Agenda Numbers: HDC Meeting Date: December 18, 2014 REPORT TO THE HISTORIC DISTRICT COMMISSION

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1 Agenda Numbers: HDC Meeting Date: December 18, 2014 REPORT TO THE HISTORIC DISTRICT COMMISSION SUBJECT: Stratton Heights Subdivision Lot #9 Request a Certificate of Appropriateness for new residential construction and related fencing. INTRODUCTION: Jeff Bramlett, on behalf of Larry and Wendy Boyd, is requesting a Certificate of Appropriateness (CofA) from the Historic District Commission (HDC) for a new residence on Lot #9 of the Stratton Heights Subdivision. The property is located on the north side of Natchez Street to the east of Mount Pleasant Road, within the local Historic Overlay. It is zoned TN: Traditional Neighborhood and is adjoined by vacant property zoned TN to the east and west to become single family lots in the Stratton Heights Subdivision. Single family dwellings zoned R-1: Low Density Residential are located to both the north (on Poplar Avenue) and south (along Natchez Street). This property is located within the Town s Local Historic District and the National Register District (see Exhibit 9). EXHIBITS 1. Site Photos of Lot #9 Stratton Heights 2. Nearest Historic Structures to Lot #9 3. Examples of Tudor Revival/English Cottage Homes in Collierville s Local Historic Overlay 4. Example of Various Historic Architectural Styles on Walnut Street 5. Material Examples 6. Site Layout and Floor Plans, 11/18/14 7. Architectural Elevations, 11/18/14 8. Stratton Heights Subdivision, Final Plat (unrecorded), July Lot #9 in relationship to the Local Historic Overlay and National Register District 10. Freed House (not yet built) 11. Property owner/developer letter of approval, 129/14. KEY QUESTIONS: The HDC may find the following questions helpful as they determine if a Certificate of Appropriates (CofA) should be issued for Lot #9 of the Stratton Heights Subdivision. This would be the first of many recently-approved lots to be built upon in the portion of the local Historic Overlay on the east side of the Square (Stratton Heights, Natchez Place, etc). Question #2 represents a significant policy decision of the HDC and will set the tone for how staff and the HDC will review the design of other infill homes in the area. 1. Will the houses comply with the contextual building envelopes approved by the HDC for the Stratton Heights Subdivision in November 2013? Yes. The HDC s conditional CofA for the subdivision created building envelopes for Lot #9 to address the setback and spacing patterns along Natchez Street. With a setback of 30 feet from the right-of-way and 12.5 feet or more from the side lot lines, the proposed placement of the home on Lot #9 (Exhibit 6) is consistent with the bulk requirements shown on the Final Subdivision Plat (Exhibit 8). 12/12/ :11 PM 1

2 2. Will the exterior design (arrangement, texture, and materials), be generally compatible with the historic structures in the surrounding area? Does the surrounding area mean the neighboring historic homes (on the immediate block) or the larger National Register District? The answer to this depends on what the HDC considers the surrounding area to be and is an important policy question for the HDC, as this is the first new home approved in the National Register District since the Michael Green house on College Street and the Brian Freed house (not yet built) at the end of Natchez Street (see Exhibit 10). The home on Lot#9 is inspired by the Tudor Revival/ English Cottage style, which is a recognized historic style in both the local overlay and National Register District (see Exhibit 3). This residence is a 1 ½-story structure with complex gable roof lines and natural brick and stone veneering. The residence will also have limestone accents. These consist of a limestone surround around the front door and limestone corbels in the cornice of the gables, as another feature included in Tudor Revival/ English Cottage architecture. The residence will also consist of a large brick chimney with decorative chimney pots. These details are all consistent with the characteristics of Tudor Revival/ English Cottage architecture. By choosing this style and by looking at homes beyond those on Natchez Street, the applicant has broadly interpreted the Design Guidelines requirement for compatibility (arrangement, texture, and materials) with the historic structures in the surrounding area. The applicant asserts that this Tudor Revival/ English Cottage residence will add to the classic architectural variety that already exists in the historic district, and cites Walnut Street as an example of a variety of historic styles built over a series of years on one street (see Exhibit 4). Similar to homes built in recent years in the local Historic District (Cooper-College, Magnolia Square, Andrews Minor, Brooks College Street, and Carolyn Hayes Subdivisions), the applicant has chosen several design details to be compatible, generally, with historic structures in the larger surrounding area without exactly mimicking original styles. It should be noted these homes were built within the local overlay, but, unlike Lot #9 of the Stratton Heights Subdivision, most of these properties were not in the National Register District. Stratton Heights Subdivision has private design review, and they have approved the applicant s plans for Lot #9. They explain that, while the architectural style is different from existing houses in the immediate vicinity, the Historic District is populated with quite a few similar structures and that adding this one to Stratton Heights will ensure that the subdivision echoes other areas of the Historic District, including Walnut Street, North Rowlett Street, and Poplar Avenue, in which an eclectic mix of homes adds to the character of the area. If the HDC agrees with the applicant s interpretation of the Guidelines, conditional approval is possible based upon the thoroughness of the application (see Example Motion #2). If the HDC considers the applicant s interpretation of the Guidelines to be too broad by introducing a new style and different materials (stone) on Natchez Street, then the focus on compatibility should be more narrowly related to the neighboring historic homes on Natchez Street (see Exhibit 2). Styles along Natchez Street include Classical Revival, Plain/Traditional, and Queen Anne and these structures use almost exclusively horizontal lap siding with masonry foundations. Such revisions would be extensive and deferral (see Example Motion #1) would be necessary to allow the applicant time to return with updated plans to address any HDC concerns over style and exterior materials. DISCUSSION: As shown in Exhibit 8, the 16,963 square foot lot will be created as part of a larger 12-lot infill subdivision created from multiple properties totaling 5.10 acres in one of the most historic areas of Collierville. The home proposed on Lot #9 would be 3,749 square feet in size and 1 ½-story stories tall (around 35 feet to the highest point). The home will have driveway access from Natchez Street via a single curb cut. Due to the cross section approved for Natchez Street east of Mount Pleasant Road (see detail next page), this rural road will be slightly widened and there will be no public sidewalk, although a pedestrian access easement will exist contiguous to the Natchez Street right-of-way (see Exhibit 8) if the Town determines a sidewalk is warranted in the future. 12/12/ :11 PM 2

3 There will be no access to the private alley to be constructed behind lot #s 6, 7, and 8 that connects to Mount Pleasant Road. Fencing is also proposed for Lot# 9; however, no accessory structures have been requested with this application. ANALYSIS PER THE HISTORIC DISTRICT GUIDELINES: The proposed dwelling on Lot #9 has several design details (see Exhibit 7) similar to New Natchez Street Cross Section the Tudor Revival/English Cottage ( ). These dwellings are one or one- and one-half stories with complex gable roof lines, roofed in slate, terra cotta or shingles. Multi-light windows used on this house can be casement, double hung or leaded glass. Chimneys are often massive and are sometimes crowned by decorative chimney pots. Tudor Revival houses tend to be frame with brick veneer or stucco and have false half-timbering as its dominant feature. English Cottage versions of this house usually have stone or brick veneer, with decorative stone quoins but no halftimbering. This architectural style is described in the Historic District Guidelines (see example image above from the Guidelines) as one of the historic styles found within Collierville s local Historic District (as well in the National Register District), so the applicant s design inspiration is appropriate for infill in Collierville s historic district. Chapter II, Section D (New Construction) of the Guidelines provides specific recommendations for the design of new residential buildings including the following criteria. The staff analysis is in italics. Massing and Building Footprint: New construction in residential areas that is visible from the public right-ofway should relate in footprint and mass to the majority of surrounding historic dwellings. On Natchez Street most residential lots are large and the dwellings have an average front yard setback, with the exception of 216 Natchez. As recommended by the Guidelines, the HDC in November 2013 required contextual front yard setbacks (see Exhibit 8) so that the new construction will generally be the average front setback distance from the street, as established by the existing adjacent historic structures. Specifically, the plat shows front façade zones along Natchez Street, instead of building setbacks lines. The front façade of the home will be placed in that zone. 12/12/ :11 PM 3

4 The spacing between houses is similar within Stratton Heights Subdivision, but varies throughout the district in general. Spacing refers to the side yard distances between buildings. In this context, the lots shown as Lot #s 6, 7, 8, are smaller-scaled due to the density and will be much closer together than the homes on Lot #s 9, 10, 11 and 12. To meet the intent of the Guidelines, the HDC in 2013 established side setbacks to produce spacing for the new homes to respect the spacing rhythm of the street (see also Exhibit 8). Materials, Color, Texture, and Decorative Elements: The selection of materials and textures should be compatible with and complement neighboring historic buildings. Decorative elements on a new residence in the Historic District should be compatible with existing elements in style, material, size and shape. Exhibits 4 and 7 specify materials, colors, and textures to complement buildings in the larger neighborhood, but not the homes in the immediate area along Natchez Street. The 1 ½-story structure will have complex gable roof lines and natural brick and stone veneering. The residence will also have limestone accents. These consist of a limestone surround around the front door and limestone corbels in the cornice of the gables, as another feature included in Tudor Revival/ English Cottage architecture. The residence will also consist of a large brick chimney with decorative chimney pots. These details are all consistent with the characteristics of Tudor Revival/ English Cottage architecture. Materials and details include brick and stone veneer, fibrous cement siding (8-inch exposure), operational wood or composite shutters, porches with standing seam metal or shingles, a raised foundation, wooden doors, copper dormer vents, copper roof and wall vents, copper dovecote, carriage house garage doors, dormers, saw-tooth bay dormers, wood beams, brackets, traditional light fixtures, and dimensional asphalt shingles. Copper is a quality material that will be shiny upon installation, but will weather to be a dark bronze color. Styles along Natchez Street include Classical Revival, Plain/Traditional, and Queen Anne and these structures use almost exclusively horizontal lap siding. If the HDC believes that stone and brick veneer are not compatible with and do not complement neighboring historic buildings (the immediate block), such revisions would be extensive and deferral (see Example Motion #1) would be necessary to allow the applicant time to return with updated plans to address any HDC concerns over exterior materials. Requiring horizontal lap siding would most likely affect the style of the home as well. Complexity of Form: Use forms for new construction that relate to the majority of surrounding residences. If a block has a mixture of complex and simple forms, either option is appropriate. Natchez Street has a wide variety of forms, including many complex gable roof forms (see Exhibit 2). The applicant s Tudor Revival/ English Cottage plan has complex gable roof forms and a rather complex footprint. Directional Expression: The relationship of height and width of the front elevation can be horizontal, vertical or square in its proportions. The home on Lot #9 may appear square from Natchez Street but may also appear to have somewhat of a vertical expression because of the many changes in plane. The one-story eave line helps to mitigate the scale and be more compatible with eave heights and rooflines of the existing houses to the east and west. Orientation: New construction should orient its façade in the same direction as adjacent historic buildings. The house on Lot #9 will face Natchez Street, just as the other houses next to it. Height and Width: New construction proportions should respect the average height and width of the majority of existing neighboring buildings in the district. The proposed proportions are consistent with the very eclectic mix of building heights and widths in the broader area. The one-story eave line is consistent with eave lines of the houses to the east and west, which helps to contribute to the area. Scale: New construction should reinforce the scale and character of the surrounding area by including such elements as porches, porticos and decorative features. A building s windows, doors, and openings should be 12/12/ :11 PM 4

5 visually compatible with the surrounding buildings. The home on Lot #9 will have a functional porch connected to the entry of the home, which is similar to historic homes along Natchez Street. The applicant s use of double hung windows and use of door openings is generally consistent with the area, which is rather eclectic and varied depending on the style. Roof: New houses should respect the character of roof types and pitches in the immediate area. Textured architectural shingles relate better to the visual image of historic shingle patterns than thin asphalt types. Gable roofs forms (see Exhibit 7) will be used for the house and will have architectural shingles. Standing seam metal will be used over the porches. Photographed examples of the roof materials can be seen in Exhibit 5. Openings: Doors and Windows: a. The majority of existing buildings have a higher proportion of wall area to void. This factor suggests that new buildings should also share that general proportion of wall to openings. b. The size and proportion of window and door openings of new buildings primary façades should be similar and compatible with those facades of surrounding historic buildings. c. Window types should be compatible with those found in the district, which are typically some form of double-hung sash. d. Traditionally-designed openings generally have a recessed jamb on masonry buildings. e. Consideration should be given to incorporating special features such as transoms, sidelights and decorative elements to frame openings (e.g., functional shutters) which are found on many entrances of the district. If small-paned windows are used, ideally they should have true divided lights and not use clip-in fake muntin bars. The applicant intends to use 6 over 1 simulated divided light (with exterior grids) with a double-hung sash, which have been consistently approved by the HDC for newer infill houses built in the District (see Condition 5). The applicant plans to use functional shutters in conjunction with these windows (see Exhibit 5). Entry: Porches and Porticos: Strong consideration should be given to including a porch or similar form in the design of a new residence since porches and porticos are such a prominent part of the residential areas of the district. A porch is proposed for the home. The porch on the front of the house connects to the front door vestibule, wraps around the front corner, and is 8 feet+/- deep. There are also porches planned for the side and rear of the home. Fences/walls, Garages, Carports, and Outbuildings: No outbuildings are proposed, but a garage will be provided for the house towards the rear of the home. The applicant will use decorative carriage house style garage doors (see Exhibits 5 and 7). Exhibits 6 and 7 also show a stone wall with painted metal gates between the house and the side property lines on the south/front elevation, but the dimensions and all materials are not clear. Also, it is not clear if the wall be only at that location or also extends along the side and rear properly lines. Solid masonry fences are discouraged by the Guidelines if they visually enclose the property from surrounding more open neighboring sites; however, given the proposed location of the wall towards the rear of the lot and lack of fencing in the front yard, this should not be an issue. The applicant s architect has stated that a solid wood fence may be installed at the rear of the property to the north of the masonry wall, but details were not available before this report was released. More information is needed (see Condition 6) before a fence permit can be issued for the masonry wall, gates, or any wooden fence. Walls and fences cannot exceed 6 feet in height when used towards the rear of the property and must be designed to meet the Guidelines (stockade fences are prohibited). Landscaping: The Commission does not typically review landscaping of a residence but some suggestions are provided in the Guidelines. 12/12/ :11 PM 5

6 a. Retain existing trees and plants. See c below. b. Install new landscaping that is compatible with the existing neighborhood and indigenous to the area. No information has been submitted for landscaping. c. When constructing new buildings, identify and take care to protect significant existing trees and other plantings. Exhibit 1 shows that are a significant number of existing trees along the west property line (a side lot line) and the north property line (a rear lot line). The applicant s architect expressed the owner s intent to preserve as many existing trees as possible to maintain the character of the area, but the lot layout (Exhibit 6) does not reflect this. For effective tree preservation, protection fencing should be used (and maintained) by the builder to ensure preservation of the existing trees. The applicant should consider adding the Town s standard tree protection notes and details to the plans for how the trees should be preserved during construction. d. When planning new landscaping, repeat the dominant condition of the street in terms of landscaped borders and heights of screening. No information provided. Driveways, Parking and Walks: The majority of houses in the district have driveways beside the house, with a garage or carport to the rear of the site. The applicant plans to a build a concrete driveway accessing Natchez Street. a. Large paved areas for parking should not be placed in the front yard of any properties except extremely large lots with deep setbacks. The proposed concrete driveway allows for guest parking between Natchez Street and the front façade of the home, which is contrary to the intent of the Guidelines (see Condition 3). b. Semicircular driveways with two entry points on the front of the lot are not appropriate for single-family residences in the district. Exhibit 6 does not show circular drive for Lot 9. c. Ensure that paving materials are compatible with the character of the area. The applicant is proposing a concrete drive, with washed aggregate the most likely choice to avoid a bright white finish. This is common to the Historic District; however, more information is needed on the type of concrete (see Condition 4). d. Use identical or similar materials or combination of materials in both walks and driveways. The applicant has not provided details for the type of segmented walkway from the porch to the driveway; however, more information is needed on the type of surface (see Condition 4). Outdoor Lighting: Most houses have attractive fixtures located on the house at various entry points. a. New lighting fixtures, that are understated and complement the style of the building while providing subdued illumination, are recommended. Photographs of the lighting fixtures visible from a public street were provided and are understated and complement the style of the building, while providing subdued illumination. According to the Zoning Ordinance, when reviewing new construction, the Historic District Commission shall consider the following: The relationship of exterior architectural features of such structures to the rest of the structures in the surrounding area; The general compatibility of exterior design, arrangement, texture and materials proposed to be used; and Any other factor, including aesthetics, which is deemed pertinent. 12/12/ :11 PM 6

7 ADDITIONAL BACKGROUND: The following is a timeline of recent policy updates, public meetings, applications, and approvals that precipitated the submission of this request to build a new house on Natchez Street: In , the Town undertook a study of the land uses in and around the downtown area with the goal of updating the Land Use Plan specifically for the downtown area, which culminated in the adoption of the Downtown Collierville Small Area Plan in July of 2010 (hereafter Downtown Plan). The Downtown Plan established polices that later were the basis for changes to the Zoning Ordinance, which included creation of the TN: Traditional Neighborhood Zoning District. The intent of the TN District per (A) is to provide for infill development compatible with the existing character of downtown Collierville and to preserve the historic fabric of the Town. The HDC in November 2013 granted a Certificate of Appropriateness for the Stratton Heights Subdivision, finding that it meets the intent of the Historic District Guidelines. In February 2014, Ordinance was adopted by the Board of Mayor and Aldermen, which amended the official Zoning Map of the Town of Collierville by rezoning 5.47 acres from R-1: Low Density Residential to TN: Traditional Neighborhood located north of Natchez Street, south of Poplar Avenue, and bisected by Mt. Pleasant Road. Lot#9 was part of the property zoned to TN. In May 2014 the Planning Commission approved the Preliminary Subdivision Plat for Stratton Heights Subdivision. In July 2014, the BMA approved the residential Development Agreement for 12 single-family lots and related subdivision infrastructure for the Stratton Heights Subdivision. A Preconstruction Meeting was held November 17, 2014 for the subdivision infrastructure. In October 2014, the Planning Commission approved the Final Subdivision Plat for Stratton Heights Subdivision. The final plat cannot be recorded to create Lot #9 until the related subdivision infrastructure is completed. NEXT STEPS: If the HDC grants a Certificate of Appropriateness for the new residential construction, additional steps are needed before permits can be issued: Create the Lot: The Final Plat for the Stratton Heights Subdivision (see Exhibit 8), approved by the Planning Commission October 2014, needs to be recorded before building permits are issued (see Condition 1). Before this can occur, subdivision infrastructure pursuant to a Development Agreement approved by the BMA in July 2014 needs to be installed. Building Permits: If the HDC grants a Certificate of Appropriateness (CofA) for the proposed home, the Codes Division may issue permits for the work as long as it conforms with the CofA. Revised Exhibits 6 and 7, as well as supplemental information, are needed before a building permit can be issued. Fence or Accessory Structure Permits (if applicable): A fence permit will be required prior to the installation of the fence, with the HDC first needing to issue a CofA. A building permit will be required prior to the installation of an accessory structure, with the HDC first needing to issue a CofA. EXAMPLE MOTION #1 AND CONDITIONS OF APPROVAL: Defer the applicant s request for a Certificate of Appropriateness for new residential construction and related fencing on Lot #9 of the Stratton Heights Subdivision Lot #9 to the January 2015 HDC meeting so the applicant can focus on compatibility with the exterior materials and styles of the neighboring historic homes on Natchez Street as depicted in Exhibit 2. EXAMPLE MOTION #2 AND CONDITIONS OF APPROVAL: Approve the applicant s request for approval of Stratton Heights Subdivision Lot #9, a Certificate of Appropriateness for new residential construction and related fencing (Exhibits 5, 6, and 7), subject to the following conditions: 1. The Final Plat for the Stratton Heights Subdivision shall be recorded before building permits are issued for the house. 2. Label the building envelopes for Lot #9 as shown on the Final Plat for Stratton Heights Subdivision. 12/12/ :11 PM 7

8 3. Exhibit 6 shall be revised to remove any parking areas in the front yard (the space between Natchez Street and the front façade line of the home). 4. Additional information about the texture, color, and finish of the concrete driveway and walkways shall be provided on Exhibit 6, and the finish shall be compatible with other driveways and sidewalks in the area. Bright white concrete shall be avoided, as it is not appropriate for the area. 5. Exhibit 7 shall be revised to denote that either true or simulated divided light (with real wood exterior grids) shall be used on the windows visible from public streets. The finish, sash, depth of reveal and muntin (grid) configuration shall closely resemble recently approved simulated divided light windows in the Historic District. Product details shall be provided with the building permit application to ensure that what is to be installed matches the plans. 6. Separate details of the wall and wooden fence (if applicable) shall be provided with all materials and dimensions labeled. Exhibit 6 shall depict if a fence (or wall) is to be constructed anywhere else other than what is depicted on the front elevation. The height of a wall and fence shall not exceed 6 feet (ornamental columns may slightly exceed this dimension). 7. Exhibits 6 and 7 shall be drawn to scale with the scale noted on the plans. 8. Any changes or deviations from the approved plans will require staff and/or HDC approval prior to construction. CONTACT INFORMATION: Applicants Design Professional Current Property Owner Project Planners Contact: Larry and Wendy Boyd Jeff Bramlett Hampton Parr Organization: Address: n/a 8408 Willow Oak Rd Germantown, TN Jeff Bramlett/Custom Residential Design 94 North Main Street Collierville, TN Parr Investment Company 110 East Mulberry Collierville, TN Jaime W. Groce, AICP (primary) Nancy J. Boatwright, AICP Sean Isham, AICP Town of Collierville Planning Division 500 Poplar View Parkway Collierville, TN Phone: Fax: LBOYD@downhomebank.com mjbramlett@comcast.net Hampton.parr@parrinvestco.com jgroce@ci.collierville.tn.us 12/12/ :11 PM 8

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10 Nearest Historic Structures to Lot #9 (Sources for Style Information: 2004 Historic Resource Survey, National Register District Nomination Forms) 198 Natchez St (Primary Style: Classical Revival) 216 Natchez St (Primary Style: Queen Anne) Natchez St (Primary Style: Queen Anne) 253 Natchez St (Primary Style: Plain/Traditional) 254 Natchez St (Primary Style: Queen Anne and Colonial Revival) Lot #9 Stratton Heights (Style: Tudor Revival/English Cottage) 216 Lot # Exhibit 2 12/18/14

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40 I OWNING PROPERTY IN THE HISTORIC DISTRICT GREAT FALLS COVE ELLAWOOD LANE FLETCHER RD. TOWN OF COLLIERVILLE HISTORIC DISTRICTS--LEGEND LOCAL HISTORIC DISTRICT BOUNDARY NATIONAL REGISTER DISTRICT BOUNDARY NATIONAL REGISTER NON-CONTRIBUTING BUILDINGS NATIONAL REGISTER-CONTRIBUTING BUILDINGS 100' 500' 0 50' 250' 1000' 7 MT. PLEASANT RD. N. MAIN ST. NATCHEZ ST. WASHINGTON ST. NEELY ST. MAIN ST. MAIN ST. BURROWS RD. MULBERRY ST. CENTER ST. WALNUT ST. CAROLTON CV. AMELIA CV. PETERSON LAKE RD. HWY 57-- POPLAR AVENUE COLLEGE ST. NORTH ROWLETT SOUTH ROWLETT MILLS RD. SOUTH ST. SYCAMORE RD. COOPER ST. WILSON ST. ASHLEY HALL CT. COLLEGE ST. KELSEY ST. ALDERSGATE DR.

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42 West Facing Elevation