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 10/12 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 house incorporates 16" eave overhangs and 6" Hardie fascia trim. The roof is appropriate within the guidelines in material and color. 6. A one-story, shed-roof, 8' deep porch is an appropriate design for the house form. Square wood columns and a simple turned wood balustrade are appropriate materials for porch details. The balusters should be set into the top and bottom rails. Instead of the columns extending directly to the eaves, a simple wood cornice below the eaves (incorporating an eave overhang) would provide for a clearer transition and make the porch consistent with the neighborhood's historic houses. 7. One-over-one, double-hung wood windows are appropriate for new construction in the neighborhood. Window sizes are proportionate to the house and maintain a consistent rhythm on each elevation. The window headers add visual interest to the house. Wood window sills should also be included in window framing. The stained glass window on the south elevation is a "motif or detail of [an] older period" and is superfluous to the house's simple design. If retained, it should have trim to match the rest of the house. 8. 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. 9. The simple gable-roof stoop is an appropriate form for a secondary entry porch. Projecting 4' from the south elevation, the side entry porch is large in scale; from the front of the house, the side entry porch projects somewhat disproportionately to the rest of the house. A 3' or smaller entry stoop would better reflect the size and proportions of historic secondary entry porches and be less of a "strongly emphasized side entry" (guidelines). 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 porch roof also features a complicated roofline connection between the one-story hipped-roof massing on the rear elevation. 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. 10. 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