HomeMy WebLinkAboutHEPB 11-03-09 Fact SheetITEM 5
HISTORIC AND ENVIRONMENTAL PRESERVATION BOARD
STAFF REPORT
NAME Spring Garden Historic District
ADDRESS 811 NW 7th Street Road
HP -2009-118
PROJECT DESCRIPTION Application for a Certificate of Appropriateness for partial
demolition and new construction, to include the installation of a
perimeter fence and the enclosure of the garage.
ANALYSIS
OF CONDITIONS The building is a one-story contributing property built in 1940
within the Spring Garden Historic District, facing southwest with
the rear lot directly on the Seybold Canal. The structure is of
masonry block construction with wooden floor joists above a
crawl space and wooden roof rafters.
The existing home is 20—below the flood elevation, and subject
to constant flooding. As a result, the wood joists have rotted and
compromised the structural integrity of the home. The architect
asserts that the rotting has also compromised the walls and roof
of the home. Tie beams of the roof have cracked due to uneven
settling caused by foundation failure. Major spalling of the
concrete and exposure of the reinforcing bars (roof level tie
beams) may also be a product of differential settling.
BACKGROUND The owner of this property presented an application for
demolition of the existing residence and new construction before
the HEP Board at the public hearing of May 5, 2009. By a vote
of 7 to 1, the HEP Board issued Resolution HEPB-2009-26
denying the Certificate of Appropriateness for demolition.
The intent of this programme is to retain a sufficient portion of
the original residence so that the disruption to the streetscape is
minimized. The front portion of the house (slightly past the roof
ridge line of the original gabled roof) will be restored, and a two
story addition built behind it. Many of the design elements
present in the first proposal for new construction are integrated
into this proposal, but extra attention has been paid to the
integration of the new construction with the existing structure that
will be preserved.
PARTIAL DEMOLITION
OF EXISTING HOME Plans have been submitted for partial demolition of the existing
home. The portion of the home that would be demolished is
behind the 'existing roof ridge line.
The retention of the front portion of the original home will include:
1) New impact -resistant windows will be installed to match the
mullion and light configuration of the originals (from tax photo).
2) The existing roof will be re -roofed using flat clay tile (white).
November 3, 2009
TEM 5
PROPOSED NEW
CONSTRUCTION
3) The slump brick detailing on. the: facadewill be retained as
well as the two slump brick veneered columns at the entrance.
4) The original carport. will` be enclosed. A garage door will be
installed in the arch facing the street. The side arches will be
closed in and.:":remembered" by a surface treatment that is
created by a slight recession of the stucco to outline the shape of
the arches.
5) The exterior treatment .will be a smooth stucco to match the
original finish:: The paint -color of the wall mass will be light beige
within the first three intensities of a paint strip and can be
approved administratively.
NOTE:.BECAUSE.. THE EXISTING HOME IS BELOW THE
REQUIRED FL. Oda. ELEVATION, THE CITY'S BUIDLING
OFFICIAL -HAS RULED THAT THE RESTORED PORTION OF
THE EXISTING. NOME: CANNOT BE USED FOR ANY KIND OF
HABITABLE SPACE AND WILL ESSENTIALLY BECOME A
HUGE FOYER
The plans depict.the-architect's.and homeowner's efforts to
integrate an;addition to the -eXisting home so that it conveys the
look and.feel of the ne.ighborhood; while allowing the owner more
diving space. The plans depict a home which is comparable in
height and scale; directional emphasis; setbacks (front and side);
and shape to its neighboring homes (please refer to the
contextual photographic analysis provided by the applicant).
The new 'two. -story construction is significantly recessed from the
front fapade and: begins approximately 14' to 22' behind the
existing roof. ridge. This separation creates a clear differentiation
between old and new.
The, proposed design. of the addition uses the basic construction
materials and texture of the existing home, but introduces some
modern elements clearly distinguishing the old from the new.
The following points summarize the careful consideration the
architect and owner, have made in relating the new construction
to.the neighborhood, as well as describing some of the major
design elements -of -the -new -construction:
1) The hipped roof with large overhanging eaves is a character
defining trait, of many homes in the district, including the
neighboring home.
2) The proposed roof material (flat clay tile) matches the original
roofing material found on the home. The applicant is proposing
white clay tile for the addition as well.
3) The railing on the second -story balcony facing the street will
be a simple vertical rail design in keeping with the vocabulary of
the original, home. .
November 3, 2009 2
4) On the second floor of the main elevation, the fenestration is
aligned with the first floor, and will be a casement window type.
4) A masonry and picket wall will replace the existing chain link
fence, The wall is designed as a 2'6" masonry base capped by a
2'6" metal picket, bringing the height to a total of five ( 5) feet
which is consistent with the Spring Garden Historic District
Design Guidelines.
5) The applicant proposes to pave the driveway/ walkway area
with permeable square pavers in a light color.
This approach the architect has taken in this project represents a
successful compromise between the total demolition of the home
and an attempt to correct the structural and building code
deficiencies. The proposal meets the intent of the Secretary of
the Interior's Standard #9, which states:
New additions, exterior alterations, or related new
construction shall not destroy historic materials that
characterize the property. The new work shall be
differentiated from the old and shall be compatible with
the massing, scale, and architectural features to
protect the integrity of the property and its
environment.
RECOMMENDATION The Preservation Officer recommends that the application for a
Certificate of Appropriateness be approved, subject to the
following conditions, because the proposed work is consistent
with the historic and architectural character of the district in terms
of size, scale, design and materials and complies with the
Secretary of the Interior's "Standards for Rehabilitation":
1. All glass shall be clear
2. The side of the building facing the one-story home
shall be articulated in a way that will break up the
substantial wall mass on the neighboring side.
Several possibilities include the use of score lines in
the stucco to differentiate the first and second
stories; the use of a slump brick to articulate the
base of the addition, and the installation of generous
and hardy landscape.
November 3, 2009