitate to call or e-mail me. Sincerely, __________________________________ Steve Sadowsky Historic Preservation Officer City of Austin, Texas Steve.sadowsky@austintexas.gov
ORDINANCE NO. 20080807-064 AN ORDINANCE REZONING AND CHANGING THE ZONING MAP FOR THE PROPERTY GENERALLY KNOWN AS THE SNEED HOUSE LOCATED AT 1801 NELMS DRIVE FROM FAMILY RESIDENCE (SF-3) DISTRICT AND (SF-3-H) COMBINING FAMILY RESIDENCE-HISTORIC LANDMARK DISTRICT TO MULTIFAMILY RESIDENCE MODERATE HIGH DENSITY (MF- 4) DISTRICT FOR TRACT ONE AND MULTIFAMILY RESIDENCE LANDMARK-CONDITIONAL MODERATE HIGH DENSITY-HISTORIC OVERLAY (MF-4-H-CO) COMBINING DISTRICT FOR TRACT TWO. BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF AUSTIN: PART 1. The zoning map established by Section 25-2-191 of the City Code is amended to change the base district from family residence (SF-3) district and family residence-historic landmark (SF-3-H) combining district to multifamily residence moderate high density (MF-4) district for Tract One and multifamily residence moderate high density-historic landmark-conditional overlay (MF-4-H-CO) combining district for Tract Two as described in Zoning Case No. C14-2007-0042, on file at the Neighborhood Planning and Zoning Department, as follows: Tracts One and Two: A 1.78 acre tract of land, more or less, out of the Santiago Del Valle Grant, Travis County, the tract of land being more particularly described by metes and bounds in Exhibit "A" incorporated into this ordinance (the "Property"), generally known as the Sneed House, locally known as 1801 Nelms Road, in the City of Austin, Travis County, Texas, and generally identified in the map attached as Exhibit "B". PART 2. The Property within the boundaries of the conditional overlay combining district established by this ordinance is subject to the following conditions: A. A 25-foot wide setback shall be established around the footprint area identified as Tract Two on Exhibit "A". Within the 25-foot wide setback the maximum impervious cover is 50 percent. B. Field notes to more particularly describe all tracts will be submitted with site plan application. Page 1 of 2 Except as specifically restricted under this ordinance, the Property may be developed and used in accordance with the regulations established for the multifamily residence moderate high density (MF-4) base district, and other applicable requirements of the City Code. PART 3. This ordinance takes effect on August 18, 2008. PASSED AND APPROVED August 7 ., 2008 Will Wy Mayor APPROVED ATTEST: David Allan Smith City Attorney Shirley A. Gentry City Clerk Page 2 of 2 'Office 512-487-9602 Fax 512-330-1621 Thomas P. Dixon R.P.L.S. 4324 J11502 Waterloo Surveyors Inc, EXHIBIT "A" March 21,2007 FIELD NOTES FIELD NOTES FOR 1.78 ACRES OF LAND, MORE OR LESS, …
HISTORIC LANDMARK COMMISSION APPLICATION FOR A CERTIFICATE OF APPROPRIATENESS AUGUST 3, 2022 HR-2022-075037 HILDRETH-FLANAGAN-HEIERMAN HOUSE 3909 AVENUE G 6 – 1 PROPOSAL Construct a swimming pool. PROJECT SPECIFICATIONS ARCHITECTURE Install a swimming pool in side yard. Replace existing fence and plant privacy hedges around the pool area. The house’s 1990 National Register nomination describes it as follows: […] 2-story frame dwelling that was built in 1902. As is sometimes seen on contemporaneous houses, the dwelling retains the features of Victorian-era housing coupled with details from the Classical Revival style. The house remains virtually unaltered and is in good condition. A massive 2-story dwelling with a generally square plan, the house rests on a pier-and-beam foundation. The primary (east) facade is dominated by a 2-tier porch featuring Doric columns and turned-wood balustrades suggestive of the Classical Revival style popular in Texas during the early 20th century. A projecting 2- tiered portico a t the south end of the porch marks the entry bay. Fenestration includes a single doorway with transom and double-hung wood sash with 1/1 lights. Polygonal projecting bays on the side (north) elevation alleviate the regular massing. Along with the complex roofscape of steeply pitched hipped and gable roof forms, these features are more typica l of Victorian-er a dwellings. Interior corbelled chimneys of buff-colored brick extend from the north and south slopes of the hipped roof. Modest changes that do not adversely affect the dwelling's historic integrity include a 2- story addition on the rear (west) elevation and installation of metal awnings over the windows and the entry bay of the porch.1 DESIGN STANDARDS The City of Austin’s Historic Design Standards (March 2021) are based on the Secretary of the Interior’s Standards for Rehabilitation and are used to evaluate projects at historic landmarks. The following standards apply to the proposed project: Sites and streetscapes 1. Vegetation, topography, and landscaping 1.3 If the property had a grassy, open front lawn when constructed, maintain that context. Do not replace the lawn with paving or gravel. The proposed pool has been pushed toward the rear of the property to improve maintenance of context. 2. Walls and fences 2.4 If constructing a new street-side fence or site wall, design it so that the materials, style, and scale are compatible with and differentiated from the architectural style and period of the building and are in keeping with historic fence styles and heights in …
12'-6" 12'-0" 2'-11" 57'-2" 4'-9" 5'-8" 6'-4" 8'-10" 14'-6" 4'-7" 6'-11" 1'-0" NEW FENCING LINE BARK MULCH 75 SF BARK MULCH 15 SF HORIZONTAL WOOD SLAT FENCE " 4 " 4 " 4 " 4 " 4 " 4 " 1 - ' 4 " 0 - ' 3 " 7 - ' 1 " 0 - ' 2 " 0 - ' 2 " 0 - ' 2 " 0 - ' 2 " 0 - ' 2 " 2 - ' 1 " 0 1 - ' 9 " 2 - ' 1 " 0 1 - ' 9 " 1 - ' 7 RESIDENCE (E) BARK MULCH 265 SF DECOMPOSED GRANITE 200 SF BRICK PATIO AND STEPERS 240 SF CONCRETE 80 SF POOL 225 SF TIMBER TECH 250 SF BARK MULCH 675 SF DRIVEWAY (E) BARK MULCH 55 SF LIMESTONE WASHED BRICKS 500 SF BUILDING (E) NATURAL FLAGSTONE 470 SF BUILDING (E) BARK MULCH 35 SF DECOMPOSED GRANITE 210 SF STONE STEP (E) " 6 - ' 6 2 " 8 - ' 4 " 3 - ' 5 " 5 - ' 4 2 " 4 - ' 7 1 " 0 - ' 2 2 10'-7" 9'-10" 23'-0" 24'-2" 20'-3" 23'-4" 10'-8" 1'-2" 1'-2" 1 5 7 8 7 , X T , n i t s u A G e u n e v A 9 0 9 3 i e c n e d s e R n a h a l l a C DIMENSIONS + MATERIALS PLAN BACK YARD DATE: 04/19/2022 SCALE: SCALE: 1/8" = 1'-0" @ 24" x 36" sheet N SCALE: 1/8"=1'-0" 0 8' 16' ATTENTION LANDSCAPE CONTRACTOR: IF YOU HAVE QUESTIONS ABOUT THIS DESIGN, OR TO LEARN MORE ABOUT WORKING WITH YARDZEN, PLEASE CONTACT PROS@YARDZEN.COM. NOTE: PLANS ARE FOR CONCEPTUAL AND ILLUSTRATIVE PURPOSES ONLY
HISTORIC LANDMARK COMMISSION APPLICATION FOR A CERTIFICATE OF APPROPRIATENESS AUGUST 3, 2022 HR-2022-084876 HYDE PARK 4005 AVENUE B 7.0 – 1 Addition, remodel, and new construction to a circa 1928 single-family residence. PROPOSAL PROJECT SPECIFICATIONS 1) Add rear yard screen porch hyphen attaching new construction 2 story guest suite with bathroom and loft for bedroom. The hyphen will continue the ridgeline and roof of eaves. Match materials of the existing house on hyphen and new 2 story addition except the foundation will be slab on grade. 2) Build a new open carport over the existing rear driveway and paint it to match the house. 3) Add a small tool shed (40 sq. ft) to the existing NE wall under the existing windows. 4) Replace the existing rear deck in kind. ARCHITECTURE DESIGN STANDARDS 4005 Avenue B is a Craftsman Style duplex residence built in 1928. It was renovated into a single-family home later and renovations have continued as recently as 20081. It is a single-story form with a low pitch, front-gabled roof with decorative braces under the gables and visible rafter tails. The home has two separate street-facing partial porches, with replacement single door entryways: evidence of its past life as a duplex. The Hyde Park Design Standards are used to evaluate projects within the historic district. The following standards apply to the proposed project: 3.5: Roofs: 1. Retain the original roof pitches and profiles on the building. Avoid changes to roofs on the front of the building. Avoid adding to the eave height of original roofs, especially at the front of the structure. Retain historic dormers. 2. In replacing roof materials, consider first the use of the original material, then the use of a product that resembles the original material, such as fiberglass or other energy-efficient shingle. Metal roofs are also acceptable. 4.1: Preservation of Historic Character: Construct additions so as to require the removal or modification of a minimum of historic fabric. Do not construct additions that will require the removal of any portion of the front façade. Design additions to existing residential buildings to reflect the form and style of the existing house. The proposed addition does not appear to require the removal of a significant amount of historic fabric. It mostly reflects the form of the existing house. 4.2: Location: Locate new additions and alterations to the rear or rear side of the building so that …
HISTORIC LANDMARK COMMISSION APPLICATION FOR A CERTIFICATE OF APPROPRIATENESS AUGUST 3, 2022 HR-2022-105301 CASTLE HILL HISTORIC DISTRICT 1124/1122-1126 W. 6TH STREET 8 – 1 PROPOSAL Deconstruct the building, reconstruct the façade, and construct a new multi-story mixed-use building beyond. PROJECT SPECIFICATIONS 1) Completely deconstruct existing contributing building. 2) Reconstruct the building façade. Approximately 23% of the original building will remain, with street-facing fenestration patterns unaltered. 3) Construct a new multi-story building beyond and directly atop the reconstructed façade. The proposed second floor will replicate the fenestration pattern and existing roofline at the first floor. Proposed new windows are fixed and undivided. The third and fourth floors are set back from the parapet and appear to be constructed of light-colored brick and fixed glazing, with flat roofs of variable height. ARCHITECTURE One-story Spanish Colonial Revival commercial building, originally with three tenant spaces demarcated by transom door- and-window combinations at each bay. Larger divided transoms appear above each fenestration unit. The building is clad in horizontal siding and is capped with a terra cotta tile shed roof, above which the parapet extends at each end of the building. DESIGN STANDARDS The Castle Hill Design Standards are used to evaluate projects within the historic district. The following standards apply to the proposed project: A.1. GENERAL DISTRICT STANDARDS (a) Repair, rather than replace, original materials. Replace only materials that are deteriorated beyond repair or that detract from and are not original to the building. Replacement materials shall match the original materials when feasible. The proposed project entirely deconstructs the existing building, leaving the façade only. It replaces character-defining divided transoms with undivided fixed glazing and replaces the terra cotta roof with another material. (b) Do not make changes to the public view of an existing contributing or non-contributing building that have no historic basis and/or that seek to create the appearance of an architectural style that is not original to the existing building. The proposed project replicates the first floor and existing roofline at a new second story. (c) Use best efforts to utilize photographic or physical evidence when reconstructing original historic details. The proposed project appropriately reconstructs the existing façade, except for the glazing and roofline. C.1. REHABILITATION OR ALTERATION OF CONTRIBUTING BUILDINGS (a) Maintain the historic style and retain character-defining features. (c) Repair existing original windows unless determined infeasible due to excessive deterioration that is adequately documented in the application for a …
