Historic Zoning Commission
Concord Village HZ: Level III
2-F-18-HZ
Staff Recommendation
Staff recommends approval with the following conditions:
1) that the garage door openings be two separate ones as shown in the drawings and overhead doors to appear as side-opening carriage house doors. Confirmation of service door type (shown as single-light or single wood panel door on submitted drawings) with specifications for both to be provided to staff for approval.
2) that a sample of brick for foundation and chimney (if constructed) be provided to staff for approval. Staff recommends pricing a masonry chimney stack for the wood stove vent, but the chimney stack is not required as a condition of approval.
3) The garage peak should be made to be more significantly lower than 1 foot than that of the house since no precedent has been discovered by staff or provided by the applicant for accessory structures that are nearly the same height as the main house.
Other staff recommendations for the record:
1) Staff has recommended that the applicant consider constructing two separate accessory structures on the site, one for the garage and one for the workhshop, since more than one accessory structure is not atypical for the district. Accessory structures that have a width and height that are the same as that of the main structure and have more square footage than the main structure, such as the proposed, are not typical in the district.
2) A second option recommended by staff was to attach the garage to the rear or side of the house to provide more mass to the primary structure on the lot, while reducing the mass of the accessory structure. However, the applicant chose not to pursue either of these options.
PRECEDENT: Approval of the proposal as submitted will set a precedent for allowing an accessory structure to have more square footage than the main house and to have greater width as viewed from the street. However, the massing can be required to be broken up under different roof structures, and the roof peak of the garage be at least 1 foot lower than that of the main house as in the current proposal. Additionally, any accessory structure larger than the main house can be required to be at least 36 feet to the rear of the main house as in the current proposal.
Applicant Request
Level III. Construction of new primary building
Other: new house and garage constructionHOUSE: Proposed primary residence for 10817 Second Drive is a 24'w x 50'h one-story wood-framed front gabled rectangular form with a 9'-0" ceiling height and an unfinished attic with a floor-to-roof-peak height of 21'-6'. The house floor will sit at approximately contour 824' so that the front porch will be at ~3'-6' above the finished grade in front and approximately 1'-6" at the rear. The foundation will be of Meridian Brick -Olde Fort Augusta of the Augusta Collection. The brick cap will be 5" sloping 2x treated and painted lumber.
The house will be fronted by a 8' x 16' porch with a 5-V metal-clad hipped roof at a 3/12 slope. A shed-roofed clerestory dormer with a pitch of 3/12 projects from each side of the upper roof. The dormer ends will be clad in straight-edged fiber cement shakes. The house will be clad in fiber cement board 6" horizontal siding with smooth finish out. The 8'-deep front porch features a 3/12 hipped 5-V-groove metal roof supported by 9x9 built-up wood posts (with base trim) and a 2x2 square wooden balustrade at 36"-high. Porch posts may be chamfered, eliminating the base trim. Both front and back porch will be wood-framed with tongue-and-groove wood flooring. Solid wood front and back doors will have a .5 -light above and a wood panel below, and will be topped by a 1'-0"h transom. Windows will be aluminum-clad one-over-one. Most sizes will be 3'-0" w by 4'-6" h with a 1'-0" h transom light above. Dormer windows will be aluminum-clad awning windows with a quad-muntined pattern.
GARAGE: The proposed detached 24'x35' frame front-gabled garage is one-story with an unfinished floor above. The garage is 22'-6" from slab to peak. The garage will be concrete slab on-grade, however, it is set into the natural slope with the floor at (approximately) elevation 822.5 contour so that a brick-covered retaining wall will wrap around the front approximately 1'-6" above the slab. Height range for the garage foundation is 1'-6" at the front to 3'-6" at back. The rear retaining wall may end up being higher once grading is established.
The garage will have two 10'w x 25'l shed structures, one attached to each of the east and west sides with a 3/12 5-V, 26-guage galvalume metal roof. The main garage will be clad with 6" fiber cement board horizontal siding, smooth-side-out. The walls of the west shed (facing Olive Drive) will be clad in vertical fiber cement board-and-batten siding and have a service door. The shed facing the adjacent east neighbor will be unenclosed and supported by 9x9 wood square wooden posts at the outer corners. The garage will sit approximately 36' from the rear of the house. The overhead garage door and pedestrian garage door specification will need to be provided and approved by HZC staff.
Site Info
vacant lot: ~ 120 w x 160 d at 19,195 square feet in areaFormer c. 1887 house which was demolished in 2017 was a vernacular one-story frame dwelling with aluminum siding. Heavily altered from front-gable-and- wing configuration, as well as deteriorated structure; therefore, considered to be non-contributing.
1) The former c. 1897 one-story frame house formerly on the lot was approved to be demolished in 2017 by the HZC due to extensive alterations and deterioration. The lot, zoned Residential Agricultural (RA), is now vacant. Lot dimensions = ~ 120 w x 160 d at 19,195 square feet in area.
2) The proposed square footage of house footprint is 1,104 sf (24 w x 46 d).
3) The proposed square footage of accessory structure footprint is 1,240 sf (24 w x 35 d with 10 w x 25 d shed-roofed wings on each side).
4) Front setback is proposed to be 25 feet from 2nd Drive (required to be at least 35 feet by code, but HZC may establish the front setback).
5) Exterior side setback proposed to be 35 feet from Olive Road (required to be 35 feet or greater for a corner lot).
6) Interior side setback proposed to be 10 feet (may be as little as 8 feet).
7) Rear setback for the house is proposed to be 71 feet.
8) Rear setback for accessory structure is proposed to be 10 feet (may be as little as 5 feet).
9) Interior side setback for accessory structure proposed to be 10 feet from east adjacent lot line (may be as little as 5 feet).
10) The proposed style of the house is appropriate given that there are a few other front-gabled Victorian-era cottages throughout the district.
11) The proposed materials are appropriate given that fiber cement board has been found to adequately simulate wood siding for new construction as long as the proposed smooth finish with no faux wood-graining is utilized. Metal-clad wood windows have been found to be appropriate for new construction in the district. The wood door and porch elements are also appropriate.
12) The transomed door and the window sizes/types are appropriate for the style and era of the house and the district.
13) The depth, width, and hipped-roofed form of the front porch with its 2x2 balustrade is appropriate for the style and era of the house and the district
14) The roof pitch and asphalt-shingled material for the main roofs is appropriate for the style and era of the two structures and the district. The 5-V galvalume metal roof for the porch roofs and garage shed structures is also appropriate.
15) The foundation height and distressed or salvaged red/brown brick is appropriate for the style and era of the two structures and the district.
16) All accessory structures in the district are of less width and square footage than the main house (see bird's-eye maps in info package) and are several feet lower. The proposed house and garage do not meet this precedent since the main block of the proposed garage and house will be the same shape width and nearly the same height. With the shed-roofed wings, the accessory structure will be 20 feet wider than the house as viewed from the front. The proposal includes an attempt to break up the square footage and massing of the accessory structure by allocating some of the square footage to the one-story shed-roofed structures on each side of the garage. Even though the garage will be set into the embankment at the rear of the lot, the garage roof peak will onlybe 1 foot lower than that of the main house, and the topography will slope toward the front of the lot.
