12.3 - 1614 Preston Ave - Applicant presentation — original pdf

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1614 PRESTON AVENUE HR - 2026 – 101908 Meeting of the Historic Landmark Commission September 2, 2026 Presentation Materials & Reference Appendix EXHIBIT NAVIGATION A CLARIFICATIONS B MASONRY C LOT RESTRICTIONS D JEFFERSON ST. E FRONT ALTERNATES F SUMMARY 1614 PRESTON AVENUE HR - 2026 – 101908 EX HI B I T A : MI N OR C L A R I FI C A TI ON S TO S TA FF R EPOR T AS DESCRIBED IN STAFF REPORT “demolish front porch” (V1 – Corrected V2) “doubling the footprint” “doubling the size of the house” “remove existing windows” AS DRAWN FILE REFERENCE Front porch retained in full Current Foundation → Proposed = 2,261 → 2,295 sq. ft. = +34 sq. ft. (+1.5%) Current (existing living + convertible) → Proposed = 2,184 → 3,300 sq. ft. = +1,116 sq. ft. (+51%) *Excluding convertible: = 1,789 → 3,300 sq. ft. (+84%) Existing windows are not original (high confidence) to 1939 structure. Submitted Backup, Plans, “First Floor” (p.12) Submitted Backup, Plans, “Existing / Demo Plan” (p.11) Submitted Backup, Plans, “Existing / Demo Plan” (p.11) See Appendix A.1 and A.2 (following Exhibits) for window inspection details and photographs. “new windows, both in fixture and location, are proposed” Existing window locations are reused with framing adjustments in 75% of street-frontage locations. See Appendix A.3 (following Exhibits) for comparison of first-story window locations with street frontage. With exception of a 34 sq. ft. foundation area and garage conversion, all exterior walls are to be retained in place, and on existing foundations. EXHIBIT NAVIGATION A CLARIFICATIONS B MASONRY C LOT RESTRICTIONS D JEFFERSON ST. E FRONT ALTERNATES F SUMMARY EX HI B I T B : MA S O N R Y C ON DI TI ON 1614 PRESTON AVENUE HR - 2026 – 101908 SLAB AREA 1 SLAB AREA 2 ORIGINAL PIER-AND- BEAM J E F F E R S O N S T R E E T LOCATION OF EXISTING MASONRY PRESTON AVENUE “Correcting this issue requires remediation of the wall assembly, which requires removal of the stone.” Excerpt from Contractor Letter ACTIVE STRUCTURAL MOVEMENT Stepped crack tracking the mortar joints across three courses. Front elevation. PRIOR REPAIR HAS ALREADY FAILED Cementitious patch at the chimney junction, cracked through since repair. Jefferson side. MORTAR LOSS – OPEN BED JOINT Mortar entirely absent across the joint, leaving a direct water path. Jefferson side. CHRONIC MOISTURE AT JUNCTION Full-height crack and heavy biofilm where the chimney meets the wall. Jefferson side. MOISTURE MOVING THROUGH WALL Cracked base course with staining and deposits at the slab, consistent with efflorescence. Front elevation. NOT ORIGINAL 1939 FABRIC Two masonry campaigns meeting: sawn units set against rock-faced ashlar. Front elevation. EXHIBIT NAVIGATION A CLARIFICATIONS B MASONRY C LOT RESTRICTIONS D JEFFERSON ST. E FRONT ALTERNATES F SUMMARY EX HI B I T C : L OT R ES TR I C TI ON S ON C ON S TR UC TI ON LEGEND DESCRIPTION 1614 PRESTON AVENUE HR - 2026 – 101908 Lot Area Boundary Line Non-Buildable Area: Zoning, Lot Setbacks Non-Buildable Area: Utility Clearances (Height Restrictions Non-Buildable Area: Critical Root Zone, Protected Heritage Tree Non-Buildable Area: City Ordinance (restrictions on attached carport) Non-Buildable Area: Design Standards Guidelines, Minimum Front Setback B u i ldab le are a re ma i ni ng aft e r c o ns t rai nt s : e xi s t i n g s t ru c t u re fo o t pri n t ( o n exi st i ng f o u nd at i o n) , and mi ni mal are a o n i nt e ri o r lo t ( n ew f o u nd at i o n req u i red , ad d s zo ni ng and D esi gn St and ard co ncerns, req u i res rem o v al o f exi st i ng l and scap i ng and sm al l t rees) . CONSIDERATION EXISTING FOOTPRINT INTERIOR LOT Zoning Impact, Building Coverage No Impact Zoning Impact, Impervious Coverage No Impact Adverse Adverse Design Standard 10: Reversibility, Property Design Standard 10: Reversibility, Environment More Favorable (Independent Steel Exoskeleton) Less Favorable (Added Foundations, Shared Bracing) More Favorable Less Favorable EXHIBIT NAVIGATION A CLARIFICATIONS B MASONRY C LOT RESTRICTIONS D JEFFERSON ST. E FRONT ALTERNATES F SUMMARY EX HI B I T D : C ON TEX T, J EFFER S O N S I DE S TR EET FR ON TA G E 1614 PRESTON AVENUE HR - 2026 – 101908 80 70 60 50 40 30 20 10 0 OWA Residential, Adjacent to Jefferson St. OWA Residential, Jefferson Frontage on Side OWA Residential, Jefferson Frontage on Side, Two-Story OWA Residential, Jefferson Frontage on Side, Two-Story, No Full 2nd Story Setback Of the 12 two-story homes with Jefferson frontage on a side elevation, 11 (92%) have second story walls which extend to or past the first- story wall plate closest to Jefferson Street. S e e A p p e n d i x D . 1 f o r f u l l d a t a s e t c o m p i l e d d u r i n g r e v i e w . 1616 Northwood Rd. McDonald-Doughtie House at Northwood & Jefferson No setback on Jefferson side, shutters not continued from front, fence obstructing view. 1612 Gaston Ave. First United Methodist Parsonage House at Gaston & Jefferson Staggered setback in interior segment, rear segment at farthest wall plate, wire fence. 1614 Preston Avenue at Preston & Jefferson (as drawn) Existing structure setback at front (trellis and window), continuity in shutter program from front façade, no fence obstructing view. EXHIBIT NAVIGATION A CLARIFICATIONS B MASONRY C LOT RESTRICTIONS D JEFFERSON ST. E FRONT ALTERNATES F SUMMARY EX HI B I T E: S EC ON D S TO R Y POR C H / B A L C O N Y FEA TUR ES I N C L OS E PR OX I MI TY 1614 PRESTON AVENUE HR - 2026 – 101908 1415 Preston Avenue 1520 Northwood Road 1616 Northwood Road 1600 Westover Road 1513 Gaston Avenue 1603 Gaston Avenue 1607 Gaston Avenue 1613 Preston Avenue EXHIBIT NAVIGATION A CLARIFICATIONS B MASONRY C LOT RESTRICTIONS D JEFFERSON ST. E FRONT ALTERNATES F SUMMARY EX HI B I T E ( C O N T’ D) : PR OPO S ED A L TER N A TES ( R EN DER I N G) – S EC ON D S TOR Y POR C H O R I G I N A L P R O P O S A L : 2 N D S T O R Y P O R C H, H I P P E D R O O F P R O P O S A L R E V I S I O N # 2 : R E M O V E 2 N D S T O R Y P O R C H P R O P O S A L R EV I S I O N #3 : R E M O V E 2 N D S T O R Y P O R C H , A D J U S T R O O F 1614 PRESTON AVENUE HR - 2026 – 101908 Note: Design renderings provided for discussion purposes and to aid Commission recommendation. Proportion adjustments to roofing, structural elements may be required upon Engineering review and / or to comply with Land Development Code requirements. EXHIBIT NAVIGATION A CLARIFICATIONS B MASONRY C LOT RESTRICTIONS D JEFFERSON ST. E FRONT ALTERNATES F SUMMARY 1614 PRESTON AVENUE HR - 2026 – 101908 EX HI B I T F: S UMMA R Y O F FI N DI N G S & C L A R I FI C A TI O N S / R ES PON S E STANDARD STAFF REPORT NOTES (ABBREVIATED) RESPONSE Standard 1: Location - Addition on existing floorplate “approximately doubling” the square - Exhibit A: +1.5% footprint, +51% existing / convertible to footage proposed. - Small front setback, no setback at street-facing side (Jefferson) - Exhibit C: Lot restrictions, other Design Standard and Regulatory concerns beyond existing floorplate area. Standard 2: Scale, massing, height - Scale of addition; notes large additions exist in the district - Lack of more substantial setbacks, concedes precedent for additions (See Standard 1) above and to the side. Standard 3: Design and style - Unified cladding makes the project read as new construction (See Standard 5) Standard 4: Roofs - Hipped form “entirely eliminates the character-defining front gable.” - Metal roof acceptable; precedent in district. - Exhibit E: Proposed alternate roof form for Commission consideration. Standard 5: Exterior walls - Covering or removing original stone is not in keeping. - Standard 5.2 requires differentiating addition materials. - Stucco is an acceptable material in this district. - Exhibit B: Retention of existing masonry not advised - Request Commission guidance on differentiation / Standard 6 (replacement materials) due to masonry condition. Standard 6: Windows, screens, doors - Existing windows are replacements ; size, shape and shutters found in district. - Concerns on quantity and spacing at Jefferson elevation - See Appendix A.1 – A.2 for existing window survey. - Appendix A.3: 75% of existing Jefferson frontage windows retained in proposal; second-story fenestration driven by structural strategy and interior program. Standard 7: Porches and decks Second-floor front porch is not recommended by Standard 7.1. - Exhibit E: Proposed alternate Preston frontage for Commission Standard 9: Attached garages, carports Similar size and massing; reuses existing driveway; “appropriate.” - consideration. EXHIBIT NAVIGATION A CLARIFICATIONS B MASONRY C LOT RESTRICTIONS D JEFFERSON ST. E FRONT ALTERNATES F SUMMARY A P P E N D I X A . 1 E X I S T I N G W I N D O W S – L O C A T I O N K E Y A P P E N D I X A . 2 , W I N D O W S U R V E Y N O T E S & P H O T O G R A P H S , O N F O L L O W I N G T W O P A G E S 1614 PRESTON AVENUE HR - 2026 – 101908 I7 I6 I5 I4 I3 I2 I1 I8 R1 P2 P1 J1 J2 J3 J4 J5 J6 J7 J8 PHOTOGRAPHS LOCATION ID P1 FRAME MATERIAL & PROFILE OPERATION TYPE GLAZING INSTALLATION EVIDENCE Extruded aluminum, factory painted almond or white. Thin sightlines (approx. 1 to 1.5 in. face), square-edged sections, mitered corners, integral screen track. Two units joined by a vertical aluminum mull. No wood or vinyl in the unit. Painted wood stool, jamb and casing retained behind; debris and staining along the sill track. Three-part composition: a narrow operable hung sash at each end flanking a large fixed picture lite. A single composed assembly, not three separate windows. Single-pane appearance across all three lites; no spacer resolved. Exposed pan-head fasteners through the aluminum perimeter frame into the masonry reveal, with sealant at the frame and stone interface; an insert (retrofit) installation, not new construction. The aluminum mull is a field-assembled joiner typical of replacement stock. Painted wood head casing above shows alligatored, failing paint, an older substrate than the window. The assembly spans a single wide opening. EST. INSTALLATION DATE c. 1965 to 1990 ORIGINAL TO 1939? CONFIDENCE BASIS FOR ASSESSMENT No; replacement, and the opening itself is suspect High (unit) / Low (opening) Aluminum windows did not enter wide U.S. residential use until after WWII, so the unit cannot be 1939 fabric; the rusticated stone opening and painted wood surround are consistent with 1939, and the window was dropped into it. A picture window flanked by narrow operable sash is a post-war composition, not a 1939 fenestration pattern; a house of this type would have had double-hung sash of equal width, or a single opening of more vertical proportion. The wide opening may have been enlarged to accept it. The retained painted wood jamb, stool and apron behind the aluminum are the likely original 1939 elements; the glazed unit is not. Mitered aluminum corners with snap-in weatherstrip are a post-1960 manufacturing signature. P2 I1 I2 I3 I4 I5 I6 I7 I8 Extruded aluminum frame and sash, mill or white finish, with fin-seal (pile) weatherstrip in the jamb channel and a mitered head corner carrying a plastic or vinyl weatherstrip cap. Painted wood jamb and stool retained behind. Double-hung or single-hung with exterior screen. A clear glass edge is visible at the jamb; single lite versus insulated unit cannot be resolved from this angle. Single- pane appearance at the head. Aluminum sits proud of, and is screwed to, a painted wood jamb; an insert (retrofit) installation. The head of the unit sits below the original painted wood head jamb, and exterior stone coursing visible through the glass confirms a masonry opening. c. 1970 to 1995 No; replacement High Extruded aluminum frame with surface oxidation and dirt loading in the track. Painted wood stool and apron below, with two exposed fastener heads through the aluminum sill. Double-hung or single-hung with exterior screen. Single-pane appearance. Exposed fasteners driven through the aluminum sill into the wood stool; an insert (retrofit) installation. c. 1965 to 1990 No; replacement High Identical profile family to the front elevation units. The wood stool it is screwed to is the older element and reads as original. Glass block masonry panel, 6 units wide by 6 units high, wavy or rippled interior pattern, set in mortar. Surround is white field tile with black bullnose trim. Fixed; non-operable masonry infill, not a window unit. Solid glass block; no sash, no glazing system. Mortared masonry assembly, integral with the tiled wall. No frame, no fasteners. Ambiguous; most likely c. 1980 to 2005 Unlikely original; flagged Low / Contested This cuts both ways. Glass block was available and fashionable in 1939 (Owens-Illinois Insulux and PC Glass Block both launched 1935 to 1937), and white tile with black bullnose is a textbook late-1930s bathroom scheme. Against that, 1930s block was typically prismatic or ribbed rather than the free-form wavy pattern here, which reads as a later-generation product. Extruded aluminum frame, white finish, dust and debris in the track. Painted wood stool and jamb behind. Roller-shade cord at right. Double-hung or single-hung with exterior screen. Single-pane appearance. Aluminum unit set inside the original opening and fastened through the jamb into existing wood; an insert (retrofit) installation. c. 1965 to 1990 No; replacement High Same aluminum family as the front and bedroom units. Glass block masonry panel, 6 wide by 6 high, same wavy pattern as the small bathroom panel, set in a wide mortar margin. Surround is large-format polished marble-look tile. Extruded aluminum frame and sill with hex-head sheet- metal screws through the vertical jamb receptor and at the sill. Painted wood jamb, bullnose stool and painted apron behind; hardwood floor beyond. Failed caulk and localized substrate deterioration at the sill and jamb corner. Debris in track. Extruded aluminum frame and sill with a lower track and a mitered sill-to-jamb joint. Hex-head fastener in the wood jamb. Painted wood stool below. Dust accumulation along the horizontal track. Extruded aluminum frame and sill with heavy oxidation, dirt and cobwebbing in the track; glass edge visible at the jamb. Fastener through the jamb into painted wood. Painted wood stool with deterioration at the corner. Pair of French doors with full-height single-lite glazing, painted wood stiles and rails, brass lever and knob; narrow flanking window at left in a light metal or metal- clad frame. Separately, a painted wood jamb and stop with a metal (aluminum) glazing bead and dark gasket retaining fixed glass. Saltillo tile, round ceiling diffuser, recessed can light. Fixed; non-operable masonry infill, not a window unit. Solid glass block; no sash, no glazing system. Mortared masonry assembly set into a tiled wall field. c. 1990 to 2010 No; later work Medium-High Double-hung or single-hung with exterior screen. Single-pane appearance. Two fastener locations visible, jamb and sill, both face- screwed. The hex-head screw through the aluminum jamb into wood is the clearest retrofit evidence in the set; a new- construction window would be nailed through an exterior fin, not face-screwed through the interior jamb. c. 1970 to 1995 No; replacement High The block matches the small bathroom panel, but the surround is unambiguously modern: large-format polished porcelain of a type unavailable in 1939. Either the block is contemporary with this remodel, or it predates it and the tile was run up to it. Either way this wall assembly is not 1939 fabric. Textbook insert installation. The wood jamb, stool and apron read as original 1939 millwork, and the bullnose stool profile is consistent with 1930s residential work. The open joint at the sill and jamb corner is a water-entry path worth noting separately from the dating question. Double-hung or single-hung with exterior screen. Single-pane appearance. Aluminum unit set inside the original opening and fastened through the jamb into existing wood; an insert (retrofit) installation. c. 1970 to 1995 No; replacement High Same aluminum system and same fastening method as the second-from-rear room, with mitered-corner aluminum construction confirmed from a second angle. Double-hung or single-hung with exterior screen. Glass edge visible but spacer bar cannot be resolved. Single-pane appearance. Insert (retrofit) installation as elsewhere in the main house. c. 1970 to 1995 No; replacement High Same replacement family. Greater oxidation than the front elevation, consistent with a more exposed rear condition rather than a different installation date. The exposed glass edge makes this a good candidate for spacer-bar inspection. French doors (hinged pair) plus fixed or operable flanking lites. Single-lite glazing; the fixed lite is retained by a metal bead and gasket and reads as monolithic glass. New-construction openings within an addition; no evidence of a retrofit into older fabric. Wood-framed opening with a shop-glazed fixed lite, consistent with an addition rather than a manufactured replacement window. c. 1980 to 2005 (addition construction) No; located in a later addition Medium-High Not 1939 fabric. Saltillo tile, round ceiling diffusers and recessed cans point to a late-20th-century addition. The construction system differs from the aluminum inserts elsewhere, supporting an addition-era read. The question is when the addition was built, not whether the window is original. J1, J2, J3 Three tall narrow openings in a row with painted wood casings and full-height interior plantation shutters on brass butt hinges. Painted wood jamb and stool with a metal glazing bead at the glass. Saltillo tile floor. J4 J5 A pair of louvered shutters mounted flat against the limestone wall with no window behind them. Moulded vinyl or composite with a synthetic wood-grain texture and moulded rosette pegs, not wood. Fastened to the stone with visible anchors. A surface-run electrical conduit or low-voltage wire passes behind them. Extruded aluminum frame with integral screen against a painted wood jamb and casing. Brass strike plate on the casing at lower right. Beige surface-mounted alarm contact block with exposed wire on the jamb. Damaged plaster at the right edge. Bank of three tall fixed lites with interior plantation shutters. Single lite in a metal bead; no spacer visible. New-construction openings within the addition envelope; wood-framed, shop-glazed system. c. 1980 to 2000 (addition construction) No; located in a later addition Medium-High None; non-functional decorative assembly. No glazing. Shutters screwed directly to the masonry. No frame, no sash, no opening visible from outside. Shutters c. 1990 to 2015 Not applicable; not a window, but potentially covering a lost 1939 opening Low (as to what lies behind) Proportion and rhythm of these openings differ markedly from the front-elevation openings, itself evidence the wall is not part of the 1939 envelope. Saltillo tile matches the rear addition, suggesting the two may be contemporaneous. The plantation shutters are a later interior finish and not themselves dating evidence, though shutter hardware and wood casing are contemporaneous with each other. Two possibilities with very different implications. Either this is purely decorative shutter-work on a blank wall, a minor cosmetic issue, or there is an infilled original window opening behind these shutters, which would mean a piece of 1939 fenestration was lost and concealed. The moulded vinyl shutters are unambiguously modern either way. Horizontal slider or single-hung with screen. Single-pane appearance. Aluminum unit against retained painted wood casing; same insert pattern as the rest of the main house. c. 1965 to 1990 (window); alarm contact c. 1980 to 2005 No; replacement High The surface-mount hardwired alarm contact is a useful secondary datum: it was installed after the window, so it sets a latest-possible date for the aluminum unit rather than an earliest one. J6 J7 J8 Extruded aluminum frame and sill in white finish with Phillips-head fasteners through the aluminum receptor into the wood jamb and sill. Painted wood stool, jamb and casing behind. Interior plantation shutters with painted butt hinges. Light-toned wood flooring. Double-hung or single-hung with exterior screen. A glass edge is visible along the jamb but the spacer cannot be resolved. Single-pane appearance. Face-screwed aluminum receptor into retained painted wood; the same insert method as the main house, but with a different fastener type (Phillips here, versus hex-head in the second-from-rear and rearmost rooms). c. 1970 to 1995 No; replacement High Same aluminum system as the main-house units. The fastener discrepancy is recorded rather than interpreted; it may mean a separate installation phase, or simply a different installer or a re- fastening. It is not on its own sufficient to argue two campaigns. Aluminum frame and sill with a clearly visible horizontal meeting rail and sash lock; Phillips-head fastener through the jamb receptor. Painted wood stool and casing. Interior plantation shutters in a four-panel bi-fold arrangement on painted butt hinges, with a tan or brass vertical block on the jamb (shutter catch or alarm contact). Heavy dirt and organic debris in the sill track. Aluminum frame and sill with screen; painted wood jamb and stool. Plantation shutters folded open at right on painted butt hinges. Dark brown or black polished marble surface at lower right (hearth or adjacent sill). Light wood flooring. Double-hung or single-hung; confirmed by the visible meeting rail and sash lock. Single-pane appearance at the meeting rail. Face-screwed insert into retained painted wood; shutters hung on the wood casing, not on the aluminum. Phillips- head fastener, consistent with the dining room and unlike the rear rooms. c. 1970 to 1995 No; replacement High The meeting rail and sash lock are unambiguous: these are hung sash units, not sliders or casements. The retained wood stool and casing again read as original 1939 millwork. Double-hung or single-hung with exterior screen. Single-pane appearance. Aluminum unit set inside the original opening and fastened through the jamb into existing wood; an insert (retrofit) installation. c. 1970 to 1995 No; replacement High Consistent with the Jefferson-side group. The polished dark marble at lower right is a separate later finish element worth noting when the room is documented. A P P E N D I X A . 3 E X I S T I N G W I N D O W S V . N E W W I N D O W S , L O C A T I O N S 1614 PRESTON AVENUE HR - 2026 – 101908 JEFFERSON SIDE ELEVATION PRESTON FRONT ELEVATION G N I T S I X E D E S O P O R P G N I T S I X E D E S O P O R P Existing two-bay garage door replaced with single door for function (existing doors do not allow wide-body vehicles). Existing windows installed with prior addition. Left and middle to be reframed to a single window, right to be removed. Suspected original window opening on left to be restored (currently closed with mounted blind shutters); no change to existing window on right. Existing window opening to be widened. Existing window openings to be closed to accommodate staircase. Exterior of structure to host a two-story decorative trellis to balance rear garage door in fenestration. Existing window opening to be narrow-ed. Unclear if width original. Existing window opening to be adjusted and reused. A P P E N D I X B . 1 A D D I T I O N A L M A S O N R Y C O N D I T I O N P H O T O G R A P H S 1614 PRESTON AVENUE HR - 2026 – 101908 OPEN JOINTS AT CHIMNEY HEAD Eroded and open mortar joints with biofilm at the head. Chimney, above roofline. OPEN VOID AT CHIMNEY JUNCTION Mortar absent from the vertical joint; adjacent wall clean by comparison. Jefferson side. SEPARATION AT DOOR OPENING Vertical crack running the joint beside the door casing. Front porch, right of door. CRACK THROUGH STONE BODY Fracture through the stone continuing into the bed joint below. Front elevation, right side. MORTAR LOSS BELOW SILL Open joint and separation along the bed joint beneath the window. Front elevation, right side. STONE SPALLING AT REVEAL Face of the unit broken away, with an open gap at the window reveal. Jefferson side. MASONRY OPENING ALTERED Rough cut reveal packed with foam and sealant, not a dressed opening. Jefferson side. DISCOLORATION AT GRADE Lower courses visibly darker than the wall above; prior anchors throughout. Jefferson side. A P P E N D I X D . 1 J E F F E R S O N S I D E S E T B A C K D A T A S E T ( D i g i t a l f i l e a v a i l a b l e f o r d a t a r e v i e w u p o n C o m m i s s i o n r e q u e s t ) 1614 PRESTON AVENUE HR - 2026 – 101908