District: Holy Cross - Full Control
Owner: Healing Healthcare Inc
HDLC Staff: Dennis Murphy
Rating: Contributing
Applicant: Billes Gerald
Description: Retention of installation of new 600 SF right-side canopy and new 500 SF rear covered porch, installation of inappropriate balcony handrails, newel posts and flashing, and removal of a rear window opening at an existing Contributing rated two-story, commercial building in deviation of a Certificate of Appropriateness.
HDLC Guidelines:
Rear Covered Porch & Right Side Canopy: 12: 14-19 – Guidelines for New Construction, Additions and Demolition
Balcony Handrails, Newel Posts & Flashing: 09: 4-5, 7, 11-12 – Guidelines for Porches, Galleries and Balconies
Removal of Rear Window: 08: 1-9, 20– Guidelines for Windows and Doors
Retention Items:
Rear & Right-Side Canopies: Approval
Balcony Handrails, Newel Posts & Flashing: Approval with proviso that applicant-proposed modifications are implemented and the handrail is fully repaired or replaced to match details
Removal of Rear Window: No Recommendation
Staff Recommendations:
Rear Covered Porch & Right Side Canopy:
The rear covered porch and right-side canopy were both constructed between February and August of 2021 without HDLC approval and in deviation of the previously issued CofA. Both additions were reviewed (after-the-fact) by the ARC at the April 19, 2023 meeting and both were recommended for conceptual approval with a proviso that the right side canopy be reduced in size or shifted back a minimum of one column bay to decrease its overall scale and to minimize its visual impact from the street. The applicant has provided updated drawings incorporating these ARC recommendations. Staff recommends the Commission ratify the ARC recommendation for conceptual approval and approve the request for retention provided these updated drawings are implemented.
Balcony Handrails, Newel Posts & Flashing:
The current owner received a CofA in 2008 to reconstruct the damaged and deteriorated front balcony, handrails and newel posts. Google street view confirms the balcony was successfully repaired and reconstructed to match the historic condition by April 2011. However, the balcony subsequently deteriorated quickly and it was largely missing again by January 2014. The following year, HDLC cited the property for DbyN for numerous items including the condition of the balcony and a CofA was issued to reconstruct it again to match the previous condition. Work to repair the balcony, however, did not commence until sometime between August 2019 and April 2022.
The balcony repairs completed are not considered appropriate because they do not match the previous documented condition or the typical HDLC details for these elements. For example, the original balcony had five newel posts rather than six, and each was wider than the current and included decorative wood trim. The current handrail utilizes a flat top rail without apron trim at the sides, making it appear visually too thin. The bottom rail also appears to be flat which will likely lead to accelerated deterioration of these elements. The current balcony decking is an inappropriate sheet metal material that prominently extends over the edge of the fascia to form a drip edge. The applicant is requesting these balcony conditions be retained, however, has offered to some additional options for consideration:
Retain the six newel posts, but wrap, trim, and cap them to more closely match the standard newel post detail.
Modify the top bar of the handrail by installing a double-beveled board to properly shed water. However, the apron trim is not proposed for installation and the bottom bar would remain flat.
Install new standard tongue-and-groove porch decking via adhesive to the top of the existing sheet metal flooring that will extend past the balcony edge with a new fascia board installed below to visually conceal the existing metal drip edge.
The current owner previously demonstrated the ability to successfully reconstruct the balcony to match the historic condition, and the property has been continuously cited by HDLC for these violations since at least 2015. However, despite the proposed modifications not fully recreating the previous historic condition, they will greatly improve the overall appearance of the balcony from the street and contribute to the enhanced appearance of the primary façade. Based on this, Staff recommends the Commission vote to approve the request for retention with a proviso that the applicant-recommended changes are implemented so the balcony elements more closely reflect the typical details and to ensure their maximum longevity moving forward.
Removal of Rear Window:
The applicant removed one second-floor window at the rear of the building sometime after August 2019 without HDLC approval and in deviation of the previously issued CofA. The previously existing 6-over-6 wood window was removed and the area was infilled with new weatherboard siding. The HDLC Guidelines note that the arrangement, size, type, and proportions of windows and openings are key components of a building's style and character. As such, original windows and historic wood trim should be retained and the modification or removal of historic window openings is discouraged. The applicant is requesting this window removal be retained, however, has offered to some additional options for consideration:
Two smaller operable wood windows can be installed to the left and right of the previous opening to better accommodate the updated interior layout.
One new false-shuttered opening can be installed to match the size and location of the previous opening.
Based on these two options, the HDLC Guidelines, and due to the visual prominence of the window area from Lamanche Street, Staff has no recommendation and leaves the decision to the discretion of the Commission. However, Staff also recommends the Commission consider requesting the applicant return to the ARC so they can review the proposed window options and offer a recommendation to the Commission.
Previous ARC Recommendations:
04/19/23: The ARC voted to recommend conceptual approval of the side and rear canopies with the final details to be worked out at the Staff level. The ARC agreed that:
The rear covered porch addition is less problematic because it also serves the function of ADA access and is better integrated with the overall building and site. However, the right-side canopy is too large for the existing historic building and too prominent from the front elevation. The ARC recommended the canopy be set back further from the front façade by a minimum of one column bay (or) be reduced in width such that it is more of a covered walkway.
A new smaller canopy could also be proposed at the front of the right-side where the existing canopy is to be pushed back to allow for additional pedestrian rain protection and to better indicate the area as an entry point for the site.
The right-side canopy could also be shifted back on the site such that it connects to the rear covered porch, forming a continuous “L” shaped covering.
The proposed metal posts for the right-side canopy are acceptable as they relate to the existing metal sidewalk canopy posts.
Case History:
05/03/23: The Commission voted to defer action on this application until the next meeting so the applicant has additional time to work with Staff to discuss the retention items and proposed solutions, as per the applicant's request.
04/19/23: Applicant confirms they will correct some of the open HDLC violations on property and request retention approval for the remaining items.
04/18/23: ARC reviews installation of side and rear canopies (after-the-fact) and recommends approval with the proviso that the right-side canopy be modified to reduce its overall size and visual impact from the street.
11/14/22: Supplemental application submitted for additional work completed previously at the building without approval.
10/07/21: HDLC cites property owner for additional work at building without permits including installation of canopies and inappropriate balcony modifications.
08/12/19: CofA issued to address DbyN and Working Without a CofA violations. Re-issued on 11/12/2020 to allow for additional time to complete work, per applicant request. Permit closed by HDLC due to no activity on 02/16/2023.
02/07/18: HDLC cites property again for same DbyN and Working Without a CofA violations which have not been addressed.
03/31/17: CofA issued to address DbyN and Working Without a CofA violations. Permit closed by HDLC due to no activity on 02/14/2018.
03/06/17: Owner found guilty at adjudication and fined $325 and $900 for DbyN and Working Without a CofA violations. Violations not corrected and remain open.
08/12/15: CofA issued to address DbyN and Working Without a CofA violations. Permit closed by HDLC due to no activity on 03/31/2017.
04/30/15: Property cited for working without a CofA for installation of inappropriate fencing and Demolition by Neglect for missing or deteriorated weatherboards, roofing, gutters/downspouts, soffits/fascia, masonry/stucco, windows, columns, railings and porch decking.
04/11: Google street view confirms balcony was appropriately reconstructed. Appears deteriorated and substantially removed by 01/2014.
11/19/08: CofA issued (to current owner) to repair and reconstruct the front balcony as per approved details.
October 2020
August 2021
Previous Right Side Condition
Current Right Side Condition
Previous Rear Condition
Current Rear Condition
Proposed Right-Side Canopy Modifications Elevation
Proposed Right-Side Canopy Modifications Plan
Current Balcony Handrail, Newel Post and Flashing Condition
Typical Balcony Decking Detail
As-Built Balcony Decking & Flashing Detail
2007
2011
2014
Previous Rear Condition
Current Rear Condition
Proposed Rear Elevation with (2) New Wood Window Openings
1937
1951
HDLC Guidelines:
12: 14-19 – Guidelines for New Construction, Additions and Demolition
09: 4-5, 7, 11-12 – Guidelines for Porches, Galleries and Balconies
08: 1-9, 20– Guidelines for Windows and Doors