09.2 - 1412 Preston Ave - Response to Staff — original pdf

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1412 PRESTON HISTORIC REVIEW General Standards – 1.The proposed project removes intact historic material from the building’s exterior and replaces elements that do not appear to be deteriorated beyond repair. Replacement materials and elements do not look the same as the existing materials. - The proposed material replacements are necessary due to the deteriorated condition of the existing siding. While it may not have initially appeared beyond repair, upon closer inspection, the siding was completely rotted, with no existing substrate to support it. Additionally, the historic windows were sitting directly on the deteriorated material, further compromising structural integrity. - To ensure the long-term durability and historic character of the home, the rear siding will be replaced with new Hardie siding, matching the original in size, profile, and appearance. On the front façade, only the rotted siding will be replaced, using brick that matches the existing brick, while all existing brick will remain in place and be repainted. - This approach not only preserves the home’s architectural integrity but also creates a cohesive, historically compatible design that aligns with the character of Preston Street, where most brick houses feature fully bricked exteriors without the introduction of additional materials. The decision to unify the façade with brick is based on contextual precedent and ensures a low-maintenance, long-lasting solution in keeping with the surrounding historic streetscape. Preston brick homes examples a. b. C. d. 3. Roofs The proposed project replaces the shingle roof in-kind, but changes the roofline at the main façade. It adds decorative copper awnings that were not historically present. - The proposed roof work primarily consists of an in-kind replacement of the existing shingles, ensuring no changes to the overall structure except for necessary repairs. - The front porch roofline modification is a carefully considered design choice that enhances the openness of the porch while remaining scaled appropriately in relation to the existing garage hip, front house hip, and second-story hip. By introducing a gentle pitch that ties into the existing hip roof, the design maintains visual harmony with the home’s original massing. - Additionally, this modification is informed by contextual precedent, as it complements the rooflines and porch openings of other homes along Preston Avenue. The decorative copper awnings, while not historically present, are designed to be proportionate and compatible with the architectural character of the home, serving as an accent that enhances the overall aesthetic without disrupting historical integrity. Preston roof and awning examples: Awnings on Preston:  b. a. 4. Exterior walls and trim The proposed project replaces existing siding with brick to match the existing brick. It adds limestone and decorative brickwork where none existed historically. c. - The proposed replacement of siding on the front façade is minimal in scale and does not significantly alter the architectural integrity of the structure. The existing siding-brick combination is not a defining historic feature, making the transition to a fully bricked façade a reasonable and contextually appropriate update. - The introduction of limestone and decorative brickwork is designed to tie into the existing material palette found on other homes along Preston Avenue. These materials are historically appropriate for the neighborhood and enhance the visual continuity between this home and its surroundings. - By carefully selecting materials that match and complement the existing brick, the design ensures a cohesive and contextually sensitive approach while maintaining the character and proportions of the original structure. - According to the City of Austin’s Historic Design Standards (March 2021)—which are based on the Secretary of the Interior’s Standards for Rehabilitation—the proposed changes align with the following principles:Standard 3: "Changes should be appropriate to the building’s character and historic development patterns." -As evidenced by the fully bricked homes along Preston Avenue, this material approach is a common and historically appropriate design choice. The proposed brick replacement ensures material consistency with the historic streetscape. -The existing brick-siding combination is not a defining characteristic of the district, making this change contextually appropriate rather than a significant alteration to the home’s historic fabric. - Standard 6: "New materials should match historic materials in scale, texture, and finish." -The proposed brick replacement matches the existing brick in material, scale, and texture, ensuring continuity with the historic character. - The introduction of limestone and decorative brickwork is inspired by other homes in the area, reinforcing neighborhood cohesion while maintaining architectural integrity. We can consider revising the decorative limestone to align more closely with historic elements or explore alternative ways to introduce texture while maintaining historic authenticity. See Brick work exterior walls and trim - a. b. c. 5. Windows, doors, and screens The proposed project replaces historic-age windows that do not appear to be deteriorated beyond repair. Proposed window replacements at main and secondary elevations alter the window patterns, materials, opening sizes, and configurations. - The existing single-pane windows are a weak link in the building’s thermal envelope. Even with storm windows or weather-stripping, single panes cannot match the insulation of modern glazing. The design standards documentation notes that simple measures like weather-stripping and window film are the first line of defense , and we have evaluated those. However, given the persistent energy loss and comfort issues, we are proposing to replace the single panes with insulated (double-glazed) glass units. This will drastically reduce air leakage and heat transfer while preserving the historic frames’ appearance. Notably, the City’s guidelines even suggest retrofitting historic windows with insulated, low-E glass when appropriate , which indicates that using modern high-performance glass is an acceptable way to improve efficiency as long as the historic look is maintained. Our replacement windows will use clear, low-E insulated glass that cuts down thermal loss without any tint or reflective appearance, thereby remaining visually consistent with historic glass. The overall goal is to enhance energy performance invisibly – the building’s appearance from the street will remain historic, but its comfort and efficiency will meet contemporary standards. This approach follows the spirit of the standards by achieving sustainability objectives without detracting from the building’s character. - Where new materials are introduced, they will be selected for longevity and compatibility. The standards allow modern materials in repairs if proven stable , and we extend this principle to replacements: the new window units will likely be aluminum clad systems that replicate the look of the Preston vernacular but offer improved durability against weather. By using materials and finishes that match the historic appearance (painted profiles, exterior-putty glazing details, etc.), we ensure that the upgrade to double-pane glass is virtually indistinguishable from the original windows except in improved function. In summary, replacing the inefficient single-pane windows is justified not only by severe deterioration of the originals (making repair impractical), but also by the substantial energy and comfort gains. - Maintaining the correct muntin pattern is a key aspect of preserving historic character. In our proposal, the new windows will feature a divided-light pattern that is consistent with Preston Ave and matches the pattern seen on other historic homes along the street. This is important because the rhythm of windowpanes across facades in a historic district contributes to a unified streetscape appearance. The Historic Design Standards reinforce this principle in several ways. First, when replacing a historic window that originally had divided lites, the standards require using “true divided lites or simulated divided lites with dimensional muntins…so that the window appears to have true divided lites”, and “never use…false muntins inserted inside the glass.” We will abide by this fully: our new double-pane windows will have either authentic divided panes and high-quality exterior-applied muntins with internal spacers, thereby replicating the depth and shadow lines of traditional multi-pane windows. We will not use cheap internal grille inserts that look flat; instead, the muntin bars will be on the exterior surface, painted and profiled just like a historic window, making the new insulated units visually identical to an old single-pane multi-light window. This attention to muntin detailing upholds the craftsmanship and appearance expected by the guidelines. Just as importantly, our chosen muntin pattern (i.e. how many panes across and down) will reflect the historic precedent. The house is part of a historic streetscape where windows commonly have, for example, a two-over-four pattern or similar, and we intend to match that typical pattern. Preservation principles favor continuity in such details: the City’s standards note that new construction or additions in historic areas should use “similar window and door opening patterns as nearby contributing buildings” and windows compatible with neighbors in terms of size, configuration, and profile. - By extension, when updating an existing historic house’s windows, using a muntin configuration that echoes the surrounding historic homes helps maintain the visual harmony of the block. Our design does exactly that – it “borrows” from the context of the street to ensure the replacement windows look appropriate and authentic. This approach aligns with Standard 5.8 as well, which says that if the exact historic window design is un-documented, one should install a new design that is “compatible with the historic character of the building.” - - The slight enlargement of one opening is approached as a corrective measure to restore facade balance, taken with full awareness of the standards’ caution against altering front elevations - The use of insulated glass and efficient materials is justified by the standards’ acknowledgment of energy retrofits, provided the historic character is preserved - Finally, the decision to maintain a divided-light muntin pattern consistent with the historic context is directly in line with preservation principles and the City’s guidance to keep new work compatible with surrounding historic patterns - By adhering to these guidelines and citing them in our design approach, we ensure that the window replacements will honor the building’s historic integrity while subtly improving its performance and appearance. This balanced solution—retaining character-defining features, matching original design elements, and carefully upgrading materials for longevity and efficiency—exemplifies the intent of Austin’s Historic Design Standards. The result will be windows that enrich the historic façade rather than detract from it, reinforcing the architectural character of the house and the streetscape for years to come. Our defense of these changes rests on the fact that we are meeting the city’s preservation standards in letter and spirit, guaranteeing that the historic visual qualities of the property are preserved even as necessary updates are made. Every effort has been made to ensure the new windows will look right, function better, and still tell the building’s historic story, which is the ultimate goal of the design standards and our guiding principle in this proposal Windows on Preston examples : a. b. c. 6. Porches The proposed project does not maintain the open nature of the front porch. - Standard 7.1 – Retain Historic Porch Features states: “Retain the character-defining features of a historic porch, including its materials, columns, railings, and open space.”The proposed design does not enclose or remove the porch but rather enhances its architectural presence, following established neighborhood patterns. - Standard 7.2 – Compatible Alterations states: “If necessary, design new porch elements to match or be compatible with the historic structure.”Many homes on Preston Avenue feature covered porches, colonnades, and arched openings, demonstrating that these are contextually appropriate elements. The proposed design maintains an open and welcoming entryway, reinforcing the neighborhood's architectural consistency. - Standard 7.5 – Proportions and Scale states: “Maintain the original proportions and scale of a porch while making updates.”The new porch features are proportioned to match the home’s existing façade, ensuring a balanced and historically compatible design. - The proposed brick arch opening for the front porch is a thoughtful design choice that maintains the porch’s existing size and scale while aligning with the historic architectural elements found in Austin’s historic districts. The porch is not being enlarged or minimized; rather, its footprint remains the same while the roof is opened up to create a greater sense of openness and proportion. This approach enhances the porch’s historic character, allowing it to remain inviting and well-integrated within the existing streetscape. Examples of the Prestons Front porch with columns and arches: a. b. c e. D. 8. Attached garages and carports The proposed carport conversion does not recess the front wall of the enclosure. f. - The proposed conversion of the existing carport into an enclosed garage does not alter the historic placement or massing of the structure. The existing garage is already recessed from the front wall, and this project does not bring it forward or alter its depth in any way. The primary change is the enclosure of the carport, transforming it into a functional garage while maintaining its existing setback. - According to the City of Austin’s Historic Design Standards (March 2021), which guide modifications to historic structures:Standard 8.2: Maintain the historic setback of attached garages and carports.The proposed enclosure does not alter the setback or footprint of the existing structure. The garage remains recessed from the front façade, consistent with its original placement. - Standard 8.3: Ensure that the enclosure of an existing carport is compatible with the historic character of the house.The design maintains the architectural character of the home, ensuring that materials, proportions, and detailing complement the historic context. - This project does not project the garage forward but simply closes in an existing carport while maintaining the historic recessed placement. The enclosure is designed to be visually cohesive with the home’s existing façade, aligning with historic preservation principles while enhancing functionality. See existing photo and rendering of 1412 Preston: a. Residential Addition 1. Location b. -The proposed new addition is located to the rear of the existing house. 2. Scale, massing, and height -The proposed addition is one story and will not be visible from the primary streetscape. 3. Design and style -The proposed addition’s decorative details are not compatible with the existing house, though its general form and massing are. - The proposed addition maintains compatibility with the existing home through its form and massing, as acknowledged in the review. The decorative details, including molding and trim elements, are designed to align with the architectural character of neighboring homes on Preston Avenue, ensuring continuity within the historic district. - According to the City of Austin’s Historic Design Standards (March 2021):Standard 3.2 – Design new elements to be compatible with the historic character of the house. The proposed molding and trim details reflect existing architectural features found on neighboring Preston Avenue homes, particularly those with flat roofs and decorative railings. This approach ensures the addition is harmonious with its historic context. -Standard 3.5 – Use materials and details that are appropriate for the house’s style. The decorative details are not an arbitrary addition but are informed by existing historic elements in the area. By matching the profiles and proportions of trim and railings seen on similar historic flat-roofed homes, the addition remains contextually appropriate. - Photographic references of neighboring historic homes on Preston Avenue demonstrate that: 1. Flat-roofed homes in the district commonly feature decorative molding and railings, reinforcing that these are characteristic design elements of the neighborhood. 2. The addition’s proposed detailing reflects an established architectural language, ensuring the home remains cohesive with its surroundings. 3. The proposed addition respects the historical form and massing of the house, while its decorative details are intentionally designed to match the railings and trim of neighboring homes with identical flat roofs. Rather than introducing non-historic elements, the design draws from existing historic patterns, reinforcing the continuity of architectural features within the district. See Design and style on Preston: a. b. c. C . 4. Roofs The proposed addition’s flat roof is compatible. 5. Exterior walls The proposed addition’s materials are compatible. 6. Windows, screens, and doors The proposed addition does not appear to be visible from a street on the front or side. 8. Chimneys The proposed chimney appears compatible with both the historic building and the addition in terms of size, style, materials, and proportions