7.0 - 1003 E 9th St — original pdf

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7 – 1 HISTORIC LANDMARK COMMISSION APPLICATION FOR A CERTIFICATE OF APPROPRIATENESS JUNE 5, 2024 HR-2024-051579 ROBERTSON/STUART & MAIR HISTORIC DISTRICT 1003 EAST 9TH STREET PROPOSAL PROJECT SPECIFICATIONS Demolish an existing carport. Partially demolish and construct an addition, replace roof and windows, and construct a rear accessory dwelling unit. 1) Demolish carport at rear of property. 2) Restore exterior walls and replace windows and roofing. 3) Partially demolish the existing building at the rear southeast corner. 4) Construct a new two-story addition. The proposed addition, located immediately above the existing ridgeline, is two stories in height, with an irregular roofline and undivided fenestration. 5) Construct a two-story flat-roofed breezeway with roof deck from the addition to the rear ADU. 6) Construct a new ADU at the rear of the property. The proposed building has a side-gabled roof and is clad in stucco. It has fixed corner windows and a spiral staircase. ARCHITECTURE DESIGN STANDARDS One-story Folk Victorian house with partial-width inset porch, jigsawn porch trim, and wing-and-gable plan. The Robertson/Stuart & Mair Design Standards are used to evaluate projects within the historic district. The following standards apply to the proposed project: 1.2.1. Alterations to Contributing Buildings. This section of the design standards applies to historic features on exterior front walls, side walls within 15 feet of the front of the building, and roofs within 15 feet of the front of the building. It also applies to side walls and roofs if proposed alterations affect the property’s historic character. 1.2.1.1. Do not alter or remove historic features unless they are deteriorated beyond repair. The proposed project removes and replaces existing windows and doors. While the existing windows do not appear to be of historic age, the existing screen door and front door appear to be from the historic period. No documentation of deterioration was provided. 1.2.1.2. If replacing deteriorated historic features, match the original as close as possible. Proposed 2:2 window replacements appear appropriate, but the proposed new door does not appear to reflect the historic house’s style or era. 1.2.2. Specific Standards 1.2.2.1. Front exterior walls: Retain and repair the historic exterior materials on front walls, as well as side walls and roofs within 15 feet of the front of the building. If replacement of historic exterior wall materials is necessary, choose a material identical in dimensions, profile, reveal, and texture to the historic material, and install the new materials so that they maintain the spatial relationships (including depth and dimension) and joint patterns as existed historically relative to window frames, door frames, and other exterior features. Maintain and repair historic exterior walls according to accepted preservation techniques. The proposed project restores and refinishes the existing siding and trim at the front of the house. 1.2.2.2. Doors and door openings: Do not enlarge, alter or relocate doorways, or add new door openings on front and side walls within 15 feet of the front of the building. Retain and repair historic doors and door frames according to accepted preservation techniques, unless Historic Preservation Office (HPO) staff and/or the Historic Landmark Commission (HLC) agree that deterioration is beyond repair. Retain and repair door glazing (window or glass) in its historic configuration. In cases where a historic entry door is missing or deteriorated beyond repair, choose a replacement door that is similar in terms of design and appearance to the historic character of the building. If a new door or door frame is required, install 7 – 2 the new components so that they maintain the spatial relationships (including depth and dimension) and joint patterns as existed historically relative to door frames, exterior wall planes, and other exterior features. The proposed project does not alter existing door openings but removes the screen door and replaces the existing door with one that is less appropriate to the style of the house. 1.2.2.3. Windows and window openings: Do not enlarge, alter or relocate window openings, or add new window openings on front walls, side walls, or roofs within 15 feet of the front of the building. Retain and repair all components of existing historic windows unless Historic Preservation Office (HPO) staff and/or the Historic Landmark Commission (HLC) agree that the individual component is deteriorated beyond repair. If replacement of historic windows is necessary, use windows that are the same size and match the dimensions, profile, and configuration of the historic windows. Substitute materials are appropriate if they maintain the profile and finish appearance of the historic window; extruded aluminum and wood- clad aluminum are acceptable replacement materials; vinyl is not an acceptable material. If replacement windows are required, install the new windows so that they maintain the same spatial relationships (including depth and dimension) and joint patterns as existed historically relative to window frames, exterior wall planes, and other exterior features. Maintain and repair historic windows according to accepted preservation techniques. See 1.2.1.1. The proposed project does not alter the window openings at the front of the house. 1.2.2.4. Roofs and roof features: Retain the original roof shape, including pitches, profiles, and eave heights. Retain historic dormers, gable/attic vents, roof brackets and chimneys unless they are deteriorated beyond repair. Maintain and repair historic roof materials and features according to accepted preservation techniques. The proposed project alters the existing roof shape past the ridgeline, approximately 14’ 3” from the front wall of the house; the proposed roofline impacts the building’s historic character. 1.2.2.5. Porches: Retain and repair the historic front porch materials and features unless Historic Preservation Office staff and/or the Historic Landmark Commission agree that they are deteriorated beyond repair. If replacing deteriorated historic porch materials or features, use materials that are the same size and match the dimensions, profile, texture, and configuration of existing historic porch features. If enclosing front porch, use materials that do not visually detract from the historic character of the building—like non-reflective screening or glass—and install the enclosure in a reversible manner that does not damage historic features. Maintain and repair historic porches according to accepted preservation techniques. If replacing deteriorated historic porch materials or features, consider using the historic material before considering a substitute material. Consider keeping front porches open if they were open during the period of significance. The proposed project repairs and retains the existing porch and its decorative detailing. 1.3. Additions to Contributing Buildings New additions should be compatible with the historic building by reflecting the scale, massing, and/or materials of the historic building, but differentiated enough so that they are not confused as historic or original to the building. If designing an addition in a contemporary style, reflect the scale, massing, and/or materials of the historic building; if designing an addition in a style that reflects the style of the historic building, differentiate the scale, massing, and/or materials, at least slightly. The proposed addition is differentiated appropriately but does not reflect the historic building’s scale, massing, or materials. Design new additions that are subordinate to and do not overpower the historic building. The proposed addition does not appear subordinate to the historic building. Construct additions that avoid the removal or obstruction of any historic exterior features on the front of the building or the sides within 15 feet of the front. Set back a new ground-level addition a minimum of 15 feet measured from the front wall of the building (excluding the porch). See 1.2.2.4. 1.4. New Construction New construction shall have the same street-front orientation and distance from adjacent buildings as the contributing buildings in the same block. The proposed rear ADU has the same orientation as other alley-facing contributing structures. Design new buildings so that they are compatible with and differentiated from historic buildings in the district. The proposed ADU is differentiated, but its breezeway extension and monolithic, windowless massing at secondary elevations are not compatible. New construction should have floor-to-floor heights and roof heights that are the same or similar to those on contributing buildings throughout the district. The proposed ADU’s floor-to-floor heights and roof height are similar to those found elsewhere in the district. Select materials for new construction that are the same as or similar to those found on contributing buildings existing in the district. The proposed building’s materials are not similar to those of nearby contributing buildings, which are mainly clad in siding. 7 – 3 Summary The project meets some of the applicable standards. PROPERTY EVALUATION The property contributes to the Robertson/Stuart & Mair Historic District. STAFF RECOMMENDATION Postpone the public hearing to July 5, 2024, and invite the applicant to the next meeting of the Architectural Review Committee. LOCATION MAP 7 – 4