Infill Housing Review Committee
Updates for 1-A-20-IH


New Primary Structure: Driveways, parking pads, access point, garages or similar facilities
Site Info

The applicant is proposing a new house and driveway for 1201 Connecticut Avenue. Proposed Site: 1. The front setback of the primary structure is 25 ft and the setback for the front porch is 17 ft. The east or right side setback is 16 ft; the west or left side setback is 8 ft. 2. There is a working alley behind the house, but it would not be utilized according to the applicant's plans. Instead, a 10-ft wide driveway off of Connecticut Avenue is proposed to provide access to the site. 3. A 3 ft-wide walkway connects the front porch steps to the sidewalk on Connecticut Ave. 4. There is a native tree (a dogwood) proposed for the front yard. Proposed House: 1. The new proposed house is a 3-bedroom, 1-story structure measuring 26-ft wide x 50-ft deep. It has an asymmetrical front faҫade with a front porch on the left side. 2. Proposed house does not reference a particular architectural style. It is consistent with other houses on the street. 3. The exposed foundation will be treated with a cement-washed stucco surface over cement block. 4. All windows have a three-over-one grid. The front faҫade has a pair of double windows flanking the front door with shutters that do not cover the width of the window. The notes state that the bedroom windows will meet egress requirements of the building code. 5. The rear faҫade does not contain any windows. 6. The front door has a 4-pane window on the top and 2 beveled panels on the bottom. 7. The front porch is 16-ft wide x 8-ft deep and features a gable roof with a 6:12 pitch ratio and dimensional shingles. 8. The wall beneath the porch gable is supported by 6-in x 6-in posts with a simple cap and base and features vertical siding. 9. A larger gable over the main house also has a roof pitch ratio of 6:12 and dimensional shingles; the wall beneath this roof is clad in shake siding. 10.Horizontal siding is proposed as the main material on the main body of the house.

Staff Recommendation

The Committee approved the project with an 8-foot front setback variance to allow the front setback of the house to be consistent with other houses on the street, subject to the following conditions: 1. Access shall be from the alley since it is in good working condition (p. 7). 2. Parking pad and driveway material shall comply with the City's Engineering Department's requirements: - Parking pad shall be 18 ft x 20 ft. - If using a gravel surface, a minimum of 10-15 ft of asphalt or concrete is required to be installed from the street to keep gravel off of the alley, and landscape timbers must be installed along both sides of the driveway and around the parking pad to contain the gravel. 3. One native tree should be planted in the rear yard (p. 16). 4. Insert 1 or 2 windows on the rear faҫade to meet the solid-to-void requirement of the guidelines (p. 10). 5. Utilize lap siding versus Dutch lap or horizontal panels to more closely resemble the exterior materials historically utilized in the neighborhood (p.13). 6. Utilize shake siding or horizontal lap siding beneath both front gables since vertical siding is not allowed (p. 13).

Case Fileposted 2/4/2020
Lonsdale Infill Housing Overlay District
Planning Staff
Michelle Portier
Phone: (865) 215-3821
1201 Connecticut Ave.
Monty Fairchild
Monty Fairchild

Actions from the April 2, 2020 meeting

4-A-20-IH Approved

1. The addition, while sizable, is located at the rear of the house. The Infill Guidelines allow larger additions provided they are to the rear of the house to keep the original scale of the front faҫade consistent with other houses on the block (p.14). 2. The windows and roof materials selected are like those original to the house (p. 14). 3. The roof line has a slope similar to the original roof (p. 14). 4. Windows on the addition have a balanced solid-to-void ratio (p.10). 5. The exterior covering is not the same as the original material of the house. However, the sides have recently been resurfaced with 4' x 8' Hardi-panels with grooves to simulate siding and placed vertically. Replacement of exterior building materials is not regulated by the Infill Housing Guidelines. The Guidelines only cover materials with regard to new construction or additions. Therefore, since the Committee has no authority over the building materials on the existing structure, staff recommends approval of the vertical siding so that it is consistent with the rest of the exterior.

4-B-20-IH Approved

1. The shed location meets the base zone (RN-1) setback requirements for accessory structures. 2. The Infill Guidelines are largely silent when it comes to the aesthetics of accessory structures. Guidelines on materials, doors, etc. are for primary structures. 3. Alley access should be utilized when a functioning alley is present, so the driveway location meets the Infill Housing Guidelines. 4. The driveway will need to meet the City's Engineering Department requirements: a. The driveway and parking area must provide parking for a minimum of 1 vehicle since there is an existing front driveway. A driveway of less than 18 feet wide must be 35 feet in length. b. The gate must be at least 5 feet off of the property line, and must swing in towards the property and not out towards the alley. c. If the applicant decides to go with the wheel tracks driveway, he will need to utilitze 3-ft wide wheel strips, with a grass strip of 4 feet wide in the middle. We also need a solid surface (asphalt or concrete) in the right of way that connects to the alley or street the full width of the driveway.

4-C-20-IH Approved

The proposal is in compliance with Infill Housing Design Guidelines.

4-D-20-IH Approved With Conditions

Conditions: 1. Utilize horizontal lap siding beneath both gables to more closely resemble the exterior materials used on Ranch style homes and those historically utilized in the neighborhood. The siding should have a wide reveal (7 — 10 in) to be consistent with Ranch style architectural materials. Reasons: 1. The house can be characterized as a Transitional Ranch House. Front porches are not common to Ranch style houses; they mostly feature stoops or entries that are unobscured. There is not a lot of guidance in general regarding porches for this architectural style (p. 9). 2. The Infill Guidelines state that the addition of a porch to a Ranch-style house may be acceptable in some 1930-1950 era neighborhoods. While the Oakwood neighborhood is not from this era, several of the houses on this block are (p. 9). 3. Guidelines recommend an 8-ft porch, but since the proposal is to add a porch over an existing patio slab, staff finds the 6-ft depth acceptable. It is unclear when the patio was added. Historical aerials from the early 1980s show the patio; aerials from earlier decades are too blurry to read are (p. 9). 4. The front setback of the primary structure will not change, as the front exterior wall will remain as is. The front setback of the porch will be approximately 20 ft. This is similar to that of other front porches on the street. (Front setbacks of the primary structures with porches average approximately 20 ft. Front setbacks of porches average approximately 17 ft.) 5. The open, decorative trusses proposed are not consistent with architectural characteristics of a transitional Ranch-style house. 6. Vertical siding is not permitted per the Infill Housing Guidelines are (p. 13).