File #: PC 18-137    Version: 1 Name:
Type: Planning Item Status: Passed
File created: 10/10/2018 In control: Historic Review Board
On agenda: 10/23/2018 Final action: 10/23/2018
Title: HR 18-11: Historic Review Board review of a new home with detached garage and accessory dwelling unit in the Canemah National Register District at 5th Avenue and Apperson Street.
Sponsors: Kelly Reid
Attachments: 1. Commission Report 10.23, 2. HR 18-11 Revised Staff Report and Recommendation, 3. Revised garage design - October 22 version, 4. Renderings from 4th Ave, 5. REVISED Elevations and Floorplans, 6. Applicant's Supplemental Narrative, 7. Applicant's Narrative, 8. Architectural Drawings (original set), 9. Public Comments Combined, 10. Design Guidelines for Bungalows in Canemah, 11. SHPO Response Letter, 12. May Design Advice Package, 13. June Design Advice Package, 14. 702 4th A.E.Davis Inventory Form, 15. 503 Madison Inventory Form, 16. 819 6th-Inventory Form, 17. Canemah National Register Nomination and Statement of Significance

Title

HR 18-11: Historic Review Board review of a new home with detached garage and accessory dwelling unit in the Canemah National Register District at 5th Avenue and Apperson Street.

 

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RECOMMENDED ACTION (Motion):

Staff is looking for direction and findings from the Board regarding the second story height and the design of the garage/ADU.  Conditions of approval are recommended if the Board finds the proposal is compatible with the district.

 

 

BACKGROUND:

The applicant has requested approval for a new home and detached garage with upper floor accessory dwelling unit in the Canemah National Register Historic District. The application includes a request for preservation incentive to reduce the side setback for the detached garage/ADU.

The applicant has proposed a home with a detached ADU/garage on a 10,000 square foot property. The proposed design of the home strays from the design guidelines; the applicant has chosen the alternative path, as described on page 3 of the adopted Design Guidelines for new construction, rather than the ‘safe harbor’ path, that strictly adheres to the guidelines.  Using the alternative path requires Board evaluation of how well the proposal fits the intent of the guidelines, and of the overall effect on the historic district. Staff has limited discretion to recommend proposals that do not meet the design guidelines, but the Board has greater discretion to make findings that the design does not have an overall adverse effect on the district.

 

In Canemah, the guidelines call for homes to be designed in the Vernacular or Bungalow style. The proposed home has a “modified bungalow” design, with more height and vertical elements than a typical bungalow.  The proposed home has a second floor with 6’ 6” wall height, which is marginally a two story design rather than the 1.5 stories maximum as called for in the design guidelines. The home has a wide front porch with thick tapered posts in the Bungalow style; the second story has an enclosed “sleeping porch.” 

 

The design proposed does not stray excessively from the guidelines; its height and second story design are not typical to Canemah, but the design employs many bungalow design elements and features, and proposes quality materials that are compatible with the district. The detached garage/ADU is located to the side of the house on a less prominent portion of the site. While the height of the accessory structure is also not characteristic of Canemah, its small size and location serve to minimize its impact.

 

The applicant provided some precedent designs of two story bungalows in the region that were built within the period of significance for the Canemah district (1850-1928). The Board has also discussed a few examples in Oregon City during design advice sessions, including a two story structure at 819 6th Street in the McLoughlin District, and a two-story bungalow at 503 Madison St. - the Arthur and Daisy Farr House (see Exhibits 5 and 6).

 

The applicant has reduced the height of the second story of the home based on Board direction, but the design is still more than 1.5 stories. Staff is looking for direction from the Board on whether the reduction in second story height is enough to satisfy the intent of the design guidelines.

 

The applicant submitted renderings which demonstrate that the home will be minimally visible from 4th Avenue, when viewing the contributing structure, the A.E. Davis Residence (see Exhibit 4), which is located in front of the proposed home. Farther down on 4thAvenue toward the east, renderings demonstrate that the structures will be more visible, however, there are factors which mitigate this, which are discussed in the staff report. Staff is also looking for direction from the Board on the impact of the garage/ADU design as seen from 4th Avenue on the western side of the A.E. Davis Residence. Design changes that may make the ADU design more compatible with the home are listed on page 27 of this staff report.

 

Staff has recommended several conditions of approval to address tree removal, grading, screening, and compatible materials.

 

Staff also recommends granting preservation incentives to allow the setbacks to be measured with the north property line considered the “front” rather than the side, and to reduce the setback along the alley to five feet.

 

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