Title:
A Report of Acceptability for 1324 North Tejon Street allowing construction of a 411 square foot, 1-story addition and a new covered deck.
Planner:
Gaby Serrano, Planner II, Planning and Community Development
Body
FILE NO.: AR R 20-00720-HPB
OWNER &
APPLICANT: Sara Bostrom
PROJECT TITLE: 1324 North Tejon Street Addition
AERIAL IMAGE OF THE PROPERTY:
PROJECT SUMMARY:
1. Project Description: The project includes an application for a Report of Acceptability for the construction of an addition to the home at 1324 North Tejon Street. The proposed addition is a 411 square foot, 1-story addition with a new 294 square foot covered deck. The site plan depicts the location of all existing improvements on the property and the proposed addition and covered deck as well as the setbacks and dimensions for the lot, which is in an R1-6000 zone district. Building elevations are included that depict the specific changes to the architecture of the dwelling. (see “Site Plan” and “Elevations” attachment)
2. Applicant’s Project Statement: (see “Project Statement” attachment)
3. Planning and Development Team’s Recommendation: City Planning staff recommends approval of the Report of Acceptability as presented.
BACKGROUND:
1. Site Address: The project site is addressed as 1324 North Tejon Street.
2. Existing Zoning: The subject property is currently zoned R1-6000/HP (Single-Family Residential with an Historic Preservation Overlay)
3. National Register/Listing Contributing: The property is listed as a contributing structure in the North End Historic District. The resource was listed due to its “Bungalow” architecture.
4. Conformance with Design Standards and/or Guidelines: The project, as proposed, has been found to be in general conformance with the Old North End Neighborhood (ONEN) design standards and guidelines.
5. Concurrent Applications: There are no concurrent applications with this request.
STAKEHOLDER PROCESS:
The public notification process consisted of providing notice to surrounding homeowners association and adjacent property owners within 150 feet of the site, which included the mailing of postcards to 22 property owners, prior to the Historic Preservation Board hearing. The site was also posted during the occasion noted above. All written comments received prior to the hearing will be transmitted separately to the Historic Preservation Board for consideration.
STAFF ANALYSIS:
The Applicant is requesting a Report of Acceptability to allow the construction of a 411 square foot, 1-story addition and covered deck to the existing house located at 1324 North Tejon Street. The project will modify three sides of the existing home. There are no proposed changes to the east (front) façade of the residence, which faces North Tejon Street. To accommodate the proposed project, the Applicant proposes to remove the current patio, deck, one window and French doors on the western side of the home. The proposed addition expands the dwelling to the west and will be cladded with cedar shingles painted to match the current façade. Above the addition, a railing will be added to an existing second floor deck. Off the new addition, the Applicant is proposing an attached 294 square foot covered deck. The covered deck will be accessed via the addition by French doors and will be supported with colonial revival columns to match the existing columns on the front porch. On the western and southern sides of the home, two covered service doors entries are also proposed. The addition’s roof will be asphalt shingles to match the existing roof type. The rooflines of the additions will match all the rooflines of the existing home both in pitch and design. The Applicant has proposed exterior finishes and architectural details that will match the home’s existing character, detail, material and style. Please refer to the Applicant’s project statement and plans for further details. (see “Project Statement”, “Site Plan” “Elevations” “Bostrom Addition” attachments)
This project will be visible from the public right-of-way and require a building permit from the Pikes Peak Regional Building Department, which triggers approval of a Report of Acceptability from the Historic Preservation Board. City Planning staff finds that the proposed plan, as stipulated, is in conformance with the purpose for approving a Report of Acceptability, as set forth in City Code Section 7.5.1605.C.
As proposed, the project is consistent with the review criteria set forth in the City Code Section 7.5.1605.C. This determination is based on the property owner’s attention to style, texture and material for the proposed addition and deck which continues the “Bungalow” architectural style, design and detailing of the home. The Applicant’s project does not change the character of the Historic Preservation Overlay. The scope of work also does not destroy or change the unique character of the neighborhood and will blend in well with the immediate neighborhood.
REGISTER STATUS AND COMMENTS
The 1324 North Tejon Street property is listed as a contributing structure in the North End Historic District and was nominated based on its “Bungalow” architectural style.
Through City Planning staff’s review of the 1324 North Tejon Street Addition project, the proposal was evaluated and deemed in conformance with the Old North End Neighborhood design standards and guidelines in the following ways:
• The style and massing of the addition will be consistent with the Bungalow architecture style and the scale character of the Old North End.
• This project will maintain the visual integrity of the Old North End without changing the appearance of the architectural style of the home.
• The proposal will be a continuation of the original roof ridgeline, therefore not adding any height to the existing house.
• The proposed project is compatible in size, scale and appearance with the existing home and neighboring buildings.
Recommended Action
PROPOSED MOTION
AR R 20-00720-HPB
Approve a Report of Acceptability for the 1324 North Tejon Street Addition project, based upon the findings that the request meets the review criteria for granting a Report of Acceptability, as set forth in City Code Section 7.5.1605.C.