HPC201401826, 109 Goulding Place, FrontDoor Communities
Item Summary:
Construction of ten single family homes and retaining walls
Staff Report:
Staff Recommendation
Staff recommends approval of construction of the retaining walls/detention pond walls, with the following conditions:
1. That any required decorative fencing comes back before the HPC;
2. That the wall material for the G wall section (type B) that fronts the new portion of Windy Pines Trail be redesigned to incorporate brick and stone, such as that shown in wall sections D and F (type C);
3. That the evergreens planted to screen the retaining walls/detention pond walls are planted at varying heights in order to provide the appearance of a more natural forested area.
Staff recommends approval of house A-3 (Lot 1), with the following conditions:
1. That Bevelo lighting is added above the garage doors;
2. That the light opening/configuration is restudied on the two triple windows on the left portion of the rear façade (lower level and main level);
3. That the trim on either side of the four windows on the upper left side of the left elevation (upper level) match in width;
4. That detailed window headers (crossheads or jack arches) are present on all windows on all elevations.
Staff recommends approval of house B-3 (Lot 2), with the following conditions:
1. That the windows in the dormers on the front elevation are redrawn as double hung 6/6 windows;
2. That the sills on the left side of the left elevation (main level) are centered under the windows;
3. That detailed window headers (crossheads or jack arches) are present on all windows on all elevations.
Staff recommends approval of house B-2 (Lot 3), with the following conditions:
1. That the text “jack arches” is removed from the front elevation plans;
2. That the sills on the left side of the left elevation (main level) are centered under the windows;
3. That detailed window headers (crossheads or jack arches) are present on all windows on all elevations.
Staff recommends approval of house A-1 (Lot 4), with the following conditions:
1. That the applicant clarifies the location of the driveway and garage;
2. That the trim on either side of the four windows on the upper left side of the left elevation match in width;
3. That detailed window headers (crossheads or jack arches) are present on all windows on all elevations.
Staff recommends approval of house C-1 (Lot 5), with the following conditions:
1. That the lattice detailing is removed between the double columns on the front elevation;
2. That detailed window headers (crossheads or jack arches) are present on all windows on all elevations.
Staff recommends approval of house C-2 (Lot 6), with the following conditions:
1. That detailed window headers (crossheads or jack arches) are added to the two boxed bay windows on the main level of the right elevation and the window on the left side of the main level on the left elevation.
Staff recommends approval of house C-4 (Lot 7), with the following conditions:
1. That detailed window headers (crossheads or jack arches) are present on all windows on all elevations, including the far right window on the main level of the front elevation.
Staff recommends approval of house B-1 (Lot 8), with the following conditions:
1. That the windows in the dormers on the front elevation are redrawn as double hung 6/6 and 4/4 windows;
2. That the shutters on the center window on the main level of the left elevation are removed as they are not sized to fit the opening;
3. That detailed window headers (crossheads or jack arches) are present on all windows on all elevations.
Staff recommends approval of house A-2 (Lot 9), with the following conditions:
1. That the light opening/configuration is restudied on the two triple windows on the left portion of the rear façade (lower level and main level);
2. That the trim on either side of the four windows on the upper left side of the left elevation (upper level) match in width;
3. That detailed window headers (crossheads or jack arches) are present on all windows on all elevations.
Staff recommends approval of house A-4 (Lot 10), with the following conditions:
1. That the trim on either side of the four windows on the upper right side of the right elevation (upper level) match in width;
2. That the trim on either side of the four windows on the upper left side of the left elevation (upper level) match in width;
3. That detailed window headers (crossheads or jack arches) are present on all windows on all elevations.
Issue
The developer of the Goulding Place Development has chosen to request HPC approval for new construction in phases. The first phase, HPC201401826, consists of four types of retaining walls/detention pond walls and 10 single family homes.
The retaining wall/detention pond walls are keyed on a site plan which outlines their location and the material in which they are constructed. Wall sections are also included to provide a visual of what the wall looks like in context with landscaping. The proposed wall materials include: tan block walls, tan assorted size block walls, concrete walls with brick and stone, and concrete walls. The walls are located throughout the development due to the difficult topography on the site.
The 10 single family homes being reviewed as a part of HPC201401826 are located immediately off of the Goulding Place extension (with three fronting the new portion of Windy Pines Trail). The remaining 3 single family homes, located near the existing portion of Windy Pines Trail (northwest portion of development), will be reviewed at a later date. The design for the 10 single family residences include some of the following elements:
• Brick or Lap siding cladding
o Lap siding to be Hardi Board Smooth Face (6” reveal)
• Brick or stone veneer foundations
• Porches with columns
• Dimensional shingle roofs with metal roofing accents on porches/overhangs
• Pella Proline Series windows in various light configurations
• Boxed bay windows
• Louvered and paneled shutters with “s” brackets
• Brick veneer chimneys
• Dormers
• Bevelo lighting
• Round downspouts
History
The Goulding Village Development consists of 14 single family detached lots and 27 town homes on 15.977 acres. The property is currently zoned R-2/HR and will be developed under the Historic Roswell Overlay requirements. The development includes two common areas and two separate stormwater detention lots. The site will connect Goulding Place with Windy Pines Trail.
The existing historic Goulding Place house (c. mid 1800s) will be preserved and sold as private residence as a part of this development. Approximately one and half acres will remain around the historic house.
Previous Approvals for Goulding Village:
Board of Zoning Appeals 201302991 - Variance for reductions of the required buffer and setback to 20’ and 40’ respectively with conditions.
Planning Commission 201400032 - Approval of Preliminary Plat, with conditions.
Historic Preservation Commission 201400890 - Demolition of shed at 109 Goulding
Place; Demolition of single-family Residence at 90 Goulding Place.
Analysis
Retaining Walls/Detention Pond Walls Analysis
The Design Guidelines state that “construction of new retaining walls should follow historic precedent by using stone” and that “the use of poured concrete, concrete block, wood timbers, or cross ties is not appropriate.” The locations of the retaining walls are required due to the topography on site. The extreme grade changes require some walls to be relatively tall in order to properly function. The use of stone on these walls would be difficult due to the sheer size of the walls and the amount of stone that would be required to cover them. In this case, the use of landscaping obscures the view of the walls while restoring some of the lost vegetation due to development/construction.
While a majority of the walls are constructed of tan block, many of the walls along the main corridor are constructed with brick and stone elements in order to create a more visually appealing area that also forms the background to one of the developments common areas. Staff feels that all of the walls fronting the extension of Windy Pines Trail should be constructed with brick and stone elements to provide a more appropriate visual feature that is in keeping with the surrounding historic district.
Building code may require fencing on top of some of the retaining walls/detention pond walls. If so, the fencing must be reviewed by the HPC.
Single Family Home Construction
New Construction
The Design Guidelines state that “new construction (additions) should respect the traditional scale, proportion, and rhythm, found within the district” and that “building elements and materials characteristic of the district should also be incorporated.” Staff has been working with the applicant and their architect for several months on the design of the single family homes. The HPC has also reviewed the designs as “discussion items” at the March, April, and May HPC Hearings. Staff commends the applicant for working so closely with Staff and the HPC to come up with designs that fit into the context of the historic district. Based on the following analysis, Staff finds that the 10 single family homes meet the requirements of the Design Guidelines and therefore, should be approved, with conditions.
Setback
The Design Guidelines state that “the setback of new construction should match that of the surrounding, existing houses.” The setback of the single family homes along the extension of Goulding Place was looked at closely. While the grade presented challenges with setting the houses back further, elements were adding and building shapes were adjusted to soften the impact to the surrounding houses. In addition to many of the houses incorporating large front porches, all have front building wall projections that differ from between 5’ and 10’ along the front façade. The houses were sited on the site plan to make sure the most sensitive designs/siting occurred where existing historic houses abutted the new construction.
Spacing
The Design Guidelines state that “the pattern of space between houses should not be altered by new construction.” Based on required 10’ side (interior) setback, there is at least 20’ between each of the proposed new homes. Lots 5, 6, 7, 8, 9, and 10 have side yard(s) that are even larger. The spacing of the existing houses along Goulding Place differs from lot to lot and therefore does not establish a set spacing to follow. While areas such as Mimosa Blvd. have larger spacing, the area of upper Canton Street is not as defined. Staff feels that the spacing of the proposed houses is appropriate for a new neighborhood in the historic district.
Orientation
The Design Guidelines state that the “orientation of new construction to the road should follow the traditional pattern” and that the “main entrance of the building should face the road.” All of the proposed houses are orientated to the street, with the main entrance facing the road.
Height and Width
The Design Guidelines state that “new construction should be compatible in height and width with adjacent structures.” While a majority of the houses in the historic district are smaller in scale, the proposed houses do lead up to one of the large/taller houses in the district. The increased height and width of the proposed structures create a natural increase of height that flows up from Canton Street to the historic Goulding Place. In addition, a number of the houses were designed to be shorter in the front in order to fit into the sensitive context of the area. Heights increase with the drop in grade as the land slopes away from the street. All of the houses are two stories from the street.
Roofs
The Design Guidelines state that “new construction should respect roof pitches, shapes, orientation, and materials found in the district.” The shape, pitch, orientation, and materials of the proposed roofs fit into the surrounding historic district and are appropriate for houses that are of new construction. The combination of dimensioned shingles and metal roofing accents provides increased visual interest to the structures and aids in the overall design of the structures.
Exterior Materials
The Design Guidelines state that “new buildings should use exterior materials common to buildings in the district.” Brick and lap siding are very common in the historic district and therefore, appropriate for use on the structures within Goulding Village. The date of the construction of these houses merits the use of fiber cement siding - or Hardi Board. The Design Guidelines do recommend that synthetic siding have a smooth texture, which is what the applicant has specified on the submitted plans.
Windows and Doors
The Design Guidelines state that “new construction should respect the pattern of windows and doors of buildings in the vicinity” and that they “should be compatible in scale, size, and proportion to established patterns of those in surrounding buildings.” The windows and doors on the proposed structures are proportional to not only the house in which they are a part of, but also the established pattern of the neighboring buildings. All window and door openings and configurations are sympathetic to historic styles.
Shutters
The Design Guidelines state that “shutters should fit the opening and appear to be operable.” The proposed buildings only feature shutters on windows where the shutters can be sized to fit the opening and can appear to be operable. They are also only located when shutters are proportional to the open spaces of the exterior cladding. Shutters are often not included on any side or rear elevations because they would not be able to meet the requirements of the Design Guidelines and therefore, would not be appropriate for use in the historic district. All shutters feature “s” brackets. House C-1 (Lot 5) is the only house to not feature shutters.
Foundation Materials
The Design Guidelines state that “the use of masonry foundations should be continued” and that “concrete slab or concrete block foundations are not appropriate.” The applicant has proposed the use of both stone and brick foundations. These materials alternate based on the main cladding material.
Foundation Height
The Design Guidelines state that “new foundation construction should match the height of adjacent structures” and that “no building should be constructed at grade.” All structures feature a foundation which is smaller on the front façade and increases on the sides and rear as the grade changes. The foundation heights are proportional to each side of the proposed structure.
Porches
The Design Guidelines state that “new buildings should continue the pattern of front porches” and that the use of “porches on new buildings are strongly encouraged.” As previously mentioned, porches are incorporated into a number of the proposed houses not only as a method to soften the spacing of houses in the new development, but also to be historically appropriate. Houses A-3 (Lot 1), B-3 (Lot 2), B-2 (Lot 3), A-1 (Lot 4), C-1 (Lot 5), C-4 (Lot 7), B-1 (Lot 8), and A-2 (Lot 9) all feature large front porches.
Architectural Details
The Design Guidelines state that “architectural details which give a building a ‘sense of belonging’ to the neighborhood are appropriate.” The use of architectural details such as window headers (crossheads and brick jack arches), rowlock header sills, various column types, dormers, bay windows, chimneys, shutters, etc add interest to the structures but also relate in scale, rhythm, proportion, and texture to the surrounding historic district. The majority of the single family homes only feature detailed headers (crossheads or jack arches) on the front façade. These elements need to be continued around the sides and rear to present a cohesive design (the only house that currently features this element on all four sides is C-2). This is especially relevant on the houses that have prominent sides and rears (A-3, C-1, C-2, C-4, and B-1).
Lighting
The Design Guidelines state that “new lighting should be simple and inconspicuous.” The proposed Bevelo fixtures are not only historically appropriate for use in the historic district but are also simple in design. These fixtures are high quality and will add to the value of the new construction.
Mechanical Systems
The Design Guidelines state that “mechanical systems should not be visible from the public view.” The submitted plans do not include the location of mechanical systems, but they are to be located to the rear and side of the houses.
Individual Review Comments for Each House/Lot
Lot 1, A-3 Analysis
Comment (front elevation): The area above the garage doors on the front façade is relatively plain and should be reworked to add more visual interest. The addition of Bevelo lighting could solve this issue.
Comment (rear elevation): The light opening/configuration on the two triple windows on the left portion of the rear façade (lower level and main level) do not look proportional. This could be a drawing error, but it needs to be restudied.
Comment (left elevation): The trim on either side of the four windows on the upper left side of the left elevation does not match in width.
Comment (all elevations): Detailed window headers (crossheads or jack arches) need to be added to the side and rear elevations.
Lot 2, B-3 Analysis
Note (front elevation): The rendering of the front elevation shows the plan in reverse. The house to be constructed on Lot 2 will have the garage on the left and the main portion of the house on the right.
Comment (front elevation): The windows in the dormers on the front elevation need to be redrawn as double hung 6/6 windows.
Comment (left elevation): The sills on the left side of the left elevation (main level) need to be centered under the windows.
Comment (all elevations): Detailed window headers (crossheads or jack arches) need to be added to the side and rear elevations.
Lot 3, B-2 Analysis
Comment (front elevation): Remove “jack arch” from the plans. There will not be a jack arch on windows with lap siding surrounding it.
Comment (left elevation): The sills on the left side of the left elevation (main level) need to be centered under the windows.
Comment (all elevations): Detailed window headers (crossheads or jack arches) need to be added to the side and rear elevations.
Lot 4, A-1 Analysis
Note (front elevation): The location of the driveway and garage do not match on the rendering, site plan, or front elevation drawings. The applicant needs to clarify the location of the drive/garage.
Comment (left elevation): The trim on either side of the four windows on the upper left side of the left elevation does not match in width.
Comment (all elevations): Detailed window headers (crossheads or jack arches) need to be added to the side and rear elevations.
Lot 5, C-1 Analysis
Note (front elevation): Staff does not feel that the lattice detail between the three sets of columns is necessary or that it adds anything to the design of the structure. It is so minimal that is may be lost once constructed.
Comment (all elevations): Detailed window headers (crossheads or jack arches) need to be added to the side and rear elevations.
Lot 6, C-2 Analysis
Note (front elevation): The rendering of the front elevation shows the plan in reverse. The house to be constructed on Lot 6 will have the garage on the right and the main portion of the house on the left.
Comment (all elevations): Detailed window headers (crossheads or jack arches) are present on almost all of the windows on all four elevations. This is how the windows of all 10 single family homes should be. Headers should be added to the two boxed bay windows on the main level of the right elevation and the window on the left side of the main level on the left elevation.
Lot 7, C-4 Analysis
Note (front elevation): The rendering of the front elevation shows the plan in reverse. The house to be constructed on Lot 7 will have the garage on the right and the main portion of the house on the left.
Comment (all elevations): Detailed window headers (crossheads or jack arches) need to be added to the side and rear elevations. This includes adding a crosshead to the far right window on the main level of the front elevation.
Lot 8, B-1 Analysis
Comment (front elevation): The windows in the dormers on the front elevation need to be redrawn as double hung 6/6 and 4/4 windows.
Comment (left elevation): The shutters on the center window on the main level of the left elevation need to be removed as they are not sized to fit the opening.
Comment (all elevations): Detailed window headers (crossheads or jack arches) need to be added to the side and rear elevations.
Lot 9, A-2 Analysis
Comment (rear elevation): The light opening/configuration on the two triple windows on the left portion of the rear façade (lower level and main level) do not look proportional. This could be a drawing error, but it needs to be restudied.
Comment (left elevation): The trim on either side of the four windows on the upper left side of the left elevation does not match in width.
Comment (all elevations): Detailed window headers (crossheads or jack arches) need to be added to the side and rear elevations.
Lot 10, A-4 Analysis
Comment (right elevation): The trim on either side of the four windows on the upper right side of the right elevation does not match in width.
Comment (left elevation): The trim on either side of the four windows on the upper left side of the left elevation does not match in width.
Comment (all elevations): Detailed window headers (crossheads or jack arches) need to be added to the side and rear elevations.
Department Comments
No comments were received related to the HPC application. All City departments have reviewed the development plans as a part of the BZA and Preliminary Plat applications.
Materials
Aerial
Letter of Intent
Retaining Wall/Detention Pond Wall Materials
Site Plan showing wall location and materials
Wall Sections with landscaping
Site plan keying each house with coordinating plans (A-3, B-3, C-2, etc)
Materials for each of the 10 single family houses
Rendering of front elevation
Site plan (close-up)
Elevations
Floor Plans
Roof Plans
Section Drawings
Detail Drawings
Presented by:
Courtney Lankford, Planner II