425-427 Eliza St.

Staff Recommendations: 

425-427 Eliza Street is a raised basement double in the Craftsman Bungalow style constructed between 1909-1937. Prior to the most recent work, the building retained several architectural details characteristic of the style. In May 2022, an HDLC inspection was performed for ongoing work without permitting at the property. The HDLC Inspector met the property owner on site and did not post a Stop Work as the owner was agreeable to submitting an application to permit the work. Unfortunately, following correspondence with Staff, a permit application was not submitted for completed and/or additionally proposed work. It is unclear if work continued at the property. However, on March 11, 2023, another HDLC inspection revealed additional work without an HDLC Certificate of Appropriateness (CofA). At that time, a Stop Work was posted at the property, and a violation case (#23-01492) was opened. 

The property owner is petitioning the HDLC NO Commission for retention of the completed work including the removal of existing wood windows (both casement and double hung) at side elevations and installation of inappropriate flush-mounted vinyl windows with grilles in between the glass, the removal of associated window drip caps, trim, and sills, the removal of existing front façade doors, sidelites, transoms, and trim and installation of inappropriate doors, sidelites, transoms, and trim, and the installation of siding infill in between piers at the raised basement area. 

Between both side elevations a total of 20 windows were/was removed and/or replaced. This work includes 12 at the right-side elevation and eight (8) at the left-side elevation. The right-side elevation included four (4) six over six wood double hung windows and eight (8) sets of wood casement windows. Of the existing double hung windows, two (2) were removed and replaced with vinyl windows and one (1) was removed and the opening enclosed. Of the existing casement windows, six (6) sets were removed and replaced with vinyl windows and two (2) sets were removed and the openings enclosed. The left-side elevation included four (4) six over six wood double hung windows and four (4) sets of wood casement windows. Of the existing double hung windows three (3) were removed and replaced with vinyl windows and one (1) was removed and the opening enclosed. Of the existing casement windows, two (2) were removed and replaced with vinyl windows and two (2) were removed and the openings enclosed. 

The installed vinyl windows at the main level are flush-mounted with nine over six muntin arrangements and grilles in between the glass. The vinyl windows that replaced the casement windows are one over one and flush mounted. All associated wood trim, wood sills, and wood drip caps at windows were removed and replaced with inappropriate Hardie Plank trim. 

At the right-side elevation Staff recommends that the two (2) nine over six vinyl windows be removed and replaced with HDLC approved windows to match the existing condition. Due to visibility, Staff recommends retention of vinyl window closest to the rear wall of the building. Although unclear, it is unlikely that the casement windows at the raised basement portion were original as the space was never intended for habitable use. In addition, the siding infill between the piers has existed since before 1994. Staff recommends that the three (3) vinyl windows at the raised basement level closest to the front wall be removed and replaced with HDLC approved windows to match the existing condition. Staff recommends retention of the enclosed window opening closest to the front wall of the building and the two (2) vinyl windows at the rear of the right-side elevation. 

At the left-side elevation Staff recommends that the two (2) nine over six vinyl windows be removed and replaced with HDLC approved windows to match the existing condition. Due to visibility, Staff recommends retention of vinyl window closest to the rear wall of the building. Staff recommends that the one (1) existing double hung that was removed and its opening enclosed be returned to match the rhythm of windows at the right-side elevation. A total of three (3) casement windows and a door were removed and enclosed with siding in between the piers at the left-side elevation. Staff recommends retention of window and door removal. Staff recommends retention of the two (2) vinyl windows closest to the rear wall due to visibility. 

Staff recommends that all wood trim, wood drip caps, and wood sills be returned to windows that replace the inappropriate vinyl windows. 

In 2014, a fire at the property damaged the front porch. At that time portions of the doors, transoms, trim, and soffit were rebuilt to match the existing condition. The proportion and style of the existing doors, sidelites, transoms, and trim were appropriate for the Craftsman type. The Stop Work revealed that these components of the front façade were removed and replaced with inappropriate doors, sidelites, transoms, and trim. Before and after photographs show that the proportions of the trim and transoms were heavily altered. In addition, the existing doors and sidelites were removed and doors and sidelites incompatible with the style were installed. Inspection photographs show that the existing doors, trim, and other pieces remained at the site. Staff recommends that if the removed components are salvageable, they be reinstalled. If that is not possible, although Staff cannot recommend approval of the current condition, Staff leaves the decision at the discretion of the NO Commission.