The Do's and Don'ts of Landscape Design - Residential Property

Transcription

1 DeKalb County Historic Preservation Commission Monday, April 28, :00 P.M. Staff Comments Consent Agenda A East Lake Road (DH), Ed Erkes & Jane Erkes. Rear addition Built ( ) This property is located in the Druid Hills National Register Historic District and in Druid Hills Character Area 1. This is a nonhistoric house clad with painted brick. The house is small and L-shaped, with a small wing projecting from the right of the front facade. The applicants propose building a wing at the diagonally opposite corner of the house. The wing will be 16 wide and will project 15 to the rear. The addition will be clad with painted brick to match the house and will have one window. The applicant plans to reuse an existing window from the back of the house on the visible side of the addition, but if the window cannot be reused the applicant will install a new wood window to match the others on the house. The window pattern is 2/2 with horizontal divisions. The roof will be hipped to match the main roof. The existing privacy fence will partially block view of the addition. The applicant has not looked into what is available for replacing the window if necessary. If there are not stock windows that would work he can have one specially made. Recommendation The proposed changes do not appear to have a substantial adverse effect on the building or the district. This application appears to meet the guidelines and the staff recommends approval. Relevant Guidelines 5.0 Design Review Objective (p45) - When making a material change to a structure that is in view from a public right-of-way, a higher standard is required to ensure that design changes are compatible with the architectural style of the structure and retain character-defining features. When a proposed material change to a structure is not in view from the public-right-way, the Preservation Commission may review the project with a less strict standard so as to allow the owner more flexibility. Such changes, however, shall not have a substantial adverse effect on the overall architectural character of the structure Architectural Details (p52) Guideline - Stylistic details should be maintained and treated with sensitivity. The removal of such details or application of details inappropriate to the period or style of a house is strongly discouraged. Damaged elements should be repaired rather than replaced if at all possible. Historic details that have been lost or are beyond repair may be replaced with new materials, provided that their earlier presence can be substantiated by historical documentation and that the new materials match the original in composition, design, color, and texture Windows (p55) Guideline - Existing windows, including sashes, lights, lintels, sills, frames, molding, shutters, and all hardware should be retained and repaired through routine maintenance whenever possible. When deteriorated elements must be replaced, new elements should be compatible with the original in terms of material, design and hardware. Should it be necessary to replace an entire window, the replacement should be sized to the original opening and should duplicate all proportions and configurations of the original window Individual Architectural Elements (p73) Guideline - New construction and additions should be compatible and not conflict with the predominant site and architectural elements and their design relationships of existing properties in the area of influence.

2 A East Lake Road (DH), Ed Erkes & Jane Erkes page two Additions (p74) Guideline - Additions should not be added to the main facade of the building and should not appear to dominate the original structure. It is preferable to build new additions to the rear of a historic building, where it will have little or no impact on the streetscape facade. Design and materials should be compatible with the existing building. Avoid obscuring character-defining features of the historic building with the addition Additions (p74) Recommendation - While an addition should be compatible, it is acceptable and appropriate for it to be clearly discernible as an addition rather than appearing to be an original part of the building. Consider providing some differentiation in material, color, and/or detailing and setting additions back from the historic building s wall plane Nonhistoric Properties (p93) Guideline - In reviewing an application for a Certificate of Appropriateness for a material change to a nonhistoric building, the Preservation Commission should evaluate the change for its potential impacts to any historic development (architecture and natural and cultural landscapes) in the area of influence of the nonhistoric property. Guidelines presented in Section 7.0: Additions and new Construction are relevant to such evaluations.

3 DeKalb County Historic Preservation Commission Monday, April 28, :00 P.M. Staff Comments Consent Agenda B Lullwater Road (DH), Peter Frawley. Modify existing CoA to add swimming pool, hot tub, and screening walls in the backyard. Built ( ) This property is located in the Druid Hills National Register Historic District and in Druid Hills Character Area Lullwater Road (DH), Chris Hamilton. Restore rail on porte cochere, replace windows that have been removed, and make small addition on rear Approved Lullwater Road (DH), Duane Stone: Duane Stone & Associates, Inc. Rear addition, clean bricks, replace all windows, rebuild and extend porte cochere, replace front door and surround, replace columns, modify the back porch, replace driveway and introduce new landscaping Approved with modifications This application should be moved to the regular agenda. Explanation below. The house is sited on a flat pad at the south end of a low ridge. The terrain to the front, rear and right all drops off steeply once it gets away from the house. The east side of the property faces the golf course. The golf course has a heavy tree buffer at its property line. The golf course property also wraps around the south side of the property. This is outside the golf course s fence and is an unmaintained mature wooded area. The southwest side of the applicant s front yard is also heavily wooded. Applicant proposes installing a swimming pool the southwest corner of the house. Most of the pool will be behind the house. A retaining wall will be built to the south and east side of the pool to provide a level spot for the pool and its deck and patio. The wall will run from grade at each end and up to 5 at the tallest. A railing will top the wall. There will be other sections of retaining wall behind the house and a long flight of stairs leading up to the pool. Other stone stairs and stepping stone walkways will be laid in the backyard. The pool equipment will be dug into the slope slightly southwest of the pool. The equipment pad will be 2.5 below the grade at the top and will be open to the south. The applicant has provided photos of material similar to those to be used on the patio and retaining wall near the pool. A 5 tall fence will run from the chimney on the south side, across the patio to a brick pier at the edge, then south to another brick pier. The fence will then meander around the south side and rear of the property, then turn east to meet the back of the house. Two gates will be set in the backyard, another on the patio by the chimney, and a double gate below the patio facing the street. A grill will be set inside the fence beside the double gate. The applicant has provided illustrations of the fence, piers and grill.

4 B Lullwater Road (DH), Peter Frawley page two A generator and gas meter will be installed farther down the hill to the south. These will be set on a platform built into the slope. The rear wall of the platform will rise 4.5 from the base and a two timber high wooden retaining wall below the pad. There will be limited grading above the pad. The applicant has provided a photo of a generator similar to what is proposed. There is a very small footpath just below the equipment pad. It is just a worn place in the ivy. On the uphill side of the path there is dry-laid granite retaining wall. It does not appear to have been meant as a significant feature, but just created a flat area for the path. The wall is mostly grown over by ivy. A section of the retaining wall will be removed to make the equipment pad. The applicant proposed planting a hedge of Carissa holly to screen the equipment pad from the path and on either side. Staff suggested that the holly hedge would look more out of place than the pad itself and suggested installing a small wooden screening fence between the pad and the path and leaving it at that. The applicant said that that would be acceptable to him. The applicant has not provided a planting plan, but the commission usually does not review planting plans. In addition, while making a site visit, staff discovered that the developer had removed the wraparound porch and built a concrete replacement on its footprint. The developer has provided a letter from his engineer describing the problems with the old porch and way he recommended replacement. The developer says that the concrete will be re-veneered with salvaged brick. The developer has been informed that this will be discussed as part of the application. Recommendation The part of the face of the porch, the fence crossing the porch, and the fence in front of the patio will also be visible to some extent from the sidewalk in front of the house. Even in April staff was able to see their locations easily. Because of the visibility and of being on a rise above the street, the fences should be moved back to the rear corner of the house, taking the grill with them. This fence location does not comply with the guidelines and its location would have a substantial adverse effect on the district and the building. Staff recommends denial of all fencing in front of the south rear corner of the house. In the (hopefully) unlikely event that the trees south of the property were cleared, the pool, patio, fence, and both equipment pads would be visible from Lullwater. However, as they are now, none of the other elements of this proposal are visible from the right-of-way. With the exception of the replaced porch and the fence section facing the street, the proposed changes do not appear to have a substantial adverse effect on the building or the district. Those parts of the application appear to meet the guidelines and the staff recommends approval. Based on the letter from the engineer and the developer's commitment to reface the porch with salvaged brick, staff recommends retroactive approval of the replacement of the porch.

5 B Lullwater Road (DH), Peter Frawley page three Relevant Guidelines 5.0 Design Review Objective (p45) - When making a material change to a structure that is in view from a public right-of-way, a higher standard is required to ensure that design changes are compatible with the architectural style of the structure and retain character-defining features. When a proposed material change to a structure is not in view from the public-right-way, the Preservation Commission may review the project with a less strict standard so as to allow the owner more flexibility. Such changes, however, shall not have a substantial adverse effect on the overall architectural character of the structure Exterior Materials (p50) Guideline - Original masonry should be retained to the greatest extent possible without the application of any surface treatment, including paint. Repointing of mortar joints should only be undertaken when necessary, and the new mortar should duplicate the original material in composition, color, texture, method of application, and joint profile. Repaired joints should not exceed the width of original joints. The use of electric saws and hammers in the removal of old mortar is strongly discouraged as these methods can seriously damage adjacent bricks Architectural Details (p52) Guideline - Stylistic details should be maintained and treated with sensitivity. The removal of such details or application of details inappropriate to the period or style of a house is strongly discouraged. Damaged elements should be repaired rather than replaced if at all possible. Historic details that have been lost or are beyond repair may be replaced with new materials, provided that their earlier presence can be substantiated by historical documentation and that the new materials match the original in composition, design, color, and texture Entrances and Porches (p53) Guideline - Original porches and steps should be retained. Repair of porches should not result in the removal of original materials (such as balusters, columns, hand rails, brackets, and roof detailing) unless they are seriously deteriorated. If replacement materials must be introduced, the new should match the old in design, color, texture, and, where possible, materials. Replacement of missing features should be substantiated, if possible, by documentary and physical evidence Foundations (p57) Guideline Work involving foundations should, to the extent possible, preserve original appearances and materials. The primary issues in Druid Hills will be repair and maintenance and the application of inappropriate surface treatments such as stucco (see guidelines under Section Exterior Materials). Where additions are made to houses with granite foundations, the addition s foundation may use a veneer stone if it matches the existing in color, pattern, and mortar. 8.2 Trees (p78) Recommendation - The mature hardwood forest within the Druid Hills Local Historic District should be perpetuated through a district-wide replanting program. Trees should be replaced when mature trees are lost to age or damage or are removed for safety reasons. Replacement trees should be of identical or similar varieties to the original trees. A diversity of tree types is recommended to perpetuate the existing character of most tree groupings. Replacement trees of adequate size (1.5 caliper minimum) are recommended. Existing ordinances that provide for the protection and replacement of the district s tree resources should be applied to development activities within Druid Hills. 9.3 Vegetation (p83) Recommendation The plant list is intended to assist in the selection of appropriate plant materials. Olmsted s list and the list from the Georgia landscapes Project provide guidance in selecting materials appropriate for historic landscape projects. There are other sources that can be consulted to identify additional plants used by Olmsted in Druid Hills, such as historic planting plans and particularly the archival record at the Olmsted National Historic Site in Brookline, Massachusetts. The Olmsted list presented in this document should be considered a beginning. Residents of Druid Hills are encouraged to add to this list with historic plants that can be documented as having been used by Olmsted. The native list should be used for natural areas within the district, such as creek corridors and drainage ways. Places within the district where the retention of healthy ecological environments is critical are best landscaped with native varieties. Since native plants have been available since the colony of Georgia was established in 1733, native plants are also appropriate for historic landscapes.

6 B Lullwater Road (DH), Peter Frawley page four 9.4 Enclosures and Walls (p90) Recommendation - Fences are appropriate in rear yard spaces. Rear yard fences should be coordinated with existing county codes. Suggested materials include wood and chain link. Vinylcovered chain link fencing, typically in bronze, brown, or black, assist in making fences less obtrusive. Vines are suggested to soften the appearance of metal chain link fencing. If wood fencing is used, the paint color and design should be compatible with the architecture of the adjacent residence. Fence heights can range from 4' to 6' depending on the reason for the enclosure. 9.6 Accessory Buildings (p91) Guideline - New accessory buildings, such as garages and storage houses, are to be located in rear yard spaces and visually buffered from adjacent property owners and the public right-of-way. Accessory buildings that complement the architecture of the adjacent residence do not require the same level of buffering and may remain more visible within the local district. If the new building will be visible from the street, it should respect the established setbacks and orientations of the historic buildings in the area. 9.6 Accessory Buildings (p91) Recommendation - Recreational structures, such as tree houses and play houses, should be added only to rear yard spaces in a manner that is compatible with the architecture and siting patterns of the adjacent area. 9.7 Residential Landscape Design (p91) Recommendation - For residential yards, created without the assistance of landscape designers, historic landscape plans for other residential lots within the district should be used for guidance. These plans can be interpreted to create a new landscape plan that is based on historic traditions. Care should be taken to select designs for yards of similar size containing houses of similar style and scale.

7 DeKalb County Historic Preservation Commission Monday, April 28, :00 P.M. Staff Comments Consent Agenda C Oxford Road (DH), Bruce T. Meller of Home Forge Remodeling, LLC. Modify existing CoA to install a metal gate across the driveway rather than the previously approved wooden gate. Constructed ( ) This property is located in Druid Hills National Register Historic District and Druid Hills Character Area Oxford Road, Douglas P. & Kathleen W. Sanders. Construct garage in rear. Approved Oxford Road (DH), David Hicks, Architect. Rear addition Approved Oxford Road (DH), David Hicks, Architect. Rear addition Approved Oxford Road (DH), David Hicks, Architect. Rear addition Approved There was a wooden gate across the driveway prior to designation of the historic district. In 2008, 2009, and 2013 the HPC approved the replacement of the gate with a wider wooden gate (among other things). The current applicant proposes replacing the wooden gate with a metal picket gate curving to 5 tall in the middle. The gate will be set at the rear corner of the enclosed porch, as were the original gate and the gates previously approved. The driveway falls from the front of the house so that the gate will only be partially visible from the right of way. A part of the wooden fence was removed to facilitate work on the addition, but will be reinstalled in its original location. Recommendation The proposed changes do not appear to have a substantial adverse effect on the building or the district. This application appears to meet the guidelines and the staff recommends approval. Relevant Guidelines 9.4 Enclosures and Walls (p90) Guideline - Fences and walls should not be built in front yard spaces and are strongly discouraged from corner lot side yard spaces. Retaining walls should only be used in situations where topography requires their use. 9.4 Enclosures and Walls (p90) Recommendation - Fences are appropriate in rear yard spaces. Rear yard fences should be coordinated with existing county codes. Suggested materials include wood and chain link. Vinylcovered chain link fencing, typically in bronze, brown, or black, assist in making fences less obtrusive. Vines are suggested to soften the appearance of metal chain link fencing. If wood fencing is used, the paint color and design should be compatible with the architecture of the adjacent residence. Fence heights can range from 4' to 6' depending on the reason for the enclosure.

8 DeKalb County Historic Preservation Commission Monday, April 28, :00 P.M. Staff Comments Consent Agenda D Oakdale Road (DH), Phil Clark. Modify existing CoA to move the garage farther back on the lot, modify the backyard paving, and add to the screening plantings along the property lines. Under construction. ( ) This property is located in the Druid Hills National Register Historic District and Druid Hills Character Area Oakdale Road (DH), Phillip Clark Custom Builders Druid Hills. Modify previously approved CoA to remove the false chimney and change the garage doors Approved Oakdale Road (DH), Phillip Clark Custom Builders and Linda I. Dunlavy. Build new house Approved with modifications In May 2013 the HPC approved construction of a new house and a detached garage. The HPC approved both a two car garage and a three car stacking garage, with the decision being left up to the applicant. Work has not begun on the garage and the buyers have decided to build the two car garage, but want it moved farther back on the property to provide them with a larger backyard. The design is the same as the two car garage previously approved, but it will be moved back so that its rear will be at the same line as the rear of the previously approved three car garage. The commission has already approved screening plantings along the rear property lines. This application proposes additional plantings that will expand the buffer and add smaller buffers on both sides of the lot. The applicant owns the lots to either side and the lot at the far rear. The nearby houses are nonhistoric. The applicant says the immediate neighbor to the north is satisfied with the reinforced buffers. Recommendation The proposed changes do not appear to have a substantial adverse effect on the building or the district. This application appears to meet the guidelines and the staff recommends approval. Relevant Guidelines 5.0 Design Review Objective (p45) - When making a material change to a structure that is in view from a public right-of-way, a higher standard is required to ensure that design changes are compatible with the architectural style of the structure and retain character-defining features. When a proposed material change to a structure is not in view from the public-right-way, the Preservation Commission may review the project with a less strict standard so as to allow the owner more flexibility. Such changes, however, shall not have a substantial adverse effect on the overall architectural character of the structure. 8.2 Trees (p78) Recommendation - The mature hardwood forest within the Druid Hills Local Historic District should be perpetuated through a district-wide replanting program. Trees should be replaced when mature trees are lost to age or damage or are removed for safety reasons. Replacement trees should be of identical or similar varieties to the original trees. A diversity of tree types is recommended to perpetuate the existing character of most tree groupings. Replacement trees of adequate size (1.5 caliper minimum) are recommended. Existing ordinances that provide for the protection and replacement of the district s tree resources should be applied to development activities within Druid Hills.

9 D Oakdale Road (DH), Phil Clark page two 9.3 Vegetation (p83) Recommendation The plant list is intended to assist in the selection of appropriate plant materials. Olmsted s list and the list from the Georgia landscapes Project provide guidance in selecting materials appropriate for historic landscape projects. There are other sources that can be consulted to identify additional plants used by Olmsted in Druid Hills, such as historic planting plans and particularly the archival record at the Olmsted National Historic Site in Brookline, Massachusetts. The Olmsted list presented in this document should be considered a beginning. Residents of Druid Hills are encouraged to add to this list with historic plants that can be documented as having been used by Olmsted. The native list should be used for natural areas within the district, such as creek corridors and drainage ways. Places within the district where the retention of healthy ecological environments is critical are best landscaped with native varieties. Since native plants have been available since the colony of Georgia was established in 1733, native plants are also appropriate for historic landscapes. 9.5 Parking (p90) Guideline - Parking should be addressed in a manner that does not distract from the overall character of the district. Parking to serve private residential lots should be accommodated on-site, when at all possible, using the pathway of original drives and parking. Front yard parking should not be allowed unless it is a public safety issue. When front yard parking is necessary, it should be added in a manner that does not destroy the unbroken landscaped character of the front yard spaces in Druid Hills. Rear yard spaces should be considered for expansion of parking areas. 9.6 Accessory Buildings (p91) Guideline - New accessory buildings, such as garages and storage houses, are to be located in rear yard spaces and visually buffered from adjacent property owners and the public right-of-way. Accessory buildings that complement the architecture of the adjacent residence do not require the same level of buffering and may remain more visible within the local district. If the new building will be visible from the street, it should respect the established setbacks and orientations of the historic buildings in the area Nonhistoric Properties (p93) Guideline - In reviewing an application for a Certificate of Appropriateness for a material change to a nonhistoric building, the Preservation Commission should evaluate the change for its potential impacts to any historic development (architecture and natural and cultural landscapes) in the area of influence of the nonhistoric property. Guidelines presented in Section 7.0: Additions and new Construction are relevant to such evaluations.

10 DeKalb County Historic Preservation Commission Monday, April 28, :00 P.M. Staff Comments Consent Agenda E Emory Road (DH), Rosalie Ezekiel. Modify existing CoA to relocate exterior stairs and a wall. Built ( ) This property is located in the Druid Hills National Register Historic District and Druid Hills Character Area Emory Road (DH), John V. Blackmon & 1373 Emory Road, Judith & Wayne Book. Replace wire fence along property line with chain link behind the house and wood between the houses. Similar plan on the other side of 1379, but with a wood fence starting at the rear corner of the house changing to chain link farther back. Approved Emory Road (DH), John V. Blackmon. Build garage in backyard. Approved Emory Road (DH), Rosalie Ezekiel. Raise roof and make rear addition Approved with modifications The applicant proposes minor modifications to her previously approved plans. The drawings show the existing house, the approved plans, and the proposed plans. The west wall of the approved rear addition will be expanded 2 10 further to the west. The roof pitch will rise from its currently approved 4:12 to 4.25:12. The wooden deck will be extended from the previously approved 12 to 14 8 farther to the rear. The stairs will be relocated from the side of the addition to the rear. This is a nonhistoric house as are most of the houses around it. A maid s walk or twitten runs along the left (east) side of the property. This house is a simple, one-story ranch with a daylight basement to the rear. The basement level is granite and the main level is brick. Recommendation The proposed changes do not appear to have a substantial adverse effect on the building or the district. This application appears to meet the guidelines and the staff recommends approval. Relevant Guidelines 5.0 Design Review Objective (p45) - When making a material change to a structure that is in view from a public right-of-way, a higher standard is required to ensure that design changes are compatible with the architectural style of the structure and retain character-defining features. When a proposed material change to a structure is not in view from the public-right-way, the Preservation Commission may review the project with a less strict standard so as to allow the owner more flexibility. Such changes, however, shall not have a substantial adverse effect on the overall architectural character of the structure Additions (p74) Guideline - Additions should not be added to the main facade of the building and should not appear to dominate the original structure. It is preferable to build new additions to the rear of a historic building, where it will have little or no impact on the streetscape facade. Design and materials should be compatible with the existing building. Avoid obscuring character-defining features of the historic building with the addition.

11 E Emory Road (DH), Rosalie Ezekiel page two Additions (p74) Recommendation - While an addition should be compatible, it is acceptable and appropriate for it to be clearly discernible as an addition rather than appearing to be an original part of the building. Consider providing some differentiation in material, color, and/or detailing and setting additions back from the historic building s wall plane Nonhistoric Properties (p93) Guideline - In reviewing an application for a Certificate of Appropriateness for a material change to a nonhistoric building, the Preservation Commission should evaluate the change for its potential impacts to any historic development (architecture and natural and cultural landscapes) in the area of influence of the nonhistoric property. Guidelines presented in Section 7.0: Additions and new Construction are relevant to such evaluations.

12 DeKalb County Historic Preservation Commission Monday, April 28, :00 P.M. Staff Comments Consent Agenda F Coventry Place (DH), Tim Allen. Install fence around backyard. Under construction. ( ) This property is located in the Chelsea Heights Character Area, but is not in a National Register Historic District Coventry Place (DH), Robert Gunnison/Cynthia Tauxe. Build new house Denied Coventry Place (DH), Arlene Dean. Build new house on vacant lot For comment only Coventry Place (DH), Tim Allen. Build new house on wooded lot Approved with modification The house is under construction. The applicant proposes installing a 6 tall wooden privacy fence around the backyard, connecting to the house at both rear corners. The property falls off from the street so that the rear corners of the house are about. Recommendation The proposed changes do not appear to have a substantial adverse effect on the building or the district. This application appears to meet the guidelines and the staff recommends approval. Relevant Guidelines 5.0 Design Review Objective (p45) - When making a material change to a structure that is in view from a public right-of-way, a higher standard is required to ensure that design changes are compatible with the architectural style of the structure and retain character-defining features. When a proposed material change to a structure is not in view from the public-right-way, the Preservation Commission may review the project with a less strict standard so as to allow the owner more flexibility. Such changes, however, shall not have a substantial adverse effect on the overall architectural character of the structure. 9.4 Enclosures and Walls (p90) Guideline - Fences and walls should not be built in front yard spaces and are strongly discouraged from corner lot side yard spaces. Retaining walls should only be used in situations where topography requires their use. 9.4 Enclosures and Walls (p90) Recommendation - Fences are appropriate in rear yard spaces. Rear yard fences should be coordinated with existing county codes. Suggested materials include wood and chain link. Vinylcovered chain link fencing, typically in bronze, brown, or black, assist in making fences less obtrusive. Vines are suggested to soften the appearance of metal chain link fencing. If wood fencing is used, the paint color and design should be compatible with the architecture of the adjacent residence. Fence heights can range from 4' to 6' depending on the reason for the enclosure Nonhistoric Properties (p93) Guideline - In reviewing an application for a Certificate of Appropriateness for a material change to a nonhistoric building, the Preservation Commission should evaluate the change for its potential impacts to any historic development (architecture and natural and cultural landscapes) in the area of influence of the nonhistoric property. Guidelines presented in Section 7.0: Additions and new Construction are relevant to such evaluations.

13 DeKalb County Historic Preservation Commission Monday, April 28, :00 P.M. Staff Comments Consent Agenda G Coventry Place (DH), Jasper Sienkiewicz. Enclose and expand rear deck. Tax records say built 1946, but the applicant says it was built in Based on the appearance of the building, staff believes that 1991 is correct. ( ) This property is located in the Chelsea Heights Character Area, but is not in a National Register Historic District Coventry Place (DH), Michael Terry. Replace metal fence with wooden fence in front and rear yards. Approved This is a retroactive application on a nonhistoric house. The owner expanded and enclosed his rear deck earlier this year. He did not have a CoA or a building permit, and he was reported by a neighbor. Code Compliance contacted the owner and told him he needed a CoA followed by a building permit. Although the paperwork was received late, the public notice sign was posted ten days prior to the meeting. The 12 by 20 rear deck and stairs were stripped to the frame and rebuilt with cedar, roofed with standing seam metal, and enclosed with screens. A new 14 by 14 open deck was added at the west end of the screened porch. Cypress and ipé were used for flooring. An aerial photo from Google Earth shows the old rectangular, unroofed deck. Small sections of the porch can barely be seen from East Clifton Road and Vickers Circle. The porch is not visible from Coventry Place. Recommendation The proposed changes do not appear to have a substantial adverse effect on the building or the district. This application appears to meet the guidelines and the staff recommends approval. Relevant Guidelines 5.0 Design Review Objective (p45) - When making a material change to a structure that is in view from a public right-of-way, a higher standard is required to ensure that design changes are compatible with the architectural style of the structure and retain character-defining features. When a proposed material change to a structure is not in view from the public-right-way, the Preservation Commission may review the project with a less strict standard so as to allow the owner more flexibility. Such changes, however, shall not have a substantial adverse effect on the overall architectural character of the structure.

14 E Emory Road (DH), Rosalie Ezekiel page two 11.0 Nonhistoric Properties (p93) Guideline - In reviewing an application for a Certificate of Appropriateness for a material change to a nonhistoric building, the Preservation Commission should evaluate the change for its potential impacts to any historic development (architecture and natural and cultural landscapes) in the area of influence of the nonhistoric property. Guidelines presented in Section 7.0: Additions and new Construction are relevant to such evaluations Horizontal emphasis Guideline New construction and additions should preserve and reinforce the streetscape character of Chelsea Heights by maintaining the predominant horizontal building emphasis of the neighborhood. Primary building facades should create a horizontal emphasis versus a vertical emphasis Scale Recommendation In keeping with the guidelines of scale, the perceived scale of new infill residences and additions should be minimized. New construction or additions generally should be consistent with the height of nearby structures. Typically there should be no more than two floors as viewed from primary street frontage to ensure compatibility with the predominant housing character of Chelsea Heights. This means that those lots that slope down and away from the fronting street can accommodate taller structures and still maintain the general character of the street. Lots that slope upward from the street will need special attention given to building height and rooflines to avoid a building that towers over the street and neighboring homes. Special attention will need to be paid to foundation heights and topography represented on drawings to ensure that foundation do not add to the visual perception of height Roof pitch Guideline Roofs typically should feature a low (4/12) to moderate (12/12) pitch Additions Recommendation Place an addition at the rear of a building or set back from the front to minimize the visual impact on the original structure to allow the original proportions and character to remain prominent and to differentiate the old from the new. Special note regarding materials In general, materials should be in keeping with those that are endemic to the neighborhood, namely, wood, granite, brick and asphalt. However, newer material may be introduced into the neighborhood if in keeping with the historical context of these older materials. For example, the use of cementitious siding that mimics the profile and texture of wood (commonly referred to as Hardieplank) may be consistent with some exterior applications. The introduction of some green materials, for example, solar shingling and panels, may be appropriate and should be given special design consideration.

15 DeKalb County Historic Preservation Commission Monday, April 28, :00 P.M. Staff Comments Consent Agenda H. 318 Durand Falls Drive (DH), Southern Trillium Lyle Collins, Kelly Evans. Install gate with arbor, replace walkway, and install plantings. Built ( ) This property is located in the Chelsea Heights Character Area, but is not in a National Register Historic District Durand Falls Drive (DH), Juan Ramirez, Studio D+C, Inc. Make addition to side and add dormers to existing wing Approved with modification Durand Falls Drive (DH), Juan Ramirez, Studio D+C, Inc. Modify existing CoA to enlarge the previously approved dormers Approved with modifications This is a nonhistoric house. The applicant proposes removing all shrubs from the front and side yards and installing many new plants. The planting list is found in the packet. Possibly as many as half of the proposed plantings come from the recommended planning list. No trees will be removed. A stone and concrete walkway to the right of the house will be replaced by a Tennessee fieldstone stepping stone walkway on the same footprint. The pathway currently stops at the corner of the house because the rest was destroyed during construction of the addition in The applicant says that Tennessee fieldstone is darker than Crab Orchard stone. He has provided a photo. A wooden picket fence and arched gateway will be set at an angle behind the right rear corner of the house. This will be visible from the street across the neighbor s front yard. Recommendation The proposed changes do not appear to have a substantial adverse effect on the building or the district. This application appears to meet the guidelines and the staff recommends approval. Relevant Guidelines 5.0 Design Review Objective (p45) - When making a material change to a structure that is in view from a public right-of-way, a higher standard is required to ensure that design changes are compatible with the architectural style of the structure and retain character-defining features. When a proposed material change to a structure is not in view from the public-right-way, the Preservation Commission may review the project with a less strict standard so as to allow the owner more flexibility. Such changes, however, shall not have a substantial adverse effect on the overall architectural character of the structure. 8.2 Trees (p78) Recommendation - The mature hardwood forest within the Druid Hills Local Historic District should be perpetuated through a district-wide replanting program. Trees should be replaced when mature trees are lost to age or damage or are removed for safety reasons. Replacement trees should be of identical or similar varieties to the original trees. A diversity of tree types is recommended to perpetuate the existing character of most tree groupings. Replacement trees of adequate size (1.5 caliper minimum) are recommended. Existing ordinances that provide for the protection and replacement of the district s tree resources should be applied to development activities within Druid Hills.

16 H. Southern Trillium Lyle Collins, Kelly Evans page two 9.3 Vegetation (p83) Recommendation The plant list is intended to assist in the selection of appropriate plant materials. Olmsted s list and the list from the Georgia landscapes Project provide guidance in selecting materials appropriate for historic landscape projects. There are other sources that can be consulted to identify additional plants used by Olmsted in Druid Hills, such as historic planting plans and particularly the archival record at the Olmsted National Historic Site in Brookline, Massachusetts. The Olmsted list presented in this document should be considered a beginning. Residents of Druid Hills are encouraged to add to this list with historic plants that can be documented as having been used by Olmsted. The native list should be used for natural areas within the district, such as creek corridors and drainage ways. Places within the district where the retention of healthy ecological environments is critical are best landscaped with native varieties. Since native plants have been available since the colony of Georgia was established in 1733, native plants are also appropriate for historic landscapes. 9.4 Enclosures and Walls (p90) Recommendation - Fences are appropriate in rear yard spaces. Rear yard fences should be coordinated with existing county codes. Suggested materials include wood and chain link. Vinylcovered chain link fencing, typically in bronze, brown, or black, assist in making fences less obtrusive. Vines are suggested to soften the appearance of metal chain link fencing. If wood fencing is used, the paint color and design should be compatible with the architecture of the adjacent residence. Fence heights can range from 4' to 6' depending on the reason for the enclosure. 9.7 Residential Landscape Design (p91) Recommendation - For residential yards, created without the assistance of landscape designers, historic landscape plans for other residential lots within the district should be used for guidance. These plans can be interpreted to create a new landscape plan that is based on historic traditions. Care should be taken to select designs for yards of similar size containing houses of similar style and scale Nonhistoric Properties (p93) Guideline - In reviewing an application for a Certificate of Appropriateness for a material change to a nonhistoric building, the Preservation Commission should evaluate the change for its potential impacts to any historic development (architecture and natural and cultural landscapes) in the area of influence of the nonhistoric property. Guidelines presented in Section 7.0: Additions and new Construction are relevant to such evaluations.

17 DeKalb County Historic Preservation Commission Monday, April 28, :00 P.M. Staff Comments Regular Agenda I Spring Valley Lane (DH), Rachel Sheehan. Add second story and small addition to front Built ( ) This property is not located in a National Register Historic District or in an identified character area Spring Valley Lane (DH), Rachel Davis. Demolish nonhistoric garage/shed and build two-car garage in backyard. Approved Spring Valley Drive (DH), Rachel Davis. Install in-ground swimming pool in the backyard. Approved Spring Valley Lane (DH), Rachel Sheehan. Add second story and remodel to make the house look more traditional. Foe comment only The HPC denied this application in March and the applicant filed an appeal to the Board of Commissioners. On April 22 the BOC reversed the denial and remanded the case to the HPC with direction that this application be approved with the stipulation that the height from threshold to ridge not be more than the 25 shown in the drawings. The material below has been pulled forward from the March staff comments. It appears that a group of six or so similar ranches were built here in These were an early group that also related to the American Small House, particularly on the interior. The other houses have all undergone major changes prior to the designation of the historic district and the subject house is the best preserved. The HPC has approved changes to houses across the street, but has not received any applications for major changes on this side. The houses across the street are a little younger than this side and do not meet the district s criteria to be deemed historic. The applicant proposes enclosing the left side of the front porch and roofing the center section of the porch to continue as a porch. Additions will be made to the left (east) side and rear as well. The side addition will project the width of an existing small wing at the rear of that side. It will have a wide area with no windows. A second story will be added, mostly set into the existing roofline. Some of the lower parts of the upstairs will be brick to match that of the original house and the bulk of the upstairs wall will be clad with lap siding. The new roof will be the same low pitch as the original. On three sides the walls of the addition will be set on top of the existing walls. This appears to be set back on the front, right and part of the rear because of the first floor roofs. The left side does not have an intervening roof line so it goes straight up two floors. The applicant has not provided an illustration of the back of the house.

18 I Spring Valley Lane (DH), Rachel Sheehan page two A small part of the second floor will project onto the top of the ground floor front projecting wing. All windows will be replaced with simulated divided light windows. These will be clad wood windows but the type of cladding is not specified. A bay window will be installed on the front of the ground floor projecting wing. Other windows will be relocated. The new roofing will be architectural shingles. Recommendation The BOC has directed that this application be approved with the stipulation that the height from threshold to ridge not be more than the 25 shown in the drawings. Relevant Guidelines 5.0 Design Review Objective (p45) - When making a material change to a structure that is in view from a public right-of-way, a higher standard is required to ensure that design changes are compatible with the architectural style of the structure and retain character-defining features. When a proposed material change to a structure is not in view from the public-right-way, the Preservation Commission may review the project with a less strict standard so as to allow the owner more flexibility. Such changes, however, shall not have a substantial adverse effect on the overall architectural character of the structure Exterior Materials (p51) Guideline - Original stucco should be retained to the greatest extent possible without the application of any surface treatment including paint. Stucco facing requires periodic maintenance and should be repaired with a stucco mixture that matches the original material in both appearance and texture Exterior Materials (p51) Guideline - The application of artificial or nonhistoric exterior siding materials such as brick veneers; asphalt shingle siding; and cementitious, aluminum, or vinyl siding is discouraged. These materials are not successful in mimicking details of original wood siding (the most common material over which they are applied); subsequently, their use greatly compromises the historic integrity of buildings. Application often results in the loss or distortion of architectural details, and improper installation can result in damage of historic materials. Use of compatible and high quality look-a-like synthetic building materials may be allowable, especially in order to reduce costs, provided (1) the substitute material can be installed without irreversibly damaging or obscuring the historic material and architectural features and trim of the building and (2) the substitute material can match the historic material in size, profile, and finish so that there is no change in the historic character of the building Architectural Details (p52) Guideline - Stylistic details should be maintained and treated with sensitivity. The removal of such details or application of details inappropriate to the period or style of a house is strongly discouraged. Damaged elements should be repaired rather than replaced if at all possible. Historic details that have been lost or are beyond repair may be replaced with new materials, provided that their earlier presence can be substantiated by historical documentation and that the new materials match the original in composition, design, color, and texture Entrances and Porches (p53) Guideline - Original porches and steps should be retained. Repair of porches should not result in the removal of original materials (such as balusters, columns, hand rails, brackets, and roof detailing) unless they are seriously deteriorated. If replacement materials must be introduced, the new should match the old in design, color, texture, and, where possible, materials. Replacement of missing features should be substantiated, if possible, by documentary and physical evidence.

19 I Spring Valley Lane (DH), Rachel Sheehan page three Windows (p55) Guideline - Existing windows, including sashes, lights, lintels, sills, frames, molding, shutters, and all hardware should be retained and repaired through routine maintenance whenever possible. When deteriorated elements must be replaced, new elements should be compatible with the original in terms of material, design and hardware. Should it be necessary to replace an entire window, the replacement should be sized to the original opening and should duplicate all proportions and configurations of the original window Roofs, Chimneys, and Dormers (p56) Guideline - The original roof form should be retained to the greatest extent possible. No addition to a house should greatly alter the original form of a roof or render that form unrecognizable. Original or historic roof dormers should also be retained. Skylights should be installed so as to be as unobtrusive as possible. If additional upper-story space is required, consider using dormers placed out-ofview of public right-of-way to create this space Defining the Area of Influence (p64) Guideline - In considering the appropriateness of a design for a new building or addition in a historic district, it is important to determine the area of influence. This area should be that which will be visually influenced by the building, i.e. the area in which visual relationships will occur between historic and new construction. 7.2 Recognizing the Prevailing Character of Existing Development (p65) Guideline - When looking at a series of historic buildings in the area of influence, patterns of similarities may emerge that help define the predominant physical and developmental characteristics of the area. These patterns must be identified and respected in the design of additions and new construction Directional Emphasis (p67) Guideline - A new building s directional emphasis should be consistent with dominant patterns of directional emphasis within the area of influence, if such patterns are present Shape: Roof Pitch (p68) Guideline - The roof pitch of a new building should be consistent with those of existing buildings within the area of influence, if dominant patterns are present Shape: Building Elements (p68) Guideline - The principal elements and shapes used on the front facade of a new building should be compatible with those of existing buildings in the area of influence, if dominant patterns are present Shape: Porch Form (p68) Guideline - The shape and size of a new porch should be consistent with those of existing historic buildings within the area of influence, if dominant patterns are present Massing (p69) Guideline - The massing of a new building should be consistent with dominant massing patterns of existing buildings in the area of influence, if such patterns are present Proportion (p70) Guideline - The proportions of a new building should be consistent with dominant patterns of proportion of existing buildings in the area of influence, if such patterns are present Rhythm (p71) Guideline - New construction in a historic area should respect and not disrupt existing rhythmic patterns in the area of influence, if such patterns are present Scale/Height (p72) Guideline - New construction in historic areas should be consistent with dominant patterns of scale within the area of influence, if such patterns are present. Additions to historic buildings should not appear to overwhelm the existing building Scale/Height (p72) Guideline - A proposed new building should appear to conform to the floor-to-floor heights of existing structures if there is a dominant pattern within the established area of influence. Dominant patterns of cornice lines, string courses, and water tables can be referenced to help create a consistent appearance.

20 I Spring Valley Lane (DH), Rachel Sheehan page four Individual Architectural Elements (p73) Guideline - New construction and additions should be compatible and not conflict with the predominant site and architectural elements and their design relationships of existing properties in the area of influence Additions (p74) Guideline - Additions should not be added to the main facade of the building and should not appear to dominate the original structure. It is preferable to build new additions to the rear of a historic building, where it will have little or no impact on the streetscape facade. Design and materials should be compatible with the existing building. Avoid obscuring character-defining features of the historic building with the addition Additions (p74) Guideline - Additional stories should be set well back from the roof edge to ensure that the historic building s proportions and profile are not radically changed Additions (p74) Recommendation - While an addition should be compatible, it is acceptable and appropriate for it to be clearly discernible as an addition rather than appearing to be an original part of the building. Consider providing some differentiation in material, color, and/or detailing and setting additions back from the historic building s wall plane Additions (p74) Recommendation - These guidelines do not recommend adding false historical details to a noncontributing building in an effort to make it more compatible with surrounding historic buildings. Every effort should be made, however, to ensure that additions and alterations to the property do not detract further from the character of the historic environment, keeping in mind the design concepts discussed in Section New Construction and Subdivision Development (p75) Guideline - To be compatible with its environment, new construction should follow established design patterns of its historic neighbors, including building orientation, setback, height, scale, and massing.