Historic Zoning Commission

Fairmont-Emoriland NC: Level III

9-D-22-HZ

Applicant Request

New single-family house fronting Emoriland Boulevard, and new secondary structure (accessory dwelling unit) to the rear of the property. The house is proposed for an approximately 50' wide by 150' long lot, and proposed to be set approximately 35' from the front property line. The irregularly-shaped house measures approximately 32' wide on the façade (north), approximately 51' long on the east (left side) elevation, and approximately 32' long on the west (right side) elevation. The house is relatively evenly placed on the lot, set 5' from the left side property line and approximately 12' from the right side property line. The parking extends from Emoriland Blvd on the right side of the house, featuring a 10' wide strip driveway which extends to gravel parking in the rear.

The cross-gable roof features a 6/12 side-gable massing facing the street, with an irregular hipped-roof massing extending at an angle to the rear. The roof is clad in pre-finished 5V metal roofing, the house is clad in 10" horizontal fiber cement siding, and the house rests on an approximately 2' tall cast concrete foundation. All windows are aluminum-clad wood.

The façade (north) features two aluminum-clad picture windows on each edge, and a full-light wood door accessible by an entry stoop. The front door is flanked by a small section of wood panel siding and a sliding decorative wood screen door. An irregularly-shaped concrete porch and stairs extend from the front door to the corner of the property. The east elevation (left side) features an angled gable roof, two small single-light windows centered on the elevation, and a single-light picture window at the corner, adjoining the façade. The applicant has provided a secondary option for the east elevation, with an additional single-light picture window in the upper gable field. The south (rear) elevation is comprised of adjoining, full-height, wood sliding doors and windows, with a wood exterior door in the center. An irregularly shaped daylight monitor (similar to a rectangular dormer with a window, extending upwards from the roofline) is located on the roof slope. The west elevation (right side) features a single-light picture window at the corner adjoining the façade, with two additional single-light windows in the upper gable field. The site plan also includes a low wood porch connecting the house's rear with the secondary structure, concrete pavers, and the retention of several existing trees.

The ADU is approximately 24' by 20', with an additional 6' roof overhang on the front (northwest) elevation. The ADU features a shed roof clad in prefinished metal roofing, 10" horizontal fiber cement siding, and a cast-in-place concrete foundation, all to match the primary structure. On the ADU's façade, a full-light wood door is adjoined by multiple single-light, aluminum-clad wood windows to the right. A single light picture window is located on the upper level of the right side and a secondary door is located on the left.

CONDITIONS OF APPROVAL PER 9/15/2022 HZC MEETING: 1) Secondary structure to be
revised to meet design guidelines and City zoning code requirements and return to the HZC for review; 2) Front sidewalk and porch design to be revised to connect directly with the street and meet City zoning code requirements (10.4); 3) Final site plan to meet City Engineering requirements for parking and remain within impervious surface limits of base zoning.

Site Info

Vacant lot. See associated new primary structure drawings.

1. At the September HZC meeting, the overall proposal for a new single-family house at 2020 Emoriland Blvd was approved, subject to three conditions. The first condition required the secondary structure to be revised to meet guidelines and City zoning code requirements and return to the HZC for review.

2. The primary issue with the accessory dwelling unit was with regards to the base zoning code, and the ADU's shared roofline with a carport. With a connected roof, the ADU and carport were defined as one accessory structure per the City zoning code, and exceeded the maximum building coverage for a single accessory structure on the lot. This issue has been addressed by removing the carport.

3. At approximately 508 sq. ft., the proposed ADU does not exceed 40% of the primary dwelling's gross floor area or the maximum building coverage for an accessory structure. The ADU meets the relevant criteria of the City zoning code. The ADU is modest in scale and massing.

4. The new ADU will be very minimally visible from the public right-of-way, if visible at all, due to the proposed placement immediately behind the primary house (towards the left side of the lot) and the construction of a fence on the house's right side. Placement of the ADU is appropriate.

5. The ADU is compatible with the overall style and materials of the new construction primary residence. The ADU adapts the house's contemporary interpretation of a Minimal Traditional style to an accessory building. Despite being relatively small in size, especially on the side elevations, each elevation features transparency via a window, door, or a combination of the two.

6. The ADU meets all of the guidelines for garages and carports detailed under "D. Access and Parking" in the Fairmont Park Design Guidelines.