1. 1 City of Portland Bureau of Development Services Staff Presentation to the Portland Landmarks Commission Historic Design Review LU 13-113608 HDZ Appeal of Type II Denial

2. 2 Summary of the Proposal Applicant is appealing a denied Type II HDZ application for exterior remodel of a home in Ladd’s Addition Historic District; Applicant began permitted interior work and expanded scope to exterior without benefit of required Historic Design Review, followed by neighbor complaint & CC case (12-219099 CC, in abeyance until LU concluded); Much of the work done can be classified as repair or maintenance, and therefore exempt (roof, soffit repair, etc.); There are multiple issues raised by the appeal: –Exterior Siding; –Front Window Design; –Window Material and Profile; –Porch Columns; and –Noncontributing Status/ how to apply the guidelines.

3. 3 Zoning Map R5 base zone, Ladd’s Addition Historic District No base zone standards or regulations impacted with proposal Proposal reviewed under pre-HRCIP (5/1/13) regulations (HDZ vs. HR, old triggers, etc.) Ladd’s Addition Conservation District Guidelines

4. 4 View from Birch Street showing porch and ‘front’ windows Uniquely visible side elevations given alley location and adjacent driveway/lack of vegetation.

5. 5 Direct view of front porch

6. 6 Partial view at alley, showing vinyl window profile as installed

7. 7 Partial/north view of elevation along alley

8. 8 Specifics of current proposal Removal of prior aluminum siding, and replacement with 8” reveal Hardie plank smooth lap siding; Revised/appeal package has metal-clad wood windows inset into the wall on the three primary ‘front’ window bays, per staff suggestion; Removal of original wood windows and replacement with vinyl windows; –Revised/appeal package has approvable metal-clad wood ‘front’ three windows, existing flush vinyl to remain elsewhere Removal of a wheelchair ramp and exterior side door; Modification of the roof form for the attached garage; New open metal railing at the stair to an existing alley side door; Revised/appeal package includes restored elephantine/boxed front porch columns; and Repair and maintenance (exempt) of exterior paint, asphalt roofing, aluminum rain gutters, wood fascia and soffit boards.

9. 9 Appeal Package Site Plan (no changes)

10. 10 Revised/Appeal Package Front Window & Column Details Approvable changes submitted with appeal – front windows and columns fixed with siding/other windows to remain

11. 11 Concerns: Siding to remain, all but ‘front’ windows to remain vinyl as installed Approvable: Front porch columns, new inset profile metal-clad wood Sierra Pacific windows Revised/Appeal Package Elevation Drawings

12. 12 Revised/Appeal Package VINYL Window Details New detail, showing greater inset into wall for vinyl windows versus existing condition. Is this proposed? N.B. – comparable detail/profile for fixed, hung and casement windows in metal-clad wood are in file.

13. 13 Neighborhood Comments Applicant has the support of many nearby neighbors, who have written in support of the remodel/alterations; –Dramatic improvement in the appearance/condition of the home versus one year ago prior to applicant purchase, squatting and crime from prior owner neglect, specific support for the vinyl windows and wide etc. The HAND Historic Resources Subcommittee wrote a letter saying that restoration of original windows and siding would have been preferable, but focused on larger policy questions beyond the current proposal: –Education on review triggers for Noncontributing resources; –Inspector training and coordination; –Wood windows and energy efficiency; and –Resources to address blighted properties. Richard Ross wrote a letter detailing the history of neglect at the site, and especially focusing on City Inspectors and stop work orders in this and similar cases.

14. 14 Exterior Siding Guideline 3 encourages restoration and maintenance, ‘match or be compatible’ with original materials Original siding was likely 2 ½” ‘false bevel’ siding, like that found @ 1305 Birch Contractor provided affadavit saying original siding was missing/damaged and unsalvageable No pictures or verification exist in file of original siding (discovery suggested) Wide 8” reveal and lack of info on original siding led to staff denial

15. 15 Windows Guideline 3 encourages restoration or original windows, new windows to ‘match or be compatible with original windows in form, materials, type, pattern, and placement of openings’ Flush/flat white vinyl windows as installed not approvable Inset metal-clad wood Sierra Pacific windows with inset profile detail approvable Revised/appeal package front casement and picture window replacement with metal-clad wood with inset profile detail approvable (vinyl to remain elsewhere not approvable)

16. 16 Columns & Noncontributing Status Porch column rebuild is approvable, appears to be included in appeal package proposal drawings Applicant argues that guidelines do not apply or should be applied differently because of noncontributing status: –Resource is “Non-Contributing: Compatible/Historic”; –Guidelines apply to alterations under review in the proposal, including how noncontributing resources are altered; –Definition of ‘historic resource’ includes districts, which include both contributing and noncontributing resources. Definition does not exclude noncontributing resources in a district; –Guidelines speak specifically to windows and siding, staff has found the proposal unable to meet the guidelines as written; –Review triggers in 33.445 determine if review is required, and once the review is required the guidelines apply to the resource in question, even if it is noncontributing; –Applicant felt that primary consideration should be impacts to abutting homes and the district, and that guidelines were met. –Case-by-case, unique façade visibility, historic/compatible 1924 ‘bones’, work already completed/original materials removed complicates review

17. 17 Appeal Issues/Options Windows 1.Fixed front three windows, other vinyl to remain 2.Fixed front three windows, inset vinyl elsewhere per new detail 3.Fixed front three windows, inset metal-clad wood elsewhere per earlier details in file (all metal-clad wood) 4.Other per Commission direction Siding 1.Siding to remain as installed 2.Other per Commission direction (discovery/evidence, narrower reveal, etc.) Porch Columns 1.Install as proposed in revised/appeal drawings 2.Other per Commission direction

18. 18 Landmarks Commission Alternatives Approve the appeal, overturning staff denial and approving the revised/appeal proposal; Approve the appeal, overturning staff denial but approving a revised proposal per specific instruction/conditions to staff and applicant during the process of one or more continued hearings; or Deny the appeal, supporting the staff denial. 120-day: Full waiver through 4/1/14

19. 19 fin

20. 20 Revised/Appeal Package Elevation Drawings