october 16, 2013 application: district: lockeland springs-east … · 2013. 10. 10. · 1701...

1701 Russell Street Metro Historic Zoning Commission, October 16, 2013 1

STAFF RECOMMENDATION

1701 Russell Street

October 16, 2013

Application: New construction – outbuilding

District: Lockeland Springs-East End Neighborhood Conservation Zoning Overlay

Council District: 06

Map and Parcel Number: 08314006200

Applicant: David Baird, Architect

Project Lead: Melissa Baldock, [email protected]

Description of Project: The applicant proposes to construct a new

two-story outbuilding.

Recommendation Summary: Staff recommends approval of the

outbuilding with the following conditions:

1. Staff approve the asphalt shingle color and the windows and

doors.

2. The curb cut be single-lane and expand to double width

inside the lot, if the site permits.

With these conditions, staff finds that the outbuilding meets Section

II.B. of the Lockeland Springs-East End Neighborhood

Conservation Zoning Overlay: Handbook and Design Guidelines.

Attachments

A: Site Plan

B: Elevations


Vicinity Map:

Aerial Map:


Applicable Design Guidelines:

II.B. New Construction

8. Outbuildings

a. Garages and storage buildings should reflect the character of the existing house and surrounding

buildings and should be compatible in terms of height, scale, roof shape, materials, texture, and details.

Historically, outbuildings were either very utilitarian in character, or (particularly with more extravagant

houses) they repeated the roof forms and architectural details of the houses to which they related.

Generally, either approach is appropriate for new outbuildings.

Outbuildings: Roof

Generally, the eaves and roof ridge of any new accessory structure should not be higher than those of the

existing house.

Roof slopes on simple, utilitarian buildings do not have to match the roof slopes of the main structure, but

must maintain at least a 4/12 pitch.

The front face of any street-facing dormer should sit back at least 2' from the wall of the floor below.

Outbuildings: Windows and Doors

Publicly visible windows should be appropriate to the style of the house.

Double-hung windows are generally twice as tall as they are wide and of the single-light sash variety.

Publicly visible pedestrian doors must either be appropriate for the style of house to which the outbuilding

relates or be flat with no panels.

Metal overhead doors are acceptable on garages when they are simple and devoid of overly decorative

elements typical on high-style wooden doors.

For street-facing facades, garages with more than one-bay should have multiple single doors rather than

one large door to accommodate more than one bay.

Decorative raised panels on publicly visible garage doors are generally not appropriate.

Outbuildings: Siding and Trim

Brick, weatherboard, and board-and-batten are typical siding materials. Outbuildings with weatherboard

siding typically have wide cornerboards and window and door casings (trim).

Exterior siding may match the existing contributing building’s original siding; otherwise, siding should be

wood or smooth cement-fiberboard lap siding with a maximum exposure of five inches (5"), wood or

smooth cement-fiberboard board-and-batten or masonry.

Four inch (4" nominal) corner-boards are required at the face of each exposed corner.

Stud wall lumber and embossed wood grain are prohibited.

Four inch (4" nominal) casings are required around doors, windows, and vents within clapboard walls.

Trim should be thick enough to extend beyond the clapboard. Double or triple windows should have a

4” to 6” mullion in between.

Brick molding is required around doors, windows, and vents within masonry walls but is not appropriate

on non-masonry clad buildings.

b. Garages, if visible from the street, should be situated on the lot as historically traditional for the

neighborhood.

Generally new garages should be placed close to the alley, at the rear of the lot, or in the original location

of an historic accessory structure.

Lots without rear alleys may have garages located closer to the primary structure. The appropriate

location is one that matches the neighborhood or can be documented by historic maps.

Generally, attached garages are not appropriate; however, instances where they may be are:

· Where they are a typical feature of the neighborhood; or


When the location of the attached garage is in the general location of an historic accessory building, the

new garage is located in the basement level, and the vehicular access is on the rear elevation.

c. The location and design of outbuildings should not be visually disruptive to the character of the

surrounding buildings.

9. Appurtenances

Appurtenances related to new buildings, including driveways, sidewalks, lighting, fences, and walls, shall

be visually compatible with the environment of the existing buildings and sites to which they relate.

Background: 1701 Russell Street is located at the corner of South 17th

Street and Russell

Street. It is infill construction approved by the Commission in 2010. (Figure 1).

Figure 1. 1701 Russell Street

Analysis and Findings:

Setback & Orientation: The garage will be located in the rear of the property and will

meet all base zoning requirements for setbacks. It will be five feet (5’) from the rear

property line, three feet (3’) from the side property line, and approximately twenty-five

feet (25’) from the 17th

Street property line. The site does not have alley access. The

garage will therefore be accessed via a new curb cut on 17th

Street, toward the back of the

property (Figure 2). The garage doors will face 17th

Street with two separate garage

doors for each vehicular bay. Staff finds that the outbuilding’s setbacks and orientation

meet Sections II.B.3., II.B.6., and II.B.8. of the Lockeland Springs-East End

Neighborhood Conservation Zoning Overlay: Handbook and Design Guidelines.

Figure 2. Rear yard of 1701 Russell Street. The garage will be access via a new curb cut on 17

th Street.


Height Scale: The primary structure on the lot is two stories, with an eave height of

approximately twenty-two feet (22’) and a ridge height of approximately thirty feet (30’).

It has a foot print of approximately one thousand, seven hundred and fifty square feet

(1750 sq. ft.). The proposed two-story accessory structure will be subordinate to the

primary structure in height and scale. It will have an eave height of approximately

fourteen feet (14’), and a ridge height of approximately twenty-three feet, seven inches

(23’7”). It will be approximately six feet, seven inches (6’7”) lower in height than the

primary structure. The outbuilding will be twenty-two feet (22’) wide and twenty-six feet

(26’) deep, and will have a footprint of five hundred and seventy-two square feet (572 sq.

ft.). Staff finds the height and scale of the proposed new outbuilding to meet Sections

II.B.1., II.B.2., and II.B.8. of the Lockeland Springs-East End Neighborhood

Conservation Zoning Overlay: Handbook and Design Guidelines.

Materials: The exterior materials will be smooth-faced cement-fiber siding with a four

inch (4”) exposure, cement-fiber board and battens, and cement fiber and wood trim. The

roof will be shingle. Staff asks that it match the shingle color of the house or be

approved by staff. The foundation, where above grade, will be split face concrete block.

The windows will be insulated wood and glass windows, and the pedestrian door will be

metal. The vehicular door will also be metal with a simple panel pattern. Staff asks to

review all windows and doors prior to purchase and installation. The stoop steps and

landing will be wood. Staff finds that with the staff’s final approval of the shingle color

and all windows and doors, the outbuilding’s materials meet Section II.B.4. and II.B.8. of

the Lockeland Springs-East End Neighborhood Conservation Zoning Overlay: Handbook

and Design Guidelines.

Roofs: The existing house on the site has a hipped roof form with a slope of

approximately 7/12. The primary roof of the outbuilding is a gable facing 17th

Street

with a slope of approximately 9/12. The outbuilding will have shed dormers that face the

rear property line and the interior of the lot. The dormers will be set back two feet (2’)

from the wall below, and will have shed roofs with a slope of 3/12. Staff finds that the

proposed roof form for the outbuilding is compatible with the primary structure and with

other outbuildings within the Lockeland Springs district. Staff therefore finds that the

roof forms meet Sections II.B.5. and II.B.8. of the Lockeland Springs-East End

Neighborhood Conservation Zoning Overlay: Handbook and Design Guidelines.

Proportion and Rhythm of Openings: The two garage bays are separated so that there are

two separate openings, which is appropriate for a street-facing garage. The other window

and door openings are appropriate for an outbuilding. Staff finds the proportion and

rhythm of openings to meet Sections II.B.7. and II.B.8. of the Lockeland Springs-East

End Neighborhood Conservation Zoning Overlay: Handbook and Design Guidelines.

Appurtenances: The applicant is proposing the installation of a double-width curb cut

towards the back of the lot. Since the site lacks alley access, staff finds a curb cut to be

appropriate. However, staff asks that the applicant create a single-lane curb cut and that

the driveway expand to double width inside the lot, if the site permits. In addition, if the


location of the curb cut is not approved by Public Works, the applicant must return to the

Commission for approval of an alternate plan.

Recommendation Summary: Staff recommends approval of the outbuilding with the

following conditions:

1. Staff approve the asphalt shingle color and the windows and doors.

2. The curb cut be single-lane and expand to double width inside the lot, if the site

permits.

With these conditions, staff finds that the outbuilding meets Section II.B. of the

Lockeland Springs-East End Neighborhood Conservation Zoning Overlay: Handbook

and Design Guidelines.

DN

EXISTING HOUSE1701 RUSSEL ST.

BUILDING COVERAGE 2,060 S.F.

DECK

FRONT PORCH

NEW ACCESSORYBUILDING COVERAGE

1,042 S.F.

PROPERTY LINE

PROPERTY LINE

PRO

PER

TY L

INE

PRO

PER

TY L

INE

5.0' 22.0'

26.0

'3.

0' 3' GARAGE SETBACK LINE

5' M.B.S.L.

5' M

.B.S

.L.

NEW DRIVEWAY

18.0'

NEW CURB CUT

RUSSEL STREET

17TH STREET

SIDEWALK

EDGE OF PAVEMENT

SID

EWAL

K

2.0'

10' M.B.S.L.

FRO

NT

YAR

D S

ETBA

CK

LIN

E

EXISTING HOUSE RIDGE HEIGHT

EXISTING HOUSE EAVE HEIGHT

ACCESSORY BUILDING EAVE HEIGHT

ACCESSORY BUILDING RIDGE HEIGHT

14' -

0"

23' -

7"

6' -

7"

9' -

1"

PRO

PER

TY L

INE

PRO

PER

TY L

INE

EXISTING 2 STORY HOUSE49'-9" +/-NEW ACCESSORY BLDG5' - 0"

Date:

5007 Wyoming AvenueNashville, TN 37209

T 615-585-9410

[email protected]

BUILDING IDEAS, LLC

Project Number:

David Baird, ArchitectNCARB, LEED-AP

Architecture Design Planning

Project Phase:

A0.01H

SITE PLAN

1701

1701 Russel St.Accessory Building

9/19/2013

1701 RUSSEL ST.NASHVILLE, TN 37076

MHZC PROGRESS SET

REVISIONSNUM. DESCRIPTION DATE

SITE PLAN11" = 20'-0"

0 10' 20' 40'

SITE SECTION21" = 20'-0"

0 10' 20' 40'

PROJECT DATAADDRESS: 1701 RUSSEL ST., NASHVILLE, TN 37206

ZONING INFORMATION:ZONE R-6MAX. HEIGHT - 3-STORIESACTUAL HEIGHT - 1.5-STORIES

PARCEL INFORMATION:PARCEL 0831406200 , MAPINSTR.6TH COUNCILMAN DISTRICTNASHVILLE - DAVIDSON COUNTY - TENNESSEE

TOTAL LOT AREA:

NEW ACCESSORY BUILDING:FIRST FLOOR= 572 G.S.F.SECOND FLOOR= 470 G.S.F.TOTAL AREA=1,042 G.S.F

ACCESSORY BUILDING AREA RATIO:1,042 S.F./2,060 S.F.=0.50

AREA CALCULATIONS

EXISTING HOUSE:FIRST FLOOR= 1045 S.F.SECOND FLOOR= 1015 S.F.TOTAL AREA=2060 S.F.EXTERIOR PORCHES= 583

BUILDING COVERAGE = 1628 S.F.

MHZC SHEET INDEXNUM. SHEET NAME

A0.01H SITE PLANA1.01H FLOOR PLANSA2.01H BUILDING ELEVATIONSA3.01H 3D VIEWSA3.02H 3D VIEWS

4 A2.01H2

A2.01H

3

A2.01H

1

A2.01H

22' - 0"

26' -

0"

GARAGE

DS

6' - 0" 10' - 0"

4' -

1"20

' - 1

0 1/

2"

22' - 0"

26' -

0"

DS DS

STAIR15 RISERS @ 7-5/8"14 TREADS @ 10-1/2"

FACE OF STUD

FAC

E O

F ST

UD

FACE OF STUD

FAC

E O

F ST

UD

FACE OF STUD

FAC

E O

F ST

UD

FACE OF STUD

FAC

E O

F ST

UD

100

101

SLO

PE F

LOO

R D

OW

N T

O D

OO

R

4' - 0 1/2"

4' -

10"

2' -

4"

SPLASH BLOCK TYP. AT EACHDOWNSPOUT

LINE OF ROOF & GUTTEROVERHANG

CLG

CLG

CLG

CLG

3

SLO

PE

DR

IVE

WAY

TO G

RA

DE

NEW DRIVEWAY

4'-0" X 5'-0"WOOD PORCH

& STAIRS,STAINED.VERIFY

NUMBER W/GRADE.

TO LIGHTUPSTAIRS

220

TANKLESSWATER HEATER

USE SPRAY FOAM INSULATIONBEHIND PLUMB. LINES

7' -

4"5'

- 8"

5' -

10"

101

100

WPGFI

WP

GFI

WP

GFI

2X6 PLUMB WALL W/ 1 HRFIRE RATED ASSEMBLY

SETBACK LINE

SET

BAC

KLI

NE

GARAGE CONTROLPANEL

5' - 0"

3' -

0"

PROPERTY LINE

PR

OPE

RTY

LIN

E

HVAC UNITCONDENSOR

UP

OVERHEAD GARAGEDOOR OPENER

6' - 0"

OVERHEADGARAGE DOOR

OPENER

102

4'-0" X 5'-0"CONC. PAD

3

CP

CP

3

24 A2.01H

A2.01H

3

A2.01H

1

A2.01H

22' - 0"

26' -

0"

26' -

0"

22' - 0"

3' - 11" 4' - 2" 5' - 10" 4' - 2" 3' - 11"

5' -

0"4'

- 1"

11' - 1"10' - 0 1/2"

STAIR

BATH

15 RISERS @ 7-5/8"14 TREADS @ 10-1/2"

203202201200

201

2X6 PLUMB WALL W/ 1 HRFIRE RATED ASSEMBLY

6' - 6"3' - 0 1/2"

DS

FACE OF STUD

DS DS

FACE OF STUD

FACE OF STUD FACE OF STUD

FAC

E O

FST

UD

FAC

E O

FST

UD

FAC

E O

F ST

UD

FAC

E O

F ST

UD

LINE OF ROOF & GUTTER OVERHANG

EFLIGHT

3

GFI

TO LIGHTDOWNSTAIRSDN

15' -

7"

21' - 5"

9' - 0" 4' - 0" 9' - 0"207208

200

ROOFBELOW

PT WOOD TRELLIS & BRACKTSBELOW, STAINED.

PROPOSED LOCATION OFDUCTLESS HVAC UNIT MOUNTED

HIGH ON WALL

LINE OF 7'-0" CLG LINE OF 7'-0" CLG

LINE OF 7'-0"CLG

6' - 10 1/2"

20' -

10

1/2"

LINE OF 10'-6" CLGLI

NE

OF

10'-6

" CLG

LIN

E O

F 10

'-6" C

LG

24

1

A2.01H2

A2.01H

3

A2.01H

1

A2.01H 4

4' -

4 1/

2"17

' - 3

"4'

- 4

1/2"

2' -

11 1

/2"

5' -

8"5'

- 8"

2' -

11 1

/2"

4' -

4 1/

2"17

' - 3

"4'

- 4

1/2"

2' -

11 1

/2"

5' -

8"5'

- 8"

2' -

11 1

/2"

206

205

204209

210

211

2' - 0" 18' - 0" 2' - 0"

22' - 0"

2' - 0" 18' - 0" 2' - 0"

22' - 0"

FACE OF STUD

FAC

E O

F ST

UD

BEL

OW

FACE OF STUD

FACE OF STUD

FACE OF STUD

FAC

E O

F ST

UD

BEL

OW

FAC

E O

F ST

UD

BEL

OW

FAC

E O

F ST

UD

BEL

OW

ROOFBELOW

ROOFBELOW

DS

DS DS

24 A2.01H

A2.01H

3

A2.01H

1

A2.01H3" / 12"

6" / 12"

ASPHALT SHINGLEROOFING

PRE-FINISHED MTL.GUTTER & DOWNSPOUTS

NOTE: CONTRACTOR TOPROVIDE ROOF VENTINGAS REQ'D BY CODES.

DS

DS DS

PT WOOD TRELLIS & BRACKTSBELOW, STAINED.

TOTAL ROOF AREA: 725.00 S.F.DORMER AREA: 348.73 S.F.

TOTAL AREA PERCENTAGE:348.73 S.F. / 725.00 S.F. = 0.48

3" / 12"

9 1/8" / 12"9 1/8" / 12"

9 1/8" / 12" 9 1/8" / 12"

Date:


T 615-585-9410

[email protected]

BUILDING IDEAS, LLC

Project Number:



Project Phase:

A1.01H

FLOOR PLANS

1701


9/19/2013


MHZC PROGRESS SET


FIRST FLOOR PLAN11/8" = 1'-0"

4'0 8' 16'

SECOND FLOOR PLAN21/8" = 1'-0"

4'0 8' 16'

ROOF PLAN41/8" = 1'-0"

4'0 8' 16'CLERESTORY PLAN31/8" = 1'-0"

4'0 8' 16'

FIRST FLOOR0' - 0"

SECOND FLOOR9' - 6"

EAVE HEIGHT13' - 8"

RIDGE HEIGHT23' - 3"

GRADE-0' - 4"

6" /

12"

14' -

0"

ASPHALT SHINGLE ROOFING

PRE-FINISHED MTL. GUTTER &DOWNSPOUTS

2X8 WOOD RAFTER, PTD.

LINE OF CONC. FOOTING.STRUCTURAL DESIGN BY OTHERS.

3/4" X 3-1/2" FIBER CEMENT TRIM(SMOOTH), PTD.

INSULATED MTL. DOOR, PTD.

INSULATED WOOD & GLASS WINDOW

PT 4X4 WOOD BRACKET, STAINED(MATCH EXISTING HOUSE DESIGN)

PT 2X6 WOOD, STAINED.

5-1/4" FIBER CEMENT SIDING (4"EXPSOURE) (SMOOTH), PTD.

VERIFY GRADE

PT 4X4 WOOD BRACKET, STAINED(MATCH EXISTING HOUSE DESIGN)


WALL MTD. LIGHT

PT 4X4 WOOD BRACKET, PTD. (MATCHEXISTING HOUSE DESIGN)



CONC. PORCH

PRE-FINISHED MTL. RAIN DIVERTER

8" CMU-SPLIT FACE WHERE ABOVEGRADE


5/4" X 3/4" FIBER CEMENT TRIM(SMOOTH), PTD.


PT WOOD PORCH & STAIR, STAINED.VERIFY NUMBER W/ GRADE

COMPOSITE SIDING PANEL (SMOOTH),PTD.

3/4" X 1-1/2" FIBER CEMENTBATTENS (SMOOTH), PTD.

3/4" X 3-1/2" FIBER CEMENTTRIM (SMOOTH), PTD.

FIRST FLOOR0' - 0"

SECOND FLOOR9' - 6"

EAVE HEIGHT13' - 8"


GRADE-0' - 4"

9 1/8" / 12"

9 1/8" / 12"

6" / 12"

14' -

0"


PRE-FINISHED MTL. GUTTER &DOWNSPOUT





5-1/4" FIBER CEMENT SIDING(4" EXPSOURE) (SMOOTH), PTD.




5/4" X 3/4" FIBER CEMENT TRIM (SMOOTH),PTD.


VERIFY GRADE


INSULATED WOOD & GLASSWINDOW



PT 4X4 WOOD BRACKET,PTD. (MATCH EXISTING

HOUSE DESIGN)

PRE-FINISHED MTL. RAINDIVERTER

WATER HEATER EXHAUSTVENT


PT WOOD PORCH & STAIRS, STAINED.VERIFY NUMBER W/ GRADE

3" / 12" 3" / 12"

FIRST FLOOR0' - 0"

SECOND FLOOR9' - 6"

EAVE HEIGHT13' - 8"


GRADE-0' - 4"

9 1/8" / 12"

9 1/8" / 12"

6" / 12"

14' -

0"


PRE-FINISHED MTL. GUTTER &DOWNSPOUT

PT 4X4 WOOD BRACKET, STAINED(MATCH EXISTING HOUSE DESIGN





5-1/4" FIBER CEMENT SIDING (4"EXPSOURE) (SMOOTH), PTD.

PT 2X6 WOOD, STAINED





5/4" X 3/4" FIBER CEMENT TRIM (SMOOTH),PTD.3/4" X 7-1/4" FIBER CEMENT TRIM(SMOOTH), PTD.

DECORATIVE INSULATED MTL. GARAGEDOOR, PTD.

VERIFY GRADE





PT 4X4 WOOD BRACKET, PTD. (MATCHEXISTING HOUSE DESIGN)

PRE-FINISHED MTL. RAINDIVERTER

WALL MOUNTED LIGHT

8" CMU-SPLT FACE WHERE ABOVEGRADE

NEW DRIVEWAY


PT 4X4 WOOD BRACKET, STAINED(MATCH EXISTING HOUSE DESIGN

3" / 12"3" / 12"

FIRST FLOOR0' - 0"

SECOND FLOOR9' - 6"

EAVE HEIGHT13' - 8"


GRADE-0' - 4"

14' -

0"


PRE-FINISHED MTL. GUTTER &DOWNSPOUTS







PT 4X4 WOOD BRACKET, STAINED.(MATCH EXISTING HOUSE DESIGN)

PT 2X6 WOOD, STAINED5-1/4" FIBER CEMENT SIDING (4"

EXPSOURE) (SMOOTH), PTD.

VERIFY GRADE

PT 4X4 WOOD BRACKET, STAINED (MATCHEXISTING HOUSE DESIGN)






3/4" X 3-1/2" FIBER CEMENTTRIM (SMOOTH), PTD.

9 1/

8" /

12"

9 1/

8" /

12"

3" /

12"

Date:


T 615-585-9410

[email protected]

BUILDING IDEAS, LLC

Project Number:



Project Phase:

A2.01H

BUILDING ELEVATIONS

1701


9/19/2013


MHZC PROGRESS SET


EAST ELEVATION11/8" = 1'-0"

4'0 8' 16'

SOUTH ELEVATION21/8" = 1'-0"

4'0 8' 16'

WEST ELEVATION31/8" = 1'-0"

4'0 8' 16'

NORTH ELEVATION41/8" = 1'-0"

4'0 8' 16'

Date:


T 615-585-9410

[email protected]

BUILDING IDEAS, LLC

Project Number:



Project Phase:

A3.01H

3D VIEWS

1701


9/19/2013


MHZC PROGRESS SET


1 3D VIEW2 3D VIEW

3 3D VIEW4 3D VIEW

Date:


T 615-585-9410

[email protected]

BUILDING IDEAS, LLC

Project Number:



Project Phase:

A3.02H

3D VIEWS

1701


9/19/2013


MHZC PROGRESS SET


1 3D VIEW2 3D VIEW

3 3D VIEW4 3D VIEW

october 16, 2013 application: district: lockeland springs-east … · 2013. 10. 10. · 1701...

Documents