HomeMy WebLinkAboutHistoric Preservation Comments TEXASGeorge W. Bush • Governor
1 A Chairman
��i0'�- �U �',, John L. Nau, III • C�
d� " HISTORICAL •
&0 s V. Curtis Tunnel] Executive Director
C O M M I S S I O N The State Agency for Historic Preservation
DEPARTMENT OF ARCHITECTURE
July 8, 1996 .'
Mr. Andy Gilles 1 `
Planning Department
City of College Station ‘,%.
P.O. Box 9960 t;
College Station, Texas 77842-9960
Re: Sparks Building rehabilitation, Northgate facade improvem ogram, College Station,
Brazos County, Texas (HUD/106)
Dear Mr. Gilles:
Thank you for the information regarding the subject project. As the State Historic
Preservation Office (SHPO), Texas Historical Commission reviews federal undertakings in
accordance with the National Historic Preservation Act. The Department of Architecture reviews
determinations of effect for federal projects on National Register eligible buildings, structures,
objects, and districts.
We have the following comments and recommendations regarding the proposed project
work:
• Please refer to the enclosed sheet on "Cleaning Masonry Buildings". All cleaning
specifications and work should conform to the guidelines on this sheet. In particular,
pressurized cleaning should not exceed 400-600 p.s.i. (proposed specification 3.01.a.1 calls
for high pressure-800 p.s.i. cleaning); a fan tip nozzle of 15°-40° should be used at a
minimum distance of 12 inches from the surface being cleaned.
• As we discussed on the telephone, clear glass should be used for any new or replacement glass
(08800). Spandrel glass should not be used in the transoms. We recommend that either an
interior cove ceiling be created in the transom areas, or that a black panel be placed on the
interior side of the glass if the owner does not want the light from the transom windows.
• All new and replacement doors and windows, including transom windows, should either have
a painted or coatcd finish to simulate painted wood. From earlier discussions, we were under
the impression that the only new windows proposed were the transoms (which reportedly do
not exist) and limited storefront windows on the north end of the west elevation We continue
to concur with this limited work. We are concerned, however, that extensive replacementof
the storefront systems is proposed, and would have recommended that historically appropriate
wood replacement systems be used, rather than the proposed aluminum, for such extensive
work. Any existing historic wood windows or doors should be retained in place and repaired.
We recommend that the existing storefront systems also be retained until historically
appropriate wood storefront systems are designed and installed. Reconfiguration of the
existing metal storefront components is acceptable.
• We understand that the east side stair cover will not be constructed. The upper window,
shown on cast elevation A5.13, should be retained rather than removed.
P.O. Box 12276 • Austin, TX 78711-2276 • 512/463-6100 • Fax 512/475-4872 • TDD 1-800-735-2989
JULY 8, 1996
SPARKS BUILDING
PAGE 2 OF 2
• Steel cleaning and preparation for repainting (02120, 3.01.c) should be done with hand
scrapping and wire brushing if the metal cannot be removed from the building for cleaning.
• Mortar joint preparation (02120, 3.02) should be done with hand tools only. No power tools
should be used, as they can easily damage the masonry.
• Repointing mortar composition (04200, 2.01) should match the strength, color, composition
and joint tooling of the historic mortar, and should be no harder than type S. Pre-mixed
masonry cement has an unknown composition, and should not be used. The color of the
mortar should be adjusted with the type of cement(white or gray) and aggregate used, to match
the historic mortar. The use of mortar pigments should be very limited. since these pigments
fade with time.
• The historic canopy escutcheons should be retained and reused,if possible. If the historic
escutcheons are too deteriorated to reuse,they should be replaced with escutcheons that match
as closely as possible. If replacements are necessary, round, not star-shaped, escutcheons
should be used.
• Provide our office with photographs of the completed work within six month of completion.
If the above recommendations will be incorporated into the project documents and work,
then in our opinion this work will have NO ADVERSE EFFECT on the subject historic property.
You may proceed with your project.
Thank you for your interest in the cultural heritage of Texas, and for the opportunity to
comment on this federally funded project in accordance with the National Historic Preservation
Act, as amended. If you have any questions or concerns about this review please contact Linda
Roark at 512/463-9122.
Yours truly,
r ""WrArr/A-i
• a Graves, ALA, DSHPO
irector
Department of Architecture
Enclosure:
"Cleaning Masonry Buildings"
SG/I.R
c: Brazos County Historical Commission
CLEANING MASONRY BUILDINGS
1. Temperature
a. Ambient air:40°F to 90°F
b. Water: no higher than 70°F
c. Cleaning not to be performed if there is threat of freeze.
2. Pressure:
a. Not to exceed 400-600 psi, nozzle kept a minimum of 12" away from surface.
b. 3' x 6' test panels should be made to determine appropriate pressure level for an
acceptably clean, but not over-cleaned or damaged building. Start at low pressures,
and gradually increase the pressure to an adequate level.
3. Volume:
a. Not to exceed 10 gallons per minute, preferable 3-6 gpm.
b. Care should be taken to avoid over-saturation.
4. Nozzle:
a. Fan type nozzle, 15° to 40° fan is best.
5. Brushes:
a. Densely packed, soft, natural bristle brushes. No wire brushes. Use only a non-
ionic detergent that will rinse completely with no residue.
6. No chemicals should be used unless absolutely necessary; especially to be avoided are:
a. Hydrochloric or Muriatic Acid
b. Hydrofluoric Acid
c. Sodium Hydroxide
7. Deteriorated masonry:
a. Areas of deteriorated or spalled masonry shall be protected from contact with water
stream.
b. Spalled, deteriorated masonry should be cleaned only at 50-80 psi and with manual
scrubbing, if at all.
8. Sandblasting: No building should ever be sandblasted!
THE :CRE.TARY OF THE INTERIO' 3
STANDARDS FOR REHABILITATION
Revised 1990
REHABILITATION is defined as the process of returning a property to a state of utility, through
repair or alteration, which makes possible an efficient contemporary use while preserving those
portions and features of the property which are significant to its historic, architectural,and cultural
values.
The STANDARDS that follow were originally published in 1977 and revised in 1990 as part of
Department of the Interior regulations. They pertain to historic buildings of all materials,
construction types, sizes, and occupancy and encompass the exterior and the interior of historic
buildings. The STANDARDS also encompass related landscape features and the building's site and
environment as well as attached, adjacent or related new construction.
The STANDARDS are to be applied to specific rehabilitation projects in a reasonable manner,taking
into consideration economic and technical feasibility.
1. A property shall be used for its historic purpose or be placed in a new use
that requires minimal change to the defining characteristics of the building
and its site and environment.
A. Some exterior and interior alterations to historic buildings are generally needed to assure
its continued use,but it is most important that such alterations do not radically change,
obscure,or destroy character-defining spaces,materials,features,or finishes. Typical
modifications for new uses include:
1. Addition of parking spaces
2. Heating and air conditioning installation
3. Electrical modifications
4. Handicap accessibility modifications(i.e.entry ramps,elevators,restrooms)
5. Limited interior space modifications (i.e.closing of entries,addition of new entries,
addition of new walls)
B In any change of function or ownership,"compatible use"avoids alterations to the front
elevation, entry/lobby areas, main hallways,stairways, and significant interior spaces
(i.e. courtrooms, board rooms, parlors-most types of"gathering"spaces).
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• •"2. The historic charactt._ of a property shall be retained .lid preserved. the
removal of historic materials or alteration of features and spaces that
characterize a property shall be avoided.
A. Look for character-defining features:
1. Roof-lines
• Shape/form should remain constant
• Material type should remain constant or acceptable equal (in color, size, general
appearance).
2. Windows
• Always preserve existing windows in place if at all possible.
• If window replacement is mandatory,new windows should match old in material,
exact size,color, proportion,and profile.
3. Exterior surfaces
• Intact historic materials should remain constant and preserved.
• Replacement materials should match original in appearance.
• New building additions should be clearly differentiated from old, but
complementary in proportions,scale,and materials.
. 4. Interior spaces
• Size and configuration of rooms should remain constant.
- Historic interior finishes should be maintained (i.e. wood flooring, plaster
walls,pressed metal ceilings)
B. Look to maintain historic relationships between features,particularly in primary areas.
EXAMPLE: A hotel is being converted into family housing. The main corridors are lined
with doors opening into each of the individual hotel rooms,and the lower third of
the walls have a historic beaded board wainscoting. The new use requires many
fewer main hallway entries, since interior spaces will be opened to connect several
rooms for each housing unit.
PROPOSED SOLUTION: Since the pattern of doorway to wall and wainscot wall panels
creates a distinctive and characteristic rhythm, this should be preserved. The new
owner could seal the unused doors shut from the inside, and if security is an issue, a
new interior wall could cover the opening from the inside of the unit. Signage could
mark the actual entries to units. The rhythm of the hallway would be preserved.
C. If architectural elements arc deteriorated beyond repair,replacement members shall match
existing in design,detail, dimension, material,and finish wherever possible.
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•3. Each property shall be recognized as a physical record of its time, place, and
use_ Changes that create a false sense of historical development, such as
adding conjectural features or architectural elements from other buildings,
shall not be undertaken_
A_ This STANDARD is particularly useful in cases where the scope of work involves adding
new design elements to a historic building or a new building addition that were never
there_
EXAMPLE: A modest brick house constructed in 1910 located in a historic district does
not fit into any"style"category. The owner would like to construct a back porch
with heavy and ornate Spanish Colonial details,much like the one his neighbor has
always had on a more"high style"Spanish Colonial house down the street.
PROPOSED SOLUTION: Encourage the owner to build a simply detailed porch with
minimal historic architectural references. Addition of a high style porch would mis-
represent the role of this house in the historical development of the neighborhood_ It
was always a simple, understated home,and its beauty should be found there.
EXAMPLE: On an existing office building,at the time of construction, plans were to
install marble panels on the walls of the main hallway. As construction began,
money got tight, and marble was never installed in the building. In 1991, the
owners have more funds available,and would like to spruce up their building-they
want to add the marble panels. This would be creating a false sense of history, since
the marble was never actually installed,and would be in non-conformance with this
STANDARD.
PROPOSED SOLUTION: Often when such additions arc proposed, the owner overlooks
the true original finishes and existing condition of those finishes. A suggestion to
repair or restore original plaster, windows,flooring, trim, light fixtures, staircases,
and/or other architectural elements would achieve the owners goals as well as fulfill
the STANDARDS.
EXAMPLE: A 1929 brick warehouse with concrete details has sat vacant for 15 years,
and a new owner has purchased the property to convert it to office space. Hc/She
would like to construct an entry addition to the building in an attractive manner.
PROPOSED SOLUTION: The entry does not have to look like a warehouse loading dock.
A possible solution would be a light steel frame awning covered with canvas. The
new entry should not cover historic details which are unique to the entry or are not
represented on other areas of the building.
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4_ Most properties change over time; those changes that have acquired historical
significance in their own right (are now over 50 years old) shall be retained
and preserved.
A. Modifications which have been a part of a buildinzfsite for over 50 years may be
considered historic, deserving of sensitive historic preservation treatments described in
these STANDARDS.
EXAMPLE: A front porch with"Victorian"derails was added to an early (ca. 1880)
vernacular stone house in 1905. In 1961, an addition was added to the rear of the
house which is sheathed with aluminum siding, and part of the front porch was
enclosed with the same siding. As part of a historic rehabilitation,the owner now
proposes to remove both the rear addition and the front porch in their entirety. The
owner has drawings, but does not have an architect or contractor,and plans to do the
work himfnerself.
PROPOSED SOLUTION: Approve the removal of the 1961 rear addition, with an
understanding that the newly exposed exterior of the building be adequately repaired
and/or restored to its pre-addition condition. The porch structure has gained historic
significance in itself. Oftentimes, later building modifications attached to the original
structure with minimal damage. Encourage the owner to investigate the condition of
the original porch structure under the 1961 addition,and consider removing the later
enclosure to restore the historic porch to its original appearance. He/She may need
to employ a professional architect/contractor for this work.
B. Building additions made over 50 years ago may be removed if the owner assures that the
building will return to its historic appearance prior to the construction of the addition.
• EXAMPLE: In 1935, wings were added to a 1900 house. In 1991,it is apparent that
these wings were constructed without proper foundations, and are now pulling away
from the original structure,evidenced by cracks in*the joints between the original and
addition walls.
PROPOSED SOLUTION: The owner may remove these additions with the suggestion that
the original windows and wall construction be restored to their pre-addition
configuration and appearance.
•
5. Distinctive features, finishes, and construction techniques or examples of
craftsmanship that characterize a property shall be preserved.
A. Refer to handout"Examples of Character-Defining Features." Distinctive original
elements of a building design should be preserved and protected in any proposed
modification. This includes preserving original window material, color,and
configuration wherever possible.
B. Installation of any window or wall surface,building addition,or material replacement that
obscures or destroys sound original materials is not recommended.
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6. Deteriorated historic features shall be repaired rather than replaced. Where
the severity of deterioration requires replacement of a distinctive feature, the
new feature shall match the old in design, color, texture, and other visual
qualities and, where possible, materials. Replacement of missing features
shall be substantiated by documentary, physical, or pictorial evidence.
A. This STANDARD is particularly applicable to windows. Oftentimes the entire window
assembly does not need to be replaced. The sill member is usually the first to show signs
of deterioration. If that is the only deteriorated member,it can be replaced by a skilled
craftsman.
B. Occasionally,original building materials may have faults by their nature. This can be
seen in many applications of terra cotta in skyscrapers of the 1920's and 30's. What was
thought originally to be a problem-free material has actually suffered from severe
deterioration in some climates and improper applications. Usually the metal ties which
attach the terra cotta to the structure have deteriorated, and can be replaced with stainless
steel ties if the material is not severely damaged New materials have been tested and
approved(i.e. cast stone) to replace this material in rehabilitation efforts as welL Project
architects should research the latest literature and contact T.H.C. for assistance if needed
7. Chemical or physical treatments, such as sandblasting, that cause damage to
historic materials- shall not be used. The surface cleaning of structures, if
appropriate, shall be undertaken using the gentlest means possible.
A. Sandblasting causes irreparable damage to surfaces. Walls that have received this type of
cleaning treatment will deteriorate at a much faster rate,and will eventually disintegrate.
The only building material which can be sandblasted safely are some types of metal, and
only if adjacent building materials are safely protected from the blast
B. Buildings do not always need to be cleaned. Materials such as limestone naturally
weather and change colors with age.
C. If algae or graffiti are found on.the building,or the owner proposes to remove paint from
brick,cleaning methods should begin with the gentlest means possible.
1. The use of natural bristle brushes and mild detergent using a low-pressure wash
from a garden hose in warm weatlitt is endorsed by many professionals as the safest
method of building cleaning.
2. In any event, water pressure should not exceed 800 p.s.i. for surface cleaning, and
generally should be much lower depending on the material being cleaned.
3. There are several products on the market for paint removal and building cleaning,_ It
is wise to ask product representatives for examples where the product was used, and
call the reference for additional information on the success/failure of the product
The Texas Historical Commission also collects information on successful products
for your reference.
D. Windows should always be protected from pressurized cleaning.
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•
8. Significant archeological resources affected by a project shall be protected
and preserved. If such resources must be disturbed, mitigation measures shall
be undertaken.
A. This STANDARD is most typically applied when new construction is underway or if a site
is being regraded to allow for proper drainage away from the existing building.
B. Owners arc encouraged to contact the Texas Historical Commission immediately if
archeological resources are found in the course of a project. This is a legal obligation if
federal funds are used in any part of the project.
9. New additions, exterior alterations, or related new construction shall not
destroy historic materials that characterize the property. The new work shall
be differentiated from the old and shall be compatible with the massing, size,
scale, and architectural features to protect the historic integrity of the
property and its environment.
A. This STANDARD is most typically applied to additions made to existing buildings, but
• may also apply to proposed new construction within a historic district or even near a
nationally significant historic structure.
B. It is recommended for exterior additions to be located at the rear or in an inconspicuous
side of a historic building, limiting its size and scale in relationship to the building.
C. Because an exterior addition has the capability to radically change the historic appearance,
it should only be considered after it has been determined that the new use cannot be
successfully met by altering non-character-defining existing interior spaces.
•
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10_ New additions and a_,acent or related new constructio._ shall be undertaken
in such a manner that if removed in the future, the essential form and
integrity of the historic property and its environment would be unimpaired_
A. The Secretary of the Interior realizes that as user needs change, historic buildings must
change as well, within certain guidelines_ This Standard was put in place to"leave
options open"for future owners/users to restore a building to an earlier time_ If intricate
details or building elements are destroyed, it is unlikely that they will ever be replace&
EXAMPLE: A local community would like to"modernize"their historic courthouse by
affixing a new brick face to the exterior,removing the central clock tower,replacing
the carved wooden entry doors with aluminum framed storefront doors, and
installing an elevator in the main stair core of the building for handicap access.
PROPOSED SOLUTION: Aside from the many other Standards this proposal offends,
Number 10 is in the most jeopardy. Most of this proposal involves damaging or
destroying original materials to install new materials. Updating a historic structure
does not have to involve this type of destruction. A reminder to the owner is in
order that many types of construction and details would be practically priceless to
recreate from scratch today,and should be protected and repaired in place. Handicap
accessibility is an important issue worthy of modifications to any building that is not
accessible, but this can be achieved in a manner which does not compromise the
historic and architectural integrity of the building. Many of the problems such as
elevator placement,door and window weatherization,and exterior cleaning can be
handled by a professionally trained individual in conjunction with the Texas
Historical Commksion. County governments are required to obtain the approval of
the Texas Historical Commission prior to any work on any courthouse.
From an EXAMPLE referenced in STANDARD 3:The new owner of a 1929 brick and
concrete warehouse would like to construct an entry addition to the building in an
attractive manner.
PROPOSED SOLUTION: The light steel frame awning covered with canvas suggested
above would be appropriate if it does not permanently attach to the original stricture,
and creates a distinct visual gap between old and new. The new entry should not
cover historic details which are unique to the entry or are not represented on other
areas of the building_
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