TITLE: Conduct a Public Hearing to Consider/Discuss/Act on the request of Debbie Steele for approval of a Certificate of Appropriateness for deviations from the previously approved CoA for the house at 308 N Waddill St.
COUNCIL GOAL: Enhance the Quality of Life in Downtown McKinney
MEETING DATE: January 6, 2022
DEPARTMENT: Development Services - Planning Department
CONTACT: Paula Jarrett Nasta, AIA, Planning Manager
Jennifer Arnold, Director of Planning
STAFF RECOMMENDATION: Staff recommends approval of a Certificate of Appropriateness application for deviations from the previously approved CoA for the house at 308 North Waddill Street with the following conditions:
• That the stone veneer in the front gable above the front porch be removed and lap siding of the same style and profile of the rest of the house be installed on the face of the gable above the porch roof.
• The front porch column bases be enlarged to match the scale approved as part of the original Certificate of Appropriateness in 2019.
However, if the applicant’s request is approved, the conditions noted above would not apply.
ITEM SUMMARY:
• In 2019, the owner of 308 North Waddill Street received approval of a Certificate of Appropriateness (COA) to demolish the then-existing home and construct a new 2-story house on the site.
• During construction of the new house, the owner made several changes to the structure that deviated from the approved COA that now require consideration by the Historic Preservation Advisory Board (HPAB) for approval.
• This new CoA application seeks approval for these new design choices which include:
o The finish floor elevation rest at grade rather than the approved raised height.
o Porch railings were removed.
o New roof ridge lowered, and roof pitches reduced to 6/12 from 8/12.
o Roof lines at garage and rear patio changed.
o The windows on the front façade were changed to single light casement windows.
o Window on southern edge of porch relocated to the south façade.
o The two windows in the gable were elongated.
o Accent window on the Logan St façade moved.
o Large square glass block windows on north and south facades changed to single pane picture window.
o Window added to south elevation - not visible from right of way. The rear exterior fireplace was changed to comply with code restrictions.
o The door styles on the front façade and the Logan street façade were changed.
o The lap siding along the front façade was changed to stone both below and above the front porch roof.
o Stone type changed from Austin stone to Cottage Cobblestone.
o Column bases were decreased in size.
• The owner has requested approval of the stone clad front gable using Tudor Revival style homes in the district as an example.
• The owner’s team is working to correct outstanding permit issues to obtain a temporary certificate of occupancy with the intent to complete changes required by the HPAB in an agreed upon time.
ASSESSMENT:
• In Staff’s professional judgment, the narrow column bases on the front porch and stone cladding on the front gable face are not in keeping with the spirit of the Secretary of the Interior’s Standards for the Rehabilitation of Historic Buildings Standard Number 9.
Standard 9 States: “New additions, exterior alterations, or related new construction shall not destroy historic materials that characterize the property. The new work shall be differentiated from the old and shall be compatible with the massing, size, scale, and architectural features to protect the historic integrity of the property and its environment.”
In applying Standard 9, new infill buildings within the historic district must be identifiable as a record of the period of their construction rather than literal replications of historic structures. In fill buildings should be compatible and differentiated from existing homes but not so differentiated as to detract from the existing historic context and built environment.
In terms of the façade composition and the architectural features embodied by the gable and the exterior materials, Staff believes the stone above the front porch and the narrow column bases are not compatible with similarly styled houses of the district ’s built environment. The façade composition, porch style, and roof forms are most similar to the Arts and Crafts and Craftsman style homes in the district. The Arts and Crafts and Craftsman style homes typically have lap or shingle siding on gable faces. The application of stone through to the top of the gable is more compatible with Tudor revival style but this house lacks characteristic roof slopes, roof profiles and porch forms of the Tudor Revival style houses.
• In Staff’s professional judgment the construction of the side and rear facades is in keeping with the spirit of the Secretary of the Interior’s Standards for the Rehabilitation of Historic Buildings Standards Number 9 and 10. Staff recommends approval of these elements.
Standard 10 states: New additions and adjacent or related new construction shall be undertaken in such a manner that if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired.
In terms of the massing, orientation, scale, size, façade composition, fenestration
pattern, and exterior materials, Staff believes the construction on the north, east, and west elevations is contextually appropriate and compatible with the character of the historic district’s built environment. The composition is generally consistent with the traditional rhythm and horizontal and vertical expression of the houses found in the Historic District.
BACKGROUND INFORMATION:
• In 2019, the HPO issued an approved CoA for demolition of an existing 1935 era 1 story house of medium preservation priority.
• In 2019, the HPO issued an approved CoA construction of a new 2 story residence with materials, scale, rhythm and a raised foundation that respected the character and features of other houses in the neighborhood.
• In 2019, the owner received building permits for demolition of an existing house and construction of a new 2 story residence.
• As a new construction residence, this is listed as N priority building. As non-contributing building in the district. However, a non-contributing building does not mean that the building isn’t important to the Historic District or that it requires no architectural review . While non-historic, "non-contributing" buildings currently are not targeted for preservation, adverse alterations could be made that would negatively affect the street and neighborhood. In general, new construction or changes to existing non-contributing buildings should strive to respect the character and features of the original structure.
• Changes to the approved CoA drawings were identified in the Fall of 2021 prior to final completion of the building and the process of revisions and corrections begun.
SUPPORTING MATERIALS:
Approved COA 2019
2019 Approved Elevations
Presentation
2021-091 CoA 308 N Waddill St