Level III. Construction of new primary buildingRequest
Other: New construction
Proposed single-family residence fronting N. 3rd Avenue. House's faҫade will face west, creating a new development pattern fronting N. 3rd Avenue. The two-story house is 32' wide by 35' long and features a 27' floor to roof-peak height and a 2' tall raised brick foundation. The house features a cross-gable roof; the front-gable roof massing on the faҫade has a 10/12 roof slope and the side-gable roof massing has an 7/12 roof slope. The house will rest on a brick foundation. The exterior siding will be HardiePlank lap siding with a 5" exposure and 4" Hardie corner boards. Front and side gable fields are proposed to be clad in wood shingles. A shed-gable roof porch projects from the right half of the faҫade. The porch is 8' deep and 15'-6" wide and supported by 6" square wood columns with a simple cap and base, and a balustrade of 2" by 2" by 36" tall wood balusters. A gable-roof entry stoop projects from the south elevation, with a 36" deep entry stoop. A recessed corner porch is located on the northeast corner of the porch, supported by square wood columns and enclosed with a screen. Window sizes vary. The faҫade features two stories of one-over-one, double-hung wood windows on the left side (front-gable massing), paired one-over-one, double-hung wood windows on the first-story porch, and a single one-over-one, double-hung wood window on the second-story. Windows are proposed as Pella double-hung wood windows. The front entry is proposed as a 3/4-light fiberglass door, and the side entry is an eight-panel fiberglass door.Site Info
Vacant lot after houses were demolished during and after the construction of I-40 in place of E. 4th Avenue. Houses on these lots were originally oriented towards the east, fronting E. 4th Avenue.
1. The proposed house will establish a new front setback pattern for the block. It cannot draw precedent from the other house fronting N. 3rd Avenue, as that house predates the construction of I-40 and historically fronted 4th Avenue. The house must meet the setback requirements of the base zoning for RN-2, which is a front setback of at least 20' (or the average of the blockface) and a rear setback of 25'. Establishing a modest front setback of 22' will ensure that future construction on any of the viable lots on N. 3rd Avenue will not conflict with the base zoning. Moreover, they will be somewhat less visible from surrounding streets, especially as the rear property line is flanked by a tall concrete sound wall. 2. The house will set a precedent of height and scale for houses on this block. In the opinion of staff, the overall two-story, approximately 29' tall height and scale of the house is appropriate for the context of the block. The two remaining historic houses on the block are on the larger side of the neighborhood's houses; 829 N. 3rd Avenue is a two-story house and 611 Gill Street is a two-and-one-half-story house. 3. The house lacks immediate neighbors from which to draw context for the faҫade's directional alignment (from the Scale & Massing section of the guidelines). A mix of vertical and horizontal elements from the two-story front-gable roof massing and a one-story porch sufficiently "breaks up uninteresting boxlike forms into smaller, varied masses." 4. The house exhibits a 2' raised masonry foundation similar to other houses in the neighborhood. Masonry is an appropriate foundation material. 5. The overall roof pitch imitates the steep pitch of roofs on nearby houses in the same style. Per the guidelines, eave overhangs of at least eight inches should be used on the house, and fascia boards should be included on the gables. The roof is appropriate within the guidelines in material and color. 6. While a one-story porch on a two-story house is an appropriate element for the selected house form, both the length and the pitch of the shed roof on the front porch are disproportionate on the faҫade and right elevation. The 4/10- pitch shed roof on the front porch has to extend too far towards the rear to connect with the side-gable roof massing, and attempts to accommodate additional interior space below. Precedent houses included in the application packet show houses with hipped roofs with front gable massings projecting from the faҫade. On the precedent houses, this creates an L-shape plan where the porch roof extends directly to the recessed exterior wall of the hipped-roof massing, instead of creating one story of additional space below the porch roof. Moreover, the precedent houses all have shallow, lower-pitched hipped roofs which allow for space for second-story windows on the faҫade above the porches. 7. While simple one-over-one windows are appropriate for new construction in the neighborhood, depictions of the windows in the provided elevations don't necessarily reflect the thickness of the actual meeting rail between the two window sashes. Vinyl is not an appropriate material for windows in the neighborhood. Moreover, the paired 3050 windows in the specifications should be separated by appropriate trim to resemble two separate windows instead of factory-joined windows. Due to the somewhat smaller height of the house (compared to other houses shown as precedent), the 3050 windows seem slightly disproportionately large. The 1550 windows on the rear and side elevations appear disproportionately narrow. Header heights of the windows should be consistent around the house. Window sills should also be included. 8. Square wood columns and a simple turned wood balustrade are appropriate materials for porch details. 9. The faҫade has a strong sense of entry as recommended in the guidelines. A 3/4-light door is an appropriate design for the context. 10. The simple gable-roof stoop is an appropriate form for a secondary entry porch. However, the gable roof should be set 1'-2' lower on the elevation so the bottom of the gable is better aligned with the actual door. The gable is also too narrow for the door. The door selected for the secondary entry is compatible in size, scale, and materials with the house and the primary entrance and does not have the appearance of a primary entry. 11. The use of HardiePlank lap siding with a 5" exposure, 4" corner boards, and trim boards maintain continuity with the neighboring historic houses. 4" window and door trim should be included, and 4" trim should separate the paired windows to reflect the design of historic windows.