Charlotte Historic District Commission
Staff Review
HDC 2013-128
Application for a Certificate of Appropriateness
August 14, 2013
ADDRESS OF PROPERTY:
621 East Tremont Avenue, Dilworth Local Historic District
SUMMARY OF REQUEST:
Second-story Addition
OWNER:
Angela Cardone
APPLICANT:
Chris Scorsone, Architect
HDC 2013-128
Details of Proposed Request
Background-Denied June 12, 2013
This project is located within the Dilworth Local Historic District. The previous application (2013-68) was denied
at the June HDC meeting. Reasons for denial of the addition based on HDC Guidelines were Size, Scale and
Massing. The overall opinion was the ‘disappearance’ of the original home relative to the addition. The
transition in style of the proposed home from Bungalow to Tudor was an additional issue. Though architectural
style is not a specific policy guideline, it is related to other criteria. However, the revised application is an effort
to enhance the existing home with traditional bungalow design details.
The applicant has submitted revised plans as application 2013-128. In order for a denied application to be heard
by the HDC before the 6 month restriction, the project proposal must have been “substantially redesigned” as
stated in Section II.F.3(1) in the Rules and Procedures manual. The following are changes to be considered by
the HDC as “substantially redesigned” for this application:
Size
1. The square footage has been reduced thus reducing the size of the home.
Scale
2. The height has been reduced by lowering roof planes.
3. Roof pitch of cross gable has been reduced.
4. Straight rafter tails have replaced curved tails.
Massing
5. The overall geometry of the front façade is less complicated but more complimentary to the existing
house.
6. The secondary gable over the entrance has been removed.
7. The single gable on the front facade is supported by four tapered columns on piers.
8. The rectilinear porch has become a focal point on the front facade.
9. The front entrance stairs are squared and evenly spaced and line up with the existing front entry.
1
Other changes:
Fenestration
10. The window arrangement of the existing house has been retained.
11. The front arched doorway and portico are replaced with craftsman style door and horizontal doorway.
Existing Conditions
This is a c. 1915 bungalow style house that is located mid-block on East Tremont Avenue. It is a single story
home with mostly 4/1 windows and a small porch. The gabled roof has clipped ends on both sides. Adjacent
houses along the block are a mix of one, 1 ½ and 2 story homes. There are also two quadraplexes adjacent to
the subject property.
Proposal
In addition to the design details mentioned above, new elements include wood siding, cedar shakes in the front
gable, and a shed dormer to side of the front facing gable.
Relevant Policies and Guidelines
Additions to existing structures in Local Historic Districts have a responsibility to complement the original
structure. Additions should reflect the design, scale and architectural style of the original structure. The
following guidelines are intended to encourage addition designs that are compatible with the existing
structure, while not fully mimicking the original design.
Staff Analysis
The redesign is a departure from the previous submittal which transformed the existing house to a Tudor style
home. The current proposal keeps the traditional vernacular of a bungalow style house including materials.
Additionally, the revised proposal meets the Guidelines for additions. The HDC should also consider the extent
of the transformation from the existing structure.
2
Charlotte Historic District Commission - Case 2013-068
st
B
v
Ly
n
dh
ur
st
Av
Ea
m
on
in
g
hr
op
Tr
e
W
or
th
to
n
Av
W
in
t
E
Av
E
tA
v
ct
Vi
ia
or
n
ew
s
Ct
Av
M
Av
th
Sp
0
100
Av
200
400
Feet
Print Date;
May 5 , 2013
ok
si
de Property Lines
Av
Building Footprints
d
Br
o
621 East Tremont Avenue
Dilworth Local
Historic District
R
!
I
al
d
rk
on
Pa
M
cd
Le
rin
nn
gd
ox
al
e
Pl
Di
lw
or
ZONING SETBACKS:
R-5 ZONING SETBACKS: FRONT 20'; SIDES 5'; REAR 35'
BUILDING COVERAGE CALCULATIONS Table 9.205(1)(i)
LOT SIZE - 7,500 SQ FT (40% Coverage for lots 6,500 - 8,500 sf)
40% of 7,500 sq ft = 3,000 sq ft ALLOWED
BUILDING FOOTPRINT - 2,600 sq ft (including porches & drives under roof)
LOT COVERAGE = 2,600 sq ft PROPOSED
50'0"
S 48°15'00" E
PROPERTY LINE
EXISTING ALLEY
49'-7"
DRIVEWAY &
PARKING
5' SIDE YARD SETBACK
5' SIDE YARD SETBACK
35' REAR SETBACK
5'-0"
5'-4"
PATIO
0.172 acres
150'0"
S 41°45'00" W
N 41°45'00" E
150'0"
5'-2"
NEW
EXISTING
4'-8"
5'-1"
PORCH
28'-4"
20' FRONT SETBACK
NEW BRICK STEPS
N 48°15'00" W
PROPERTY LINE
50'0"
EXISTING BRICK RETAINING
WALL TO REMAIN
EXISTING SIDWALK
TO REMAIN
EXISTING BRICK
STEPS TO REMAIN
EAST TREMONT AVENUE 60'
0
0
4
8
12
16 FT
621 East Tremont Avenue
Date: 08.14.2013 | Project #: 12_106
HDC Review Package
20
40 FT
Site Plan
cluck
DESIGN COLLABORATIVE
Existing Left Neighbors
0
4
8
12
Existing Front Elevation
Existing Right Neighbors
16 FT
Context Photos
621 East Tremont Avenue
Date: 08.14.2013 | Project #: 12_106
HDC Review Package
cluck
DESIGN COLLABORATIVE
32'-5"
20'-9"
28'-6"
+/- 11'-8"
+/- 13'-9"
22'-1"
35'-10"
Proposed
Existing
Street Composite Drawing
0
4
8
12
16 FT
621 East Tremont Avenue
Date: 08.14.2013 | Project #: 12_106
HDC Review Package
cluck
DESIGN COLLABORATIVE
FIBERGLASS SHINGLE
ROOF
PROFILE OF REVISED ELEVATION
SHAPED WOOD
BRACKETS SIMILAR TO
EXISTING, TYPICAL
NEW WINDOWS, TO
MATCH STYLE OF
EXISTING
28'-11"
28-16
28-40
28-40
28-40
CEDAR SHAKE SIDING TO
MATCH EXISTING,
TYPICAL
28-72
30
30-60
- 60
30-60
3034-60
- 60
34-60
PAINTED TAPERED WOOD
COLUMN
STONE PORCH BASE
WALL, TO MATCH 815 E.
WORTHINGTON AVE.
Proposed - May Presentation
17'-5 3/8"
EXISTING FIBERGLASS
SHINGLE ROOF
7'-11"
EXISTING CEDAR SHAKE
SIDING - ASBESTOS
SIDING TO BE REMOVED
0
4
8
12
16 FT
621 East Tremont Avenue
Date: 08.14.2013 | Project #: 12_106
HDC Review Package
3034-60
- 60
34-60
3034-60
- 60
34-60
EXISTING DOUBLE HUNG
WINDOWS WITH PAINTED
WOOD TRIM
EXISTING BRICK BASE
cluck
DESIGN COLLABORATIVE
FIBERGLASS SHINGLE
ROOF
Reduced pitch of cross gable
from 12:12 to 10:12. Lowered
cross gable ridgeline 2'-7".
NEW WINDOWS, TO
MATCH STYLE OF
EXISTING
26'-4"
Reduced pitch of front gable from
16:12 to 13:12. Lowered front
gable ridgeline 2'-0".
SHAPED WOOD
BRACKETS SIMILAR TO
EXISTING, TYPICAL
28-40
28-40
28-40
30-72
30-72
CEDAR SHAKE SIDING TO
MATCH EXISTING,
TYPICAL
30-72
Increased size of cross gable
clips.
3034-60
- 60
34-60
3034-60
- 60
34-60
Removed arched stone portico /
door.
PAINTED TAPERED WOOD
COLUMN
STONE PORCH BASE
WALL, TO MATCH 815 E.
WORTHINGTON AVE.
Added clip to front gable.
EXISTING FIBERGLASS
SHINGLE ROOF
17'-5 3/8"
EXISTING CEDAR SHAKE
SIDING - ASBESTOS
SIDING TO BE REMOVED
7'-11"
Removed curved rafter tail / roof
elements.
0
4
8
12
16 FT
621 East Tremont Avenue
Date: 08.14.2013 | Project #: 12_106
HDC Review Package
3034-60
- 60
34-60
3034-60
- 60
34-60
EXISTING DOUBLE HUNG
WINDOWS WITH PAINTED
WOOD TRIM
EXISTING BRICK BASE
cluck
DESIGN COLLABORATIVE
22
22-40
- 40
30-72
30-72
26
26-48
- 48
34-60
34-4
4
34-4
4
20 - 40
28-40
28-40
28-40
28-40
34
34-60
- 60
34-72
34
- 72
34-72
34
- 72
Proposed
26
26-48
- 48
3034-60
- 60
34-4
4
34-4
4
34-60
Right Elevation
0
4
8
12
16 FT
Existing
621 East Tremont Avenue
Date: 08.14.2013 | Project #: 12_106
HDC Review Package
cluck
DESIGN COLLABORATIVE
22
22-40
- 40
30-72
30-72
22
22-40
- 40
26
26-48
- 48
26
26-48
- 48
34
34-60
- 60
26-72
72
26-72
26-72
72
34-60
26-72
Proposed
34-60
3034-60
- 60
34-60
Left Elevation
0
4
8
12
16 FT
Existing
621 East Tremont Avenue
Date: 08.14.2013 | Project #: 12_106
HDC Review Package
cluck
DESIGN COLLABORATIVE
38-60
3642-60
- 60
42-60
Proposed
26
26-48
- 48
3034-60
- 60
34-60
3034-60
- 60
34-60
Rear Elevation
0
4
8
12
16 FT
Existing
621 East Tremont Avenue
Date: 08.14.2013 | Project #: 12_106
HDC Review Package
cluck
DESIGN COLLABORATIVE
28-16
28-40
28-40
28-40
28-40
28-40
30-72
28-40
28-40
28-40
28-40
30-72
28-72
621
30
30-60
- 60
30-60
3034-60
- 60
A - May Presentation
34-60
30
30-60
- 60
B - June Presentation
621
3034-60
- 60
34-60
30
30-60
- 60
C - August Presentation
3034-60
- 60
34-60
D
Design Progression
0
4
8
12
16 FT
621 East Tremont Avenue
Date: 08.14.2013 | Project #: 12_106
HDC Review Package
cluck
DESIGN COLLABORATIVE
0
4
8
12
16 FT
621 East Tremont Avenue
Date: 08.14.2013 | Project #: 12_106
HDC Review Package
cluck
DESIGN COLLABORATIVE
600 E. Tremont Ave
701 E. Tremont Ave
Context
0
4
8
12
16 FT
621 East Tremont Avenue
Date: 08.14.2013 | Project #: 12_106
HDC Review Package
cluck
DESIGN COLLABORATIVE
2033 Charlotte Ave.
2000 Dilworth Rd. West
Style Precedents
0
4
8
12
16 FT
621 East Tremont Avenue
cluck
Date: 08.14.2013 | Project #: 12_106
HDC Review Package
2400 Charlotte Ave.
DESIGN COLLABORATIVE
815 E. Worthington Ave
815 E. Worthington Ave
Materials
0
4
8
12
16 FT
621 East Tremont Avenue
Date: 08.14.2013 | Project #: 12_106
HDC Review Package
621 E. Tremont Ave
Existing asbestos siding to be removed
to reveal original cedar shake siding
cluck
DESIGN COLLABORATIVE
39'-4 1/2"
30'-6"
8'-10 1/2"
15'-6 7/8"
15'-5 1/2"
Laundry
18'-4"
33'-9 1/2"
20'-0"
11'-6"
7'11 3/8" x 15'0"
Den
Master Suite
22'11 5/8" x 17'10 1/2"
14'2 1/4" x 17'10 1/2"
Bathroom
80'-5"
6'8" x 16'2"
Kitchen
Bathroom
14'11 1/4" x 22'11"
x
38'-4"
38'-4"
4'1 1/2" x 9'9 1/2"
Closet
11'2" x 6'3"
Living
Dining
13'7 3/4" x 13'6"
17'4" x 13'6"
Porch
8'-5 1/2"
8'-3 1/2"
25'11" x 6'1 5/8"
17'-2 1/2"
40'-2 1/2"
0
4
8
12
16 FT
621 East Tremont Avenue
Date: 08.14.2013 | Project #: 12_106
HDC Review Package
1st Floor Plan
cluck
DESIGN COLLABORATIVE
Previous SF: 1,542
Revised SF: 1,078
Total Removed SF: 464
OUTLINE OF
REMOVED AREA
7'-10 1/2"
9'-5"
Closet
Bathroom
9'2 3/4" x 5'4"
Bedroom
Bedroom
18'-11"
Bathroom
16'8 3/4" x 5'4"
26'-9 1/2"
5'4" x 5'4"
14'11 1/4" x 12'3 1/2"
12'0" x 12'3 1/2"
Closet
6'11 3/4" x 8'3"
Future
15'0" x 7'7"
Future
10'10 1/4" x 16'7"
40'-2 1/2"
0
4
8
12
16 FT
621 East Tremont Avenue
Date: 08.14.2013 | Project #: 12_106
HDC Review Package
2nd Floor Plan
cluck
DESIGN COLLABORATIVE
RIDGE
8:12
NEW ASPHALT
SHINGLES, TYPICAL
8:12
1st LEVEL EXTERIOR
WALL BELOW, TYP.
8:12
2nd LEVEL EXTERIOR
WALL BELOW, TYP.
E
E
DG
RI
RIDGE
Y
10:12
RI
DG
DG
10:12
E
RIDGE
LE
10:12
DG
VA
L
LE
Y
E
RI
L
VA
Y
10:12
RI
10:12
LE
8:12
10:12
VA
L
RIDGE
E
RI
DG
DG
E
RI
8:12
L
VA
LE
DG
RI
12
16 FT
621 East Tremont Avenue
Date: 08.14.2013 | Project #: 12_106
HDC Review Package
E
8
DG
4
RIDGE
13:12
RI
0
10:12
13:12
E
4:12
Y
SHED
ROOF
Roof Plan
cluck
DESIGN COLLABORATIVE