Design Review Board

Lonsdale Infill Housing Overlay District

7-B-22-IH

Applicant Request

1. The proposed front setback is approximately 31' from the front property line. The only house on the block, 3311 Johnston Street, is set 16' from the front property line. The house should be moved further towards the front property line to align with the average setback of the block. Guidelines also recommend consistent rhythm in side setbacks. Some revisions in the side setbacks will be necessary to address the required parking revisions.

2. The block lacks historic context, which is reflected in previous reviews for new houses on the subject property. The proposed one-story, three-bay house is proportionate to the dimensions of the lot and the other house on the block.

3. The Infill Housing design guidelines note that "parking should not be in front yards." The block does not have an operable alley. Guidelines recommend that "on streets without alleys, parking should be at least 20' behind the front façade of the infill house with access limited to one lane between the street and the front façade." The site plan should be revised to meet design guidelines and City Engineering standards.

4. The proposed front elevation is similar in scale to other houses on the street, as a 30' wide, three-bay façade. The applicant should provide information on the proposed foundation height; foundation heights should be compatible with the existing house on the block.

5. The design includes a 9' deep front porch which meets the design guidelines. Guidelines note that "porch posts and railings should be like those used in the historic era of the neighborhood's development;" the Board may choose to discuss the porch details of "timber column" accents. The open gable on the front porch lacks historic precedent and should be revised to be more compatible with the neighborhood.

6. Guidelines recommend that "window and door styles should be similar to the original houses on the block," especially in terms of window placement and the ratio of solid to void. The off-center front door does not reflect historic façade patterns and should be revised. There is sufficient transparency on side elevations but at least one window should be added to the rear elevation.

7. At 6/12, the roof has a pitch somewhat more shallow than original houses in the neighborhood; 6/12 is typically the minimum pitch approved by the Board in the Infill Housing overlay. The application does include eave overhangs.

8. The proposed materials do meet the design guidelines; final selection of vinyl siding should be smooth-finished, straight lap siding with an overlap similar to historic wood siding, instead of Dutch lap siding or flush panels.

9. Final site plans should incorporate one native or naturalized shade tree in the front and rear yards.

10. This house is immediately adjacent to two other identical new construction houses under review by the DRB this month. The applicant should introduce differentiation in the three designs, with final approval by staff.

Site Info

New primary residence fronting Johnston Street. One-story, side-gable roof residence measures 30' wide by 40' long, with a 9' deep front porch centered on the façade (east). The house is proposed to be set approximately 31' from the front property line, with the front porch set 22' from the front property line. The parking is proposed as a 20' by 20' concrete parking pad in the front yard.

The one-story house features a 6/12 pitch, side-gable roof clad in asphalt shingles, an exterior of vinyl slap siding, and a brick or stone-clad foundation. The house features a 20' wide, 9' deep front porch centered on the façade, featuring a front gable roof with an open beam detail. The porch also features a square horizontal beam support, "accented to appear as timber beams," supported by two square 6 by 6 posts. The façade (east) features an off-center door and two one-over-one windows. The left (south) elevation features three bays of one-over-one windows, with three bays of windows and a secondary entry on the right elevation. The rear elevation features no windows except a narrow transom, centered on the rear elevation.