2430 N Rampart St.

Staff Recommendations: 

The applicant received HDLC approval to renovate the building, including construction of a new 2-story rear addition. After the CofA was issued and work began, the applicant contacted Staff to discuss reducing the addition from a 2-story to one. Staff noted the changes could likely be approved at the Staff level, however, updated and stamped drawings would need to be provided to complete the re-review. Unfortunately, updated drawings were not submitted to HDLC or Safety and Permits, and so the changes were not reviewed or approved in advance. 

On February 8, 2024, HDLC Inspector Alex Nassar was in the area completing other inspections when he was invited into the building by the project team to review their progress. It was observed that the full lengths of the left and right sides of the primary structure's exterior walls had been fully removed and replaced with new framing, in deviation of the approved drawings. HDLC then placed a Stop Work Order on the property. 

For the changes at the rear addition, this could likely have been approved at the Staff level if the applicant provided the requested updated drawings prior to beginning the work. The size and massing of the addition was reduced, which decreases its overall visibility from the street. However, the applicant should have followed the proper procedure and resubmitted the necessary drawings for review and permitting. Based on this, and because all other details appear to meet the HDLC Guidelines and previous ARC recommendations, Staff has no objection to the request for retention of these changes, provided that updated drawings are submitted to HDLC and Safety and Permits for review and approval prior to the resumption of this work.

For the exterior wall demolition, the approved drawings permitted the removal of approximately 56 feet of exterior walls (or 34% of the total) to demolish non-original rear lean-to additions to accommodate the new rear addition footprint. Unfortunately, an additional 76 feet of exterior wall length (or 46% of the total) on the left and right sides was removed and replaced , such that only about 20% of the original exterior wall framing currently remains. The HDLC approved drawings include a specific note that no re-framing, reconstruction, or demolition of exterior walls is permitted other than that indicated on the drawings, and to contact Staff directly if this work does become necessary. 

The applicant has noted the exterior wall framing was in very poor condition prior to its replacement. Photos of the previous framing submitted by the applicant after-the-fact show evidence of general deterioration, including termite damage, but does not appear to be substantial enough to warrant full removal and replacement. Staff would likely have recommended a more limited repair/replacement strategy or sistering as a more appropriate option instead. For example, the front façade wall was sistered rather than fully replaced, allowing the original framing and openings to remain at this area, while also increasing structure's overall load-bearing capacity and longevity. 

The HDLC Design Guidelines note that the full or partial demolition of Contributing rated structures is rarely an appropriate action, because the loss of historic building fabric is often difficult or impossible to replace, and because these actions degrade the overall integrity of the historic structure. Based on this, and because the applicant did not follow the required procedure to have this additional scope of work reviewed and approved in advance, Staff recommends approval of the request for retention of the exterior wall demolition, and recommends a fine be levied at the lower end of the Tier 2 fine range.