charlotte historic district commission application for a...

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LOCAL HISTORIC DISTRICT: Dilworth PROPERTY ADDRESS: 319 East Worthington Avenue SUMMARY OF REQUEST: Fenestration changes, porch restoration APPLICANT/OWNER: Zack Alsentzer Details of Proposed Request Existing Context The existing structure is one story Bungalow used for commercial/office constructed in 1920. The rear yard is a paved parking lot. The building is listed as a non-contributing structure in the Dilworth National Register of Historic Places. The building is further described as having a hipped roof with engaged porch which has been bricked up. Project The project is the re-opening of the front porch, new windows, doors and hand rails, and removal of the brick façade for use as a single family house. The rear addition will be reviewed administratively. New materials are wood shake siding, wood trim and matching masonry foundation. On the left side two windows are replaced smaller windows, on the right elevation one window is removed and two casements proposed. The rear yard will be re-established as a residential yard with more open space and landscaping. Design Guidelines - Porches, page 4.8

1. Retain porches that are critical to defining the design and integrity of the historic district. Keep porches open to provide shade and reduce heat gain during warm weather.

2. Repair and replace only damaged elements of porches by matching the materials, methods of construction, and details of the exiting original fabric. Avoid stripping porches and steps of original materials and architectural features such as handrails, balusters, columns and flooring.

3. Reconstruct missing elements based on physical or photographic detail including all details and materials.

4. Do not enclose porches on a primary elevation or alter a front porch that reorients the entrance away from the street elevation.

5. Enclosure of side porches and balconies is discouraged. If enclosure of a side porch or balcony is required for a new use, the enclosure should be designed to ensure that the historic character and features of the porch are preserved.

6. Any porch enclosure that is permitted should be designed to be reversible and removal of original features should be minimal.

Design Guidelines – Replacement Windows, page 4.14

10. Replace entire windows only when they are missing or beyond repair. 11. To determine if replacement windows are necessary, first survey existing window conditions by noting

the number of windows, whether each window is original or replaced, the material, type, hardware and finish, the condition of the frame, sash, sill, putty and panes, in order to clearly gauge the extent of rehabilitation or replacement necessary.

Charlotte Historic District Commission Application for a Certificate of Appropriateness Staff Review Date: August 9, 2017 HDC 2017-450 PID# 12105304

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12. If only the original sash are badly deteriorated, explore using sash replacement kits and retain existing wood window frames. This approach reduces potential damage to the surrounding interior of historic sash.

13. Maintain the original size and shape of windows. Thin sash frames rarely maintain the overall appearance of historic sash.

14. Match window replacements to the height and width of the original openings. 15. Retain the appearance of a double-hung window whether one or both sashes are operable. 16. Do not reduce the glass surface area. 17. Maintain the original number and arrangement of panes. 18. Give depth and profile to windows by using true divided lights, or three-part simulated divided lights

with integral spacer bars and interior and exterior fixed muntins. Small variations such as the width and depth of the muntins and sash may be permitted if those variations do not significantly impact the historic characteristics of the window design. Clip-in/false muntins, flat muntins and removable external grilles are not allowed.

19. Replace a wood window with a wood window when possible. Wood-resin composite, aluminum-clad wood, or fiberglass windows that meet these guidelines may be considered on a case-by-case basis. Requests for vinyl windows must be reviewed by the full Historic District Commission.

20. Use translucent or low-e-glass. 21. Paint windows in a historically appropriate paint color.

Staff Analysis The Commission will determine if the proposal meets the guidelines for porches and fenestration changes, and whether exceptions should be given for windows.

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Charlotte Historic District Commission Case 2017-450HISTORIC DISTRICT: DILWORTHFRONT FACADE CHANGES

0̄ 140 280 42070Feet July 28, 2017 Building Footprints

Property Lines

DilworthHistoric District

319 E. Worthington Av

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319 E Worthington AvePrepared for: Ivy Robinson

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CAD File Name:

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Site Plan & Survey

319 E. Worthington Ave / 017013

017013_EWorthingtonAve .vwx

Drawings and their contents are property of:The Alter Architect's Studio, PLLC. Do not reproduce or distribute without written consent from The Alter Architect's Studio, PLLC. andZacharias K. Alsentzer, RA, LEED AP. Copyright 2017.

52953- NOT FOR CONSTRUCTION -

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DescriptionDate

01 HDC Review08/16/2017

Property SurveyScale: 1'=30'

A1

GRA

VEL

PA

RKIN

G

22'-0

"PA

TIO

28'-0

"G

ARD

EN25

'-2"

LAW

N

COUNTERDEPTHFRIDGE

MASTER BATH13'1"x10'5"

DINING12'10"x10'0"

KITCHEN13'6"x14'1"

LIVING13'6"x16'6"

PORCH13'11"x9'11"

OFFICE / BED 313'8"x9'6"

BED 212'11"x12'6"

LAUNDRY6'0"x5'6"

BATH9'4"x5'0"

W.I.C.7'4"x9'10"

GALLERY4'0"x20'9"

PATIO12'8"x19'8"

BUILT-IN BENCH SEAT

MASTER BED13'1"x16'2"

Site PlanScale: 1" = 10 ft

A30 20 40 FT

HVAC ANDUTILITIES

EVERGREENSHRUBS, TBD

EXISTING SHAREDGRAVEL DRIVEWAY

REPAIR/REPLACEEXISTING CONCRETE

WALKWAY, VIF

REMOVE EXISTING GRAVELLOT, REPLACE W/ LAWNAND/OR LANDSCAPING

EXISTING LARGE TREETO REMAIN. GC TO PROVIDEROOT PROTECTION DURING

CONSTRUCTION, TYP

INDICATES EXTENT OFEXISTING HIP ROOF

AREA DESCRIPTION

EXISTING REAR YARD AREA MIN. PERMEABLE SURFACE REQ'DROOFS, WALKS, SHEDS AS DESIGNEDPERMEABLE AS DESIGNED

SQFT AREAS

4516 sqft2258 sqft 869 sqft3647 sqft

% CALCULATIONS

100% FROM REAR OF EXISTING, W/O ALLEY 50% MIN. PERMEABLE (OPEN) REQ'D23% COVERED SURFACE AREA DESIGNED81% PERMEABLE (OPEN) AS DESIGNED

604 EAST WORTHINGTON AVENUE - REAR YARD PERMEABILITY CALCS 319

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Material Details





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OUTSIDE INSIDE

Window Detail - TypicalScale: 3" = 1'-0"A4

EXTERIOR SIDING, MATCHEXISTING, VIF

2X4 SILL, CLEAR AND DRIEDWESTERN RED CEDAR WITH DRIP

CUT. SLOPE TOP, MATCH EXISTINGPROFILE AND DETAIL, VIF

PAINTED WOOD WINDOWTO MATCH EXISTING, VIF

CASING TRIM, MATCHEXISTING PROFILE AND

DETAIL(S), VIF

20 GUAGE ALUMINUMFLASHING, EXTEND 6" UPWALL AND OVER CASING

1X4 SKIRT, MATCH EXISTING, VIF

3/4" STOOL, MATCH EXISTING, VIF

3/8" LATTICE, MATCHEXISTING DETAILS, TYP

EXTERIOR SIDING, MATCHEXISTING, VIF

TRIM, CAP, AND COVEMOULDING, MATCH EXISTINGDETAILS, VIF

EXISTING FRONT ELEVATION PAINTED CEDAR SHAKE SIDING

WINDOW TRIM DETAILBRICK FACADE TO BE REMOVED

Existing Conditions A1

A001

Site Plan & Survey

REMOVE EXISTING BRICK FACADE

712

8" SQUARE PAINTED WOOD

COLUMN; SEE DETAIL ON A301

PAINTED WOOD RAILING W/ 2X2

PICKETS SPACED @ 3" O.C.

STAINED WOOD T&G DECKING W/

PAINTED WOOD TRIM BAND

CMU FOUNDATION WALL W/ BRICK

VENEER TO MATCH EXISTING

PAINTED BOXED/TRIMED

ARCHITECTURAL BEAM

PAINTED WOOD FASCIA BOARD

EXISTING ASPHALT SHINGLES

BRICK STAIRS

WOOD HANDRAIL

EXISTING BRICK CHIMNEY'S712

0'-0"FLOOR LEVEL

WOOD SHAKES TO MATCH

EXISTING (PAINT)

ARCHITECTURAL ASPHALT TO

MATCH EXISTING

WOOD PERGOLA (PAINT)

BRICK KNEE WALL WITH

CONCRETE CAP

NEW WOOD AND GLASS

BI-FOLDING DOORS

CMU FOUNDATION WALL W/

BRICK VENEER TO MATCH

EXISTING

WOOD FASCIA BOARD (PAINT)

NEW WOOD WINDOWS AND TRIM TO MATCH

EXISTING

NEW WOOD BRACKET TO MATCH EXISTING

EXISTING BRICK CHIMNEY'S

7'-4"WINDOW HEAD (TYP)

712

712

0'-0"FLOOR LEVEL

WINDOW HD HT7'-4"

712


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CAD File Name:

Project name/#:

Front and Rear Elevations

Existing and Proposed

Worthington Remodel / 017013

319_EastWorthingtonAve

Drawings and their contents are property of:

The Alter Architect's Studio, PLLC. Do not reproduce or distribute

without written consent from The Alter Architect's Studio, PLLC. and

Zacharias K. Alsentzer, RA, LEED AP. Copyright 2017.

- NOT FOR CONSTRUCTION -

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EXISTING ELEVATIONS

PROPOSED ELEVATIONS

REAR ELEVATIONSCALE: 1/4" = 1'-0"C FRONT ELEVATION

SCALE: 1/4" = 1'-0"A

REAR ELEVATIONSCALE: 1/4" = 1'-0"D FRONT ELEVATION

SCALE: 1/4" = 1'-0"B

0'-0"FLOOR LEVEL

7'-4"WINDOW HEAD HEIGHT


7127

12

0'-0"FLOOR LEVEL

EXISTINGNEW


BRICK KNEE WALL WITHCONCRETE CAP

WOOD SHAKES TO MATCHEXISTING (PAINT)

ARCHITECTURAL ASPHALT TOMATCH EXISTING


CMU FOUNDATION WALL W/BRICK VENEER TO MATCH

EXISTING

NEW WOOD GUARDRAIL W/ 2X2 PICKETS;SEE C/203 FOR ADDITIONAL INFORMATION

NEW WOOD FRAMED WINDOW

NEW BRICK STAIRS


PAINTED WOOD BRACKET DETAIL

712


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CAD File Name:

Project name/#:

Left Side Elevation


Worthington Ave Remodel / 017013







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EXISTING ELEVATION

PROPOSED ELEVATION

LEFT SIDE ELEVATIONSCALE: 1/4" = 1'-0"A

LEFT SIDE ELEVATIONSCALE: 1/4" = 1'-0"B

0'-0"FLOOR LEVEL



712

0'-0"FLOOR LEVEL

EXISTINGNEW

WOOD SHAKES TO MATCHEXISTING (PAINT)



BRICK KNEE WALL WITHCONCRETE CAP

NEW WOOD FRAMED WINDOW

WOOD SHAKES TO MATCH EXISTING(PAINT)



NEW WOOD WINDOW AND FRAME TOMATCH EXISTING

NEW 8" WOOD BOXED COLUMN; SEEC/A203 FOR ADDITIONAL INFORMATION

NEW WOOD BOXED BEAM; SEE C/203FOR ADDITIONAL INFORMATION

NEW WOOD GUARDRAIL W/ 2X2 PICKETS;SEE C/A203 FOR ADDITIONAL INFORMATION


NEW BRICK STAIRS

STAINED T&G WOOD DECKING W/ PAINTEDWOOD TRIM BAND

712

712

FRAMING; SEE STRUCTURAL

PORCH BEAM; SEE STRUCTURAL

PAINTED/STAINED BEADBOARDPORCH CEILING

PAINTED BOXED/TRIMEDARCHITECTURAL BEAM

8" SQUARE PAINTED WOODCOLUMN W/ BASE ANDCAPITAL TRIM AS SHOWN

DASHED LINE INDICATESCONCEALED COLUMN; SEESTRUCTURAL

PAINTED WOOD RAILINGBEYOND; 2X2 PICKETS SPACED4" MAX W/ 1X4 TOP ANDBOTTOM RAILS ON BOTHFACES W/ CROWNED 2X4 CAP

STAINED T&G WOOD DECKINGON PORCH FLOOR FRAMING.PROVIDE 1/4" PER 12" SLOPETO DRAIN.SEE STRUCTURAL.

PROVIDE VENTING UNDER PORCHCAVITY PER CALCULATIONS, VIF

PROVIDE VAPOR BARRIER

CMU FOUNDATION WALL W/BRICK VENEER TO MATCHEXISTING, VIF, SEE STRUCTURAL

CONCRETE FOOTING; SEESTRUCTURAL

7 1/

4"2'-

4 3/

4"1/

2"

7 1/2"

10 1/2"

3'-10

1/2

"5

1/2"

7'-6"8'-

0"

AND WATER SHIELD UNDERLAYMENT

PROVIDE BLOCKING AS REQ'D

3" ROUND SOFFIT VENT W/SCREENING CENTERED BETWEEN

EVERY OTHER RAFTER

WOOD SHAKES ABOVE BEAM

METAL EAVE FLASHING W/ DRIP EDGELAPS FASCIA. NO GUTTER

PAINTED WOOD FASCIA ANDEXPOSED RAFTER TAILS

10" TRIM BAND W/ TOP CAP

1X12 PAINTED WOOD TRIM BAND


A203

CAD File Name:

Project name/#:

Right Side Elevation


Worthington Ave Remodel / 017013







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EXISTING ELEVATION

PROPOSED ELEVATION

RIGHT SIDE ELEVATIONSCALE: 1/4" = 1'-0"A

RIGHT SIDE ELEVATIONSCALE: 1/4" = 1'-0"B

SECTION DETAIL AT PORCH COLUMNSCALE: 3/4" = 1'-0"C

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CAD File Name:

Project name/#:

Floor PlansFirst Floor





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KIT

CH

EN

9'-5

1/2

" CE

ILIN

G7'

-10

1/2"

AC

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LNG

46" S

ILL

88" H

EA

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26" SILL88" HEAD

26" S

ILL

88" H

EA

D

56" SILL80" HEAD

26" S

ILL

88" H

EA

D26

" SIL

L88

" HE

AD

86" HEAD

HVAC

26" S

ILL

88" H

EA

D26

" SIL

L88

" HE

AD

23" SILL76" HEAD

ATTI

C

AC

CE

SS

RO

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9'-5

1/2

" CE

ILIN

G7'

-10

1/2"

AC

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LNG

RO

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9'-5

1/2

" CE

ILIN

G7'

-10

1/2"

AC

T C

LNG

RO

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9'-5

1/2

" CE

ILIN

G7'

-10

1/2"

AC

T C

LNG

RO

OM

9'-5

1/2

" CE

ILIN

G7'

-10

1/2"

AC

T C

LNG

RO

OM

9'-5

1/2

" CE

ILIN

G7'

-10

1/2"

AC

T C

LNG

FOY

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9'-5

1/2

" CE

ILIN

G7'

-10

1/2"

AC

T C

LNG

25 1

/2" S

ILL

78" H

EA

D

HVAC

WH

FIR

EP

LAC

E

STO

R.

STO

RA

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STO

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TOIL

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TOR

AG

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SE

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DN

DN

Existing Floor PlanScale: 1/4" = 1'-0"

A1

EXIS

TIN

GPR

OPO

SED

COUNTERDEPTHFRIDGE

MASTER BATH13'1"x10'5"

DINING12'10"x10'0"

KITCHEN13'6"x14'1"

LIVING13'6"x16'6"

PORCH13'11"x9'11"

OFFICE / BED 313'8"x9'6"

BED 212'11"x12'6"

LAUNDRY6'0"x5'6"

BATH9'4"x5'0"

W.I.C.7'4"x9'10"

GALLERY4'0"x20'9"

PATIO12'8"x19'8"

BUILT-IN BENCH SEAT

MASTER BED13'1"x16'2"

First Floor PlanScale: 1/4" = 1'-0"

A10 4 8 12 16 FT

HEATED AREA (SQFT)

EXISTING 1279PROPOSED 1656

27'-4

"

10'-4

"

8" 8"

1'-8

"

8'-0"EQ EQ14'-5 1/2" 13'-11"

9'-1

0 3/

4"

LINE OF EXISTING

charlotte historic district commission application for a...

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