Houston Archaeological & Historical Commission ITEM B.4 December 13, 2017 532 Frasier ... ·...

Houston Archaeological & Historical Commission ITEM B.4

December 13, 2017

HPO File No. 171216

532 Frasier Street

Freeland

This Certificate of Remediation (COR) is an Enforcement Remedy that will allow the project to progress without the HAHC approving the unauthorized work or deeming the unauthorized work appropriate. The COR is only for the work specified by the HAHC and no other work is approved under this Certificate. Any additional work may require a revised COA. The issuance of a COR disqualifies the project from receiving City tax exemptions. All materials in exterior walls, including windows, siding, framing lumber, and interior shiplap must be retained except where removal or replacement has been explicitly approved by HAHC. Maintenance and minor in-kind repairs of exterior materials may be undertaken without HAHC approval, but if extensive damage of any exterior wall element is encountered during construction, contact staff before removing or replacing the materials. Further unauthorized work may trigger additional Enforcement Remedies.

CERTIFICATE OF REMEDIATION

Basis for Issuance: Effective:

HAHC Issued Certificate of Remediation December 13, 2017

COR valid for two years from effective date. COR is in addition to any other permits or approvals required by municipal, state and federal law. Permit plans must be stamped by Planning & Development Department for COR compliance prior to submitting for building or sign permits. Any revisions to the approved project scope may require a new COA.

1 OF 17

CERTIFICATE OF APPROPRIATENESS

Application Date: November 21, 2017

Applicant: Marisa Janusz, Janusz Design for Ryan Keyes, Jefferies LLC, owner

Property: 532 Frasier Street, Lot 16, Block 1, Freeland Subdivision. The property includes a historic 1,064 square foot, one-story wood frame single-family residence situated on a 5,000 square foot (50' x 100') interior lot.

Significance: Contributing Bungalow residence, constructed circa 1922, located in the Freeland Historic District.

Proposal: Alteration – Addition Revision In February 2017, the applicant was approved to construct a rear two-story addition attached to the original house with a one-story hyphen. The proposed two-story addition was to be 25’ wide by 21.5’ deep with a height of 27.5’ and clad in board and batten siding. The original house to be raised/leveled 8” to address differential settlement and non-original windows were to be replaced. The applicant has exceeded the approved scope of work by removing the siding, trim, brackets, and 4 original wood windows on the north elevation of the original bungalow. The north elevation has been completely reframed and sheathed over with plywood. All removed historic material has been destroyed. Holds have been placed on the property. Rather than an elevated pier and beam foundation, the existing wooden beams sit directly at grade with piers underneath. This damage, in combination of invasive repairs/replacement, ultimately led to the removal of the siding and windows. The applicants now request approval for the following:

• Install new 117 wood siding to match the existing destroyed historic siding

• Install four (4) new double-hung wood windows to match the destroyed windows

• New trim, brackets, and vent will also be installed to match existing/destroyed material See project details on p. 6-17 and application materials for more detail.

Public Comment: No comment received.

Civic Association: No comment received.

Recommendation: Denial - does not satisfy criteria 1, 5, 8, 9. In addition to any other remedies that HAHC sees fit to require, staff recommends an issuance of a Certificate of Remediation (COR) for the Removal of the north elevation siding, trim, vent, brackets, and four original wood windows. A COR will allow the project to progress without the Commission approving the unauthorized removal of the historic material or deeming the unauthorized work appropriate. In this instance, staff believes that the discarded windows be replaced with salvaged wood windows to match the original and new 117 wood siding be installed to match the original.

HAHC Action: COA Denied. COR issued for salvaged wood windows and new 117 wood siding to replace the destroyed material. New trim and vent may be installed where material has been destroyed. All remediation work limited to the North Elevation.-


December 13, 2017

HPO File No. 171216

532 Frasier Street

Freeland

12/14/2017 CITY OF HOUSTON | PLANNING & DEVELOPMENT DEPARTMENT | HISTORIC PRESERVATION OFFICE 2 OF 17

APPROVAL CRITERIA

ALTERATIONS, REHABILITATIONS, RESTORATIONS AND ADDITIONS

Sec. 33-241: HAHC shall issue a certificate of appropriateness for the alteration, rehabilitation, restoration or addition of an exterior feature of (i) any landmark, (ii) protected landmark, (iii) any building, structure or object that is part of an archaeological site, or (iv) contributing building in a historic district upon finding that the application satisfies the following criteria, as applicable:

S D NA S - satisfies D - does not satisfy NA - not applicable

(1) The proposed activity must retain and preserve the historical character of the property; Removal of the original wood siding and four original wood windows along with original brackets, trim, and vent does not retain the historical character of the property.

(2) The proposed activity must contribute to the continued availability of the property for a contemporary use;

(3) The proposed activity must recognize the building, structure, object or site as a product of its own time and avoid alterations that seek to create an earlier or later appearance;

(4) The proposed activity must preserve the distinguishing qualities or character of the building, structure, object or site and its environment;

(5) The proposed activity must maintain or replicate distinctive stylistic exterior features or examples of skilled craftsmanship that characterize the building, structure, object or site; Removal of the north elevation siding, vent, trim, brackets, and four original wood windows does not maintain the distinctive stylistic exterior features that characterize the building. Original material should be maintained unless it is damaged beyond repair. The applicant has provided no documentation of any damaged conditions for any of the material. Because the material was removed without permission, staff was unable to evaluate its condition.

(6) New materials to be used for any exterior feature excluding what is visible from public alleys must be visually compatible with, but not necessarily the same as, the materials being replaced in form, design, texture, dimension and scale;

(7) The proposed replacement of missing exterior features, if any, should be based on an accurate duplication of features, substantiated by available historical, physical or pictorial evidence, where that evidence is available, rather than on conjectural designs or the availability of different architectural elements from other structures;

(8) Proposed additions or alterations must be done in a manner that, if removed in the future, would leave unimpaired the essential form and integrity of the building, structure, object or site; Removal of the original siding and windows impaired the integrity of the building. Due to the nature of the alterations, extensive reframing needed to be done as well as re-sheathing the entire original north elevation in plywood.

(9) The proposed design for any exterior alterations or addition must not destroy significant historical, architectural, archaeological or cultural material, including but not limited to siding, windows, doors and porch elements; Removal of the north elevation siding, trim, vent, brackets, and four original wood windows destroys significant historical and architectural material. Original material should be maintained unless it is damaged beyond repair. Because the applicant did the work without consulting staff, staff was unable to evaluate the condition of the windows prior to removal.

(10) The proposed alteration or addition must be compatible with the massing, size, scale material and character of the property and the context area; and


December 13, 2017

HPO File No. 171216

532 Frasier Street

Freeland


(11) The distance from the property line to the front and side walls, porches, and exterior features of any proposed addition or alteration must be compatible with the distance to the property line of similar elements of existing contributing structures in the context area.

• Staff finds that the removal of the original siding, windows trim, vent, and brackets (on the north

elevation), with no evidence provided that the material was damaged beyond repair, destroys historic

fabric and alters the character of the building, does not meet criteria, and is in violation of the

ordinance.

• Since the historic material has been destroyed and cannot be put back, staff recommends that a

Certificate of Remediation (COR) be issued, which will allow the project to move forward and be

completed. In this instance, staff believes that the discarded windows be replaced with salvaged

wood windows to match the original and new 117 wood siding be installed to match the original.

Sec. 33-203. Enforcement and penalties; remedies cumulative; other action not limited.

(e) If activity that requires a certificate of appropriateness is performed outside the scope of a certificate of appropriateness, which for purposes of this section shall include work done without a certificate of appropriateness, the building official shall not issue a permit, and no other person shall issue any other city permit, except as required to perform work required under a certificate of remediation under this subsection, for the site where the activity occurred until either:

(1) The commission issues a certificate of appropriateness for the work that was performed outside the scope of a certificate of appropriateness; or

(2) The commission finds that the work that was performed outside the scope of a certificate of appropriateness does not satisfy the criteria of this article and issues a certificate of remediation for the work that was performed outside the scope of a certificate of appropriateness; and the commission may, as a condition of granting the certificate of remediation, also require that the applicant repair, reconstruct, or restore all or part of the work that was done without a certificate of appropriateness prior to the issuance of any permits besides those required for the reconstruction or restoration, using as many historically appropriate or salvage materials as are reasonably available.

(Ord. No. 95-228, § 2, 3-1-95; Ord. No. 07-463, § 2, 4-11-07; Ord. No. 2010-814, § 7, 10-13-2010; Ord. No. 3015-967, §§ 5—7, 10-7-2015)


December 13, 2017

HPO File No. 171216

532 Frasier Street

Freeland


PROPERTY LOCATION

FREELAND HISTORIC DISTRICT

N

532 Frasier


December 13, 2017

HPO File No. 171216

532 Frasier Street

Freeland


INVENTORY PHOTO


December 13, 2017

HPO File No. 171216

532 Frasier Street

Freeland


CONTEXT AREA

535 Frasier – Contributing – 1925 (across street) 534 Frasier – Contributing – 1923 (neighbor)

531 Frasier– Contributing – 1925 (across street) 530 Frasier– Contributing – 1923 (neighbor)

529 Frasier– Contributing – 1928 (across street) 528 Frasier– Contributing – 1925 (neighbor)


December 13, 2017

HPO File No. 171216

532 Frasier Street

Freeland


NORTH SIDE ELEVATION

EXISTING

APPROVED FEBRUARY 2017

PROPOSED

Replaced Siding

Replaced Windows/Trim


December 13, 2017

HPO File No. 171216

532 Frasier Street

Freeland


SITE PLAN

EXISTING

PROPOSED

Replaced Wall


December 13, 2017

HPO File No. 171216

532 Frasier Street

Freeland


FIRST FLOOR PLAN

EXISTING

PROPOSED

N N

Replaced Wall


December 13, 2017

HPO File No. 171216

532 Frasier Street

Freeland


WINDOW / DOOR SCHEDULE


December 13, 2017

HPO File No. 171216

532 Frasier Street

Freeland


PHOTOS OF SIDING/WINDOW REMOVAL


December 13, 2017

HPO File No. 171216

532 Frasier Street

Freeland




December 13, 2017

HPO File No. 171216

532 Frasier Street

Freeland


REFRAMED NORTH ELEVATION


December 13, 2017

HPO File No. 171216

532 Frasier Street

Freeland


PROJECT DETAILS

Shape/Mass: Existing: The existing structure has a maximum width of 29-8¼” (28’-2¼” without chimney) and a maximum depth of 48’-1¼”. The front wall is 26’-2¾” wide with a 1’-11½” wide bump-out on the south and a 1’-6” wide chimney on the north. The front porch is 26-2¾” wide by 7’-9¼” deep. The existing house has a ridge height of 19’-2¼”.

Approved February 2017: The existing house will be raised to compensate for the differential settlement that has occurred. The front of the house has settled at a greater rate than the rear. The house will be leveled/raised so that the new ridge height will be 19’-5½”. The proposed addition will be constructed at the rear of the existing house. The proposed addition will have a maximum width of 28’-3¼” and a maximum depth of 26’-5”. A proposed 5’-0” deep by 20’-6½” one-story glass hyphen addition will connect the original structure to the proposed two-story addition. The hyphen will be inset 1’-1” on the south elevation and 4’-7¼” on the north elevation. On the south elevation, the two-story addition extends out 2’-1” and extends 2’-7¼” out to the north. The two-story portion of the addition has a width of 25'-2¾” and a depth of 21’-6½”. The addition will have a ridge height of 27’-6”. An attached steel carport (with fire rated wall) will be constructed along the north elevation of the addition. The carport will be 12’-0” wide, 21’-6½” deep, and 10’-7¼” tall.

Proposed: The existing shape and the mass will remain unchanged. The work only affects the historic material on the north elevation. See drawings and photos for more detail.

Foundation: Existing: The existing house has a pier and beam foundation with a finished floor height of 1’-5¾”.

Approved February 2017: The existing house will be raised to compensate for the differential settlement that has occurred. The front of the house has settled at a greater rate than the rear. The house will be leveled/raised so that the new finished floor height at the front of the structure is 2’-1”. The proposed addition will have a pier and beam foundation with a finished floor height of 1’-8¾”.

Proposed: While preparing the original structure for the construction of the addition, the contractor found rot, termite damage, and other structural problems. Rather than an elevated pier and beam foundation, the existing wooden beams sit directly at grade with piers underneath. This damage, in combination of invasive repairs/replacement, ultimately led to the removal of the siding and windows. All material was removed prior to staff consultation and therefore no verification of the material’s condition can be made. See drawings/photos for more detail.

Windows/Doors: Existing: The existing house features several of the original wood double-hung windows. However, many of the original windows have been removed, and, in some cases, been replaced with plate glass windows. A glass block window has also been installed.

Approved February 2017: The original non-fixed wood windows are to remain and will be repaired. The fixed windows on the north elevation will be replaced with new 1-over-1 double hung wood windows. On the south elevation, the glass block window will be replaced with an aluminum framed fixed window. The three fixed windows will be removed and three new wood windows will be installed; one of the windows will be installed roughly in the existing location of the fixed windows while a pair of windows will be more centrally located. The addition will have a mix of aluminum frame casement and fixed windows.

Proposed: The four remaining original windows on the north elevation were removed and discarded. All material was destroyed prior to staff consultation and therefore no assessment of condition can be made. Four new 1-over-1 double-hung wood windows are proposed to be installed. These windows will match the design and size of the original windows. See drawings, photos, and window/door schedule for more detail.


December 13, 2017

HPO File No. 171216

532 Frasier Street

Freeland


Exterior Materials: Existing: The existing house is clad in 117 wood siding. The existing siding will be retained and repaired where needed. The existing chimney will be retained.

Approved February 2017: The proposed addition will be clad in board and batten siding. 1”x3” wood boards will be installed at 16” (on center) intervals over smooth cementitious siding.

Proposed: The original 117 wood siding was removed at the north elevation. All material was destroyed prior to staff consultation and therefore no assessment of condition can be made. The original north elevation was also reframed and sheathed in plywood. New 117 wood siding will be installed at the original north elevation. See drawings and photos for more detail.

Houston Archaeological & Historical Commission ITEM B.4 December 13, 2017 532 Frasier ... ·...

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