Historic Zoning Commission

Market Square H: Level II

12-E-21-HZ

Applicant Request

Expansion of existing roof deck and addition of a new mezzanine (rooftop addition) on the existing roof. The addition will be constructed along the rear half of the building's rooftop, measuring approximately 40' long and extending the full width of the building (approximately 13' wide).

Addition features new masonry-clad walls with a steel barrel-vault roof structure. The addition's walls feature seven clerestory windows. From the rooftop deck level to the top of the structure, the rooftop addition measures 17' tall. A second barrel-vault roof structure rests on top of the first, approximately 2' above the first roof vault.

Existing wood pergola towards the rear of existing roof deck will be removed. Mechanical units will be relocated towards the rear elevation of the building on a mechanical platform. Expansion of rear egress stair.

Conditions of approval per 12/16/2021 HZC meeting: 1) revision (or removal of) dumbwaiter element on rear elevation to meet City zoning and building code requirements, to be resubmitted to staff for approval.

Site Info

Two-story brick building with double-hung windows, prism galss transom. Corbelled cornice with limestone band and section of brick arches and front parapet, stone stringcourse and sills with brick dentil molding. Altered storefront.

1. 32 Market Square is a contributing resource to the Market Square National Register Historic District and local historic overlay.

2. The scope of work does not involve alterations to the existing storefront or overall façade of the building.

3. Past Historic Zoning Commission reviews of rooftop additions in Market Square have cited the SOI Standards for Rehabilitation and NPS Preservation Brief 14 on Exterior Additions. The NPS Preservation Brief (and TPS Preservation Brief 36) recommend that "rooftop additions are almost never appropriate for buildings that are less than four stories high."

4. Rooftop additions (including on buildings less than four stories high) have been approved on a limited basis in Market Square, when the additions can be proved to not be visible from the right-of-way. HZC precedent since at least 2004 has been to deny permanent rooftop constructions in Market Square which would be visible from the ground level. Recent examples are 26 Market Square (3-E-19-HZ, shed-roof addition reviewed after-the-fact, somewhat visible from the ground level, required to be painted to reduce visibility); 1 Market Square/325 Union Ave (8-J-13-HZ, rooftop penthouse addition approved based on not being visible from the street level); 28 Market Square (12-J-10-HZ, denied based on the proposed addition being visible from the street level).

5. The applicant has provided 3-D renderings and a line-of-sight drawing, standing from points at the opposite side of Market Square, to prove the new walls and barrel vault roof structure will not be visible from the public right-of-way. Due to recessed design of the addition, the existing parapet, and the taller four-story building on the right side, and drawing on the provided renderings, the addition will not be visible from the right-of-way.

6. The barrel-vault design of the rooftop structure could be connected to the segmental arched windows on the building's façade. The rooftop structure is open to the façade, assisting in the overall transparency of the addition. The windows/openings in the barrel vault roof structure are unevenly spaced and may require revision to create even proportions more compatible with the building's symmetrical façade.

7. The use of masonry-clad walls and a steel roof structure are compatible with the existing building, as only small amounts of material will present from a full-on façade view (as shown in the elevation drawings).

8. No historic materials or character-defining features will be removed or altered for the proposed rooftop addition. The roof deck to be removed and reconstructed (with installation of a new Trex material deck) is existing and below the existing parapet.

9. The proposed egress stair expansion will occur on the rear (alley) elevation and have no effect on character-defining elements of the building.

10. Due to concerns about encroachments over the property line, the applicant may not be able to install the dumbwaiter on the rear (alley) elevation as shown. Most rear elevation work in Market Square has been reviewed and approved as a Level 1 on a staff basis. The applicant should revise the dumbwaiter element to meet City zoning and building code requirements and submit to staff or the HZC as necessary.