10.9 - 4901 Ridge Oak Dr - Talking Points — original pdf

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– JAY CORDER ARCHITECT – HLC Talking Points ○ ○ ○ ○ ○ ○ ○ ○ ○ ○ ○ ○ ○ ○ ○ ○ ● ● 31 years experience 10 historically significant projects of note: 1510 West Ave. 1209 Elm St. 804 W. 17th St. 3505 Mt. Barker (Stenger)-resto-mod 7 Sugar Shack (Stenger)-resto-mod 3703 Eastledge (Mckee)-remodel closer to original condition and intent 1700 West Ave. 1600 West Lynn 2403 Pemberton Place (either a fehr-granger or Riley)-resto-mod 2404 Pemberton Place (either a fehr-granger or Riley)-resto-mod ● The property has been vacant and unmaintained for many years, leaving it in a state of disrepair. The home's fundamental elements are beyond repair: Windows and frames would have to be completely rebuilt or restored Stone has been painted with lead paint. No suitable chemical solutions exist that would maintain integrity of the stone. Mechanical removal is also fatal to the original stone. Roof system is inadequate. It’s completely flat so it would have to be rebuilt including roof structural system most likely in order to provide adequate slope for drainage. Further, TPO, PVC, and rolled roofing are becoming problematic with insurance. I have personally had three recent projects with push back from insurance on this issue. Other architects I spoke with are starting to hear same. Foundation system is failing or has failed in several areas. Remediation is possible but incredibly time consuming and therefore costly All interior finishes are either in complete disrepair, riddled with mold. All exterior finishes would also have to be completely replaced due to leakage, rot, etc. Subsequently, it is highly likely that a good portion of the framing will need replacement Code issues exist in abundance: ■ ■ ■ ■ ■ Windows and doors do not meet current City standards Roof slopes etc are in adequate Electrical and plumbing systems are inadequate Wall sections are inadequate (R-value) Accessibility route does not currently exist ○ The building would essentially need to be rebuilt and would consequently truly be a new residence that is simply a replica of the original home. ● The guidelines and code explicitly require unique characteristics that go beyond a specific design. There are several more uniquely characteristic and better maintained residences by Riley in the area. This one is somewhat unremarkable in context: ○ Significant deficiencies in plan geometry exist:  – JAY CORDER ARCHITECT – ■ ■ There is no view from this property on the first floor. Attempts to improve the plan would either require a second floor or significant removal of trees. Others? RELATED SECTION OF ORDINANCE : The council may designate a structure or site as a historic landmark (H) combining the property is at least 50 years old and represents a period of significance of at least 50 years ago, unless the property is of exceptional importance as defined by National Register Bulletin 22, National Park Service (1996); the property retains a high degree of integrity , as defined by the National Register of Historic Places, that clearly conveys its historical significance and does not include an addition or alteration which has significantly compromised its integrity; is individually listed in the National Register of Historic Places; or is designated as a Recorded Texas Historic Landmark, State Archeological Landmark, or National Historic Landmark; or demonstrates significance in at least two of the following categories: Architecture. The property embodies the distinguishing characteristics of a recognized architectural style , type, or method of construction; exemplifies technological innovation in design or construction; displays high artistic value in representing ethnic or folk art, architecture, or district if: (1) (2) and (3) the property: (a) (b) (i)  – JAY CORDER ARCHITECT – construction; represents a rare example of an architectural style in the city; serves as an outstanding example of the work of an architect, builder, or artisan who significantly contributed to the development of the city, state, or nation; possesses cultural, historical, or architectural value as a particularly fine or unique example of a utilitarian or vernacular structure; or represents an architectural curiosity or one-of-a-kind building. A property located within a local historic district is ineligible to be nominated for landmark designation under the criterion for architecture, unless it possesses exceptional significance or is representative of a separate period of significance. Historical Associations. The property has long-standing significant associations with persons, groups, institutions, businesses, or events of historic importance which contributed significantly to the history of the city, state, or nation; or represents a significant portrayal of the cultural practices or the way of life of a definable group of people in a historic time. Archeology. The property has, or is expected to yield, significant data concerning the human history or prehistory of the region; Community Value. The property has a unique location, physical characteristic, or significant feature that contributes to the character, image, or cultural identity of the city, a neighborhood, or a particular (ii) (iii) (iv) group. (v) Landscape Feature. The property is a significant natural or designed landscape or landscape feature with artistic, aesthetic, cultural, or historical value to the city.