c ertificate of appropriateness€¦ · significance: noncontributing new construction built c....

Houston Archaeological & Historical Commission # B.3 May 21, 2020 HPO File No. HP2020_0093

529 Oxford Street Houston Heights South

5/19/2020 CITY OF HOUSTON | PLANNING & DEVELOPMENT DEPARTMENT | HISTORIC PRESERVATION OFFICE 1 OF 13

CERTIFICATE OF APPROPRIATENESS Applicant: Lan Fuente, owner and Alexander Ridgway, agent

Property: 529 Oxford Street, Lot 5, Block 286, Houston Heights Subdivision. The property includes a non-historic 4,097 square foot single family residence situated on a 6,600 square foot (50' x 132') interior lot.

Significance: Noncontributing new construction built c. 2012, located in the Houston Heights Historic District South.

Proposal: Alteration – Addition • Remove existing rear porch and replace with covered rear patio. 101.5 sqft covered space

added. • Patio to measure 16 ft wide by 22 ft deep by 14 ft 11in tall with a single pitch shed roof

covering. • North (side) elevation of patio to feature louvered wood shutters flanking a 27 ft 11in tall

brick chimney. (existing building ridge height 31’1”, building chimney height 32’5”) The patio’s north (side) wall is setback 5 ft 6 in. from the property line, which meets the minimum side setback requirement for one-story additions in the Heights Design Guidelines. However, the building’s existing south (side) wall setback is 3 ft from the property line. The proposed cumulative setback would be 8 ft 6 in., which is below the minimum 15 ft cumulative side setback required for two-story buildings. It is permissible for a one-story addition to match the side setback of an existing wall only if the house is less than 5 ft from the property line. The existing north (side) wall of 529 Oxford is setback 5 ft 6 in. from the property line.

Public Comment: No comment received.

Civic Association: No comment received.

Recommendation: Denial – does not satisfy criterion 3 or Houston Heights Design Guidelines (Side Setbacks)

HAHC Action: -




APPROVAL CRITERIA

HEIGHTS DESIGN GUIDELINES

In accordance with Sec. 33-276, the proposed activity must comply with the City Council approved Design Guidelines. The patio’s north (side) wall is setback 5 ft 6 in. from the property line, which meets the minimum side setback requirement for one-story additions in the Heights Design Guidelines. However, the building’s existing south (side) wall setback is 3 ft from the property line. The proposed cumulative setback would be 8 ft 6 in., which is below the minimum 15 ft cumulative side setback required for two-story buildings.

ALTERATIONS TO NONCONTRIBUTING STRUCTURES

Sec. 33-241.1(b): Director shall issue a certificate of appropriateness for the alteration, rehabilitation, or restoration of a non-contributing structure or an addition to a noncontributing structure in an historic district upon finding that the application satisfies the following criteria, as applicable:

S D NA S - satisfies D - does not satisfy NA - not applicable

(1) For an alteration, rehabilitation, or restoration that does not require the removal or replacement of the structural elements, not including the foundation, within 67 percent of the structure:

(a) The proposed activity must recognize the building, structure, object or site as a product of its own time and avoid alterations that seek to create an earlier or later appearance; and

(b) The proposed activity must match the architectural features, materials, and character of either the existing noncontributing structure or the contributing structures within the context area.

(2) For an alteration, rehabilitation, or restoration that requires the removal or replacement of the structural elements, not including the foundation, within 67 percent or more of the structure, the director shall refer the application to the HAHC, which shall approve a certificate of appropriateness if the result of the project conforms to the requirements for new construction in a historic district in section 33-242 of this Code.

(3) For an addition to a noncontributing structure:

(a) The distance from the property line to the front and side walls, porches, and exterior features of any proposed addition or alteration must be compatible with the distance from the property line of similar elements of existing contributing structures in the context area; and The patio’s north (side) wall is setback 5 ft 6 in. from the property line, which meets the minimum side setback requirement for one-story additions in the Heights Design Guidelines. However, the building’s existing south (side) wall setback is 3 ft from the property line. The proposed cumulative setback would be 8 ft 6 in., which is below the minimum 15 ft cumulative side setback required for two-story buildings.

(b) The noncontributing structure with the constructed addition is compatible with the typical proportions and scale of existing contributing structures in the context area.




HEIGHTS DESIGN GUIDELINES MEASURABLE STANDARDS


Rear Setbacks (Addition and New Construction)

Proposed rear setback: 48 ft

Side Setbacks (Addition and New Construction)

The patio’s north (side) wall is setback 5 ft 6 in. from the property line, which meets the minimum side setback requirement for one-story additions in the Heights Design Guidelines. However, the building’s existing south (side) wall setback is 3 ft from the property line. The proposed cumulative setback would be 8 ft 6 in., which is below the minimum 15 ft cumulative side setback required for two-story buildings. It is permissible for a one-story addition to match the side setback of an existing wall only if the house is less than 5 ft from the property line. The existing north (side) wall of 529 Oxford is setback 5 ft 6 in. from the property line. (see continuation on next page)




HEIGHTS DESIGN GUIDELINES MEASURABLE STANDARDS


Eave Height (Addition and New Construction)

Proposed eave height: 11 ft

Porch Eave Height (Addition and New Construction)

Proposed porch eave height: 11 ft

The following measurable standards are not applicable to this project:

• Maximum Lot Coverage (open or screened in porches are excluded when calculating Maximum Lot Coverage) • Front Setbacks • Side Wall Length and Insets • Maximum Floor Area Ratio (open or screened in porches are excluded when calculating Maximum Floor Area Ratio) • Building Wall (Plate) Height • Front Wall Width and Insets • Front Porch Width and Depth • Detached Garage Ridge Height




PROPERTY LOCATION

HOUSTON HEIGHTS SOUTH HISTORIC DISTRICT

N

529 Oxford




CURRENT PHOTO (2019 Google Maps)




SITE PLAN

EXISTING

PROPOSED

N




ROOF PLAN EXISTING

PROPOSED

N




FIRST FLOOR PLAN EXISTING

PROPOSED

N N




FIRST FLOOR PLAN – PATIO DETAIL N




NORTH (SIDE) ELEVATION EXISTING

PROPOSED




WEST (REAR) ELEVATION EXISTING

PROPOSED




CROSS-SECTIONS

view looking south

view looking north

c ertificate of appropriateness€¦ · significance: noncontributing new construction built c....

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