8-C-21-DT

Level I: McWhorter Building

Approve Subject To Conditions

APPROVE Certificate 8-C-21-DT with the following conditions:1) allowing either option one of façade warehouse-style steel-framed windows to be replaced in-kind OR option two of aluminum windows with applied muntins, providing the replacement windows match in profile exactly, with a profile to be submitted to staff for approval;2) masonry repair and repointing to meet standards of NPS Preservation Brief 2;3) allowing for rear elevation option where original openings are expressed by enclosure with metal panel cladding structural masonry.

Case File

Recommendation

Staff recommends approval of Certificate 8-C-21-DT, with the following conditions:

1) façade warehouse-style steel-framed windows to be replaced in-kind (new windows to match design, material, glass size, and profile) instead of with the second proposed option.
2) masonry repair, cleaning, and repointing to meet NPS Preservation Brief 2.

Applicant Request

Level I: Exterior rehabilitation

- Exterior rehabilitation project to façade and rear elevations, along with a new occupiable roof deck and stair enclosure.
- FAÇADE (east): to receive a new storefront system on the first story and replacement windows in second and third stories. Loading dock/entry bay will be removed replaced with a storefront system. Storefront system features an 8' tall, full-light entry door followed by three full-light storefront windows; all topped by 5' tall transom windows. Storefront system is approximately 28' wide overall; remainder of opening will be infilled with new corrugated metal panels. Removal of existing awning and repair to masonry behind.
- Second- and third-story windows proposed to be new warehouse-style steel-frame windows (replacement in-kind) with a second proposed option of storefront glazing systems with surface-applied muntins. Existing cast-stone sills will be replaced in-kind, or repaired, cleaned, and fixed to the structure if possible.
- Façade work also includes new pre-finished metal coping along roofline, new downspouts, and a small opening for a new electrical and communications connection, located between the first and second story.
- ROOFTOP: new occupiable roof deck, including a steel-post and cable-rail perimeter guard rail, a stair enclosure addition, and landscape planting. The stair enclosure addition measures approximately 10' tall and will be clad in metal paneling. Rooftop patio includes a roof awning to extend from the stair access enclosure, measuring either 14' wide or 10' wide deep.
- REAR (west) ELEVATION (fronting the railroad): steel warehouse windows and existing access doors to be removed. Left side will receive a single-light storefront window on the first story and two stories of three adjoining, approximately 8'-6" tall, single-light storefront windows. Masonry soldier course and cast stone sills will be repaired as necessary. On the right side, steel warehouse windows will be enclosed with brick infill. Second proposed option includes smaller-sized windows installed in brick infill to align with interior stair landings. A new exit door will be located on the right side.

Property Notes / Work to be Completed

- 121 E. Jackson Avenue is listed on the National Register of Historic Places as contributing to the Southern Terminal and Warehouse Historic District, so the Historic Resources section of the guidelines applies.
- While the guidelines recommend retaining industrial loading dock or garage doors, such doors are not extant in this building. Installing a storefront window system with corrugated metal panel infill on limited sections will maintain the original opening, along with contributing additional transparency at the pedestrian level. The new storefront system will be recessed from the façade.
- Guidelines recommend repairing original windows when possible, and if not possible, replacing with matching windows which duplicate the design, material, glass size, operation, and profile. The first option proposes in-kind replacement with new warehouse style, steel-framed windows, meets the design guidelines. The second option of proposed storefront glazing windows with surface-applied muntins have not proven to sufficiently duplicate the material, muntin arrangements, profile, or design of the originals.
- Repair or replacement in-kind to the façade cast stone sills is an appropriate treatment. All masonry repair, repointing, and any removal of painted signs or plaster should meet the specifications of NPS Preservation Brief 2.
- The rear elevation fronts the railroad and is not visible from any public right-of-way. Installation of single-light storefront windows in the original openings on the left side and enclosure of right side windows, while resulting in the removal of original steel warehouse windows, will not be visible. The building owner or applicant will be required to secure access easements for occupants to exit the rear elevation.
- The subject building contains several historic painted signs; while the rear elevation signs are not a high priority as they are not visible from the street, removing them solely for the sake of removal would detract from the overall character of the historic district.
- The proposed new occupiable roof deck includes an approximately 10' tall stair enclosure addition clad in metal paneling. The applicant has provided a line-of-sight illustration from E. Jackson Ave, to show the stair enclosure would not be visible from immediately across the street. It may be somewhat visible from points further east on E. Jackson Avenue. The addition is set back approximately 35' from the roofline. The stair enclosure addition, railing, and rooftop deck elements do not alter or obscure any historic features of the building and could be removed with no further effect on the historic character of the building

Applicable Guidelines

Downtown Design Guidelines

- C. Historic Resources
- 1. Rooflines and Additions
- Alterations of the rooflines of historic buildings are not appropriate. A one-story rooftop addition, including railings, may be possible on taller buildings if it is inconspicuous from the public right-of-way. Additions should be set back from the primary elevation of the building, and should not damage character-defining features, including parapets and side walls.
- 1a. Preserve or restore historic roofline features, including parapet walls and cornices.
- 1b. Design rooftop additions to be complimentary to the historic building in terms of materials and color.
- 1d. Do not alter, obscure, or destroy significant features of historic resources when constructing additions.
- 1e. Design rooftop additions so that they are not seen from adjoining streets and sidewalks.
- 2. Storefronts
- 2a. Restore and maintain storefronts as they were originally.
- 2a [sic]. Along Jackson Avenue, retain industrial loading dock or garage doors (usually 10-12 feet wide and constructed of metal). These features may be incorporated in new construction (for example, where a loading dock or parking entrance is needed).
- 3. Entrances
- 3a. Establish recessed entries, either rectangular or with slightly canted sides, which are appropriate in storefronts.
- 3d. Maintain original height and materials for doors that are consistent with the use of the building.
- 4. Windows
- Appropriate window appearance is significant in finishing a rehabilitation project. From a preservation standpoint, the first and best answer when determining a treatment for windows is to repair rather than replace them. If that is not possible, replacing only deteriorated portions is the next best alternative to total replacement. It is possible to replace window sills, rebuild all or parts of window sashes, and replace window glass, making original windows energy efficient and functional.
- 4a. Repair rather than replace historic windows.
- 4b. Replace windows if repairs are not possible with matching windows, including duplicating design, operation, material, glass size, muntin arrangements, profile, and trim.
- 4c. Insert windows with the same pane configuration, materials, and size as other buildings of the same general construction date, if no original windows are present.
- 5. Masonry
- 5a. Repair masonry with stone or brick and mortar that match the original.
- 5b. Do not paint masonry that has never been painted.
- 7. Signs
- 7d. Allow painted signs on building walls in the warehouse area along Jackson Avenue, and in some other locations along Gay Street.
- 7e. Preserve signs that are historic elements of buildings.