Title/Name/Summary
Barry House Certificate of Appropriateness
History
QUICKFACTS
Project
Barry House - 2013-0067
Petitioner
John Barry
Purpose
To construct an approximately 4,000 square foot new single family residence on a 13,301 square foot site at 9825 W. 144th Street, the southwest corner of 144th Street and Beacon Avenue.
Requested Actions: Certificate of Appropriateness
Project Attributes
Address: 9825 W. 144th Street
Size: 13,301 square foot site
Comprehensive Land Designation: Low Intensity Population
Existing Zoning: OOH Old Orland Historic District
Existing Land Use: Single Family Residential
Proposed Land Use: Single Family Residential
OVERVIEW AND BACKGROUND
The petitioner is proposing to construct an approximately 4,000 square foot new single family home in the Old Orland Historic district at 9825 W. 144th Street, the southwest corner of 144th Street and Beacon Avenue. The new single family dwelling will replace the historic single family home. According to the 2008 Residential Area Intensive Survey (historic building survey by McGuire, Igleski & Associates), the existing home was constructed circa 1890 in the National Upright and Wing architectural style. The survey listed the existing structure as being in “Good” condition with “Medium” architectural integrity. It also classified the structure as “contributing” to the character of the historic district.
Despite the classification as “contributing” by the survey, the pre-existing building has not been listed as a contributing structure to the historic district by Code. As a result, the home does not appear in the Local Register of Significant Places in Section 5-110 Landmarks Designation or in the list of contributing structures in Section 6-209. It was therefore not a landmark or a contributing structure to merit additional oversight.
The economic downturn and the collapse of the housing market took its toll on the building. Since the 2008 survey, the home was foreclosed and subsequent property owners (banks) did not take good care of the centenarian structure. By the end of 2012, the pre-existing building was in a state of considerable disrepair with significant property maintenance issues. The building was deemed structurally unsound with multiple retaining wall and other building failures (principally the roof). The 123 year old house, already difficult to renovate to modern standards with narrow passage ways and undersized rooms, was demolished in January 2013 in favor of new construction for the site-the proposed single family home.
PROJECT DESCRIPTION & CONTEXT
The petitioner proposes to construct a new single family home in the Queen Anne architectural style. Many buildings in the Old Orland Historic District are predominantly in the National architectural style but there are a few high profile buildings that are in the Queen Anne style, namely the Twin Towers Sanctuary and the Loebe House (both landmarks).
The Queen Anne style is generally characterized by asymmetrical shapes, projecting bays, prominent compound rooftops, wrap-around porches, patterned shingles, conical towers, dormers and chimneys. The proposed single family home will carry these features and be compatible in style and scale to the Old Orland Historic District.
This petitioner does not request any variances.
The recommendation motion includes the following conditions:
1) Submit a landscape plan to deal with the tree mitigation requirements before building permits are issued for construction.
2) Introduce a light division in the casement window along Beacon Avenue in order to create the appearance of a two-over-two window.
Overall, the project conforms to the Village’s Comprehensive Plan, Land Development Codes and policies for this area.
HISTORIC PRESERVATION REVIEW COMMISSION MOTION
On March 19, 2013, the Historic Preservation Review Commission, by a vote of 4-1 moved to recommend to the Village Board to approve the elevation drawings titled “Barry House 9825 W. 144th Street”, prepared by Kramer and Associates and dated March 5, 2013, subject to the following conditions, which must be made prior to the Board meeting.
1) Submit a landscape plan to deal with the tree mitigation requirements before building permits are issued for construction.
2) Introduce a light division in the casement window along Beacon Avenue in order to create the appearance of a two-over-two window.
and
Moved 4-1 to recommend to the Village Board to approve the Certificate of Appropriateness for 9825 W. 144th Street subject to the above conditions.
DISCUSSION
At the meeting, Commission members noted the proposed construction met the requirements of the Historic District zoning code but expressed their concern regarding the bulk, size and scale of the building. Staff noted that part of the size issue was the result of the existing legal non-conforming lot size of the property, which enables a larger building envelope by right. It does not make sense to cause a property owner to subdivide his single lot into two separate lots that would continue to exceed maximum lot width requirements for the district just to build one smaller single family home. It also does not make sense to force a subdivision into multiple conforming lots to build on his property. There are few parcels in the Historic District where the lot size will enable larger homes like this. Larger homes are not necessarily ahistorical to the period of significance for the District (e.g. Loebe House, Humphrey House).
Nevertheless, some felt the building was too big for the district, particularly with the attached garage. The Village’s historic preservation consultant, McGuire Igleski and Associates noted that the building size and scale was compatible to the district and that it met height requirements. The Chairman was not convinced the building met district height requirements as it was measured only from street grade. It was his view the building was too tall, particularly as grade changed along the northeast corner of the site (location of the tower feature and finial). Staff noted that a height variance was not included as part of this petition. The building will have to conform to the 37 foot height limitation in order to be constructed.
Additionally, the Commission was concerned about setting a precedent for attached garages in the Historic District. Per policy, attached garages are only allowed for corner lots that need to mitigate topographical (e.g. grade challenges) or other natural features (e.g. heritage trees). Also, the 50 foot maximum lot width requirement for new construction and the typical mid-block narrow lot sizes of the district will discourage attached garages because there will not be enough site maneuverability to locate the garage to the rear in an attached manner.
Based on the discussions concerning the dimensions of the house and the attached garage, the Chairman voted against the project.
A copy of the HPRC staff report is included for further reference.
This case is now before the Village Board of Trustees for consideration.
Recommended Action/Motion
I move to approve a Certificate of Appropriateness for a new single family home at 9825 W. 144th Street in the Old Orland Historic District as recommended at the March 19, 2013 Historic Preservation Review Commission meeting and as fully referenced below.
THIS SECTION FOR REFERENCE ONLY (NOT NECESSARY TO BE READ)
I move to approve the elevation drawings titled “Barry House 9825 W. 144th Street”, prepared by Kramer and Associates and dated March 5, 2013, subject to the following conditions, which must be made prior to the Board meeting.
1) Submit a landscape plan to deal with the tree mitigation requirements before building permits are issued for construction.
2) Introduce a light division in the casement window along Beacon Avenue in order to create the appearance of a two-over-two window.
and
I move to approve the Certificate of Appropriateness for 9825 W. 144th Street subject to the above conditions.