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HCLC-20-116
1
STAFF REPORT HISTORIC AND CULTURAL LANDMARKS COMMISSION
CITY OF FORT WORTH, TEXAS DATE: May 11, 2020 COUNCIL DISTRICT: 8 GENERAL INFORMATION LOCATION 1005 Stella Street ZONING/ USE (S) A-5/HC OWNER Donald and David Taylor APPLICANT/AGENT City of Fort Worth NEIGHBORHOOD ASSOCIATION Terrell Heights REQUEST The City of Fort Worth requests a determination from the Historic and Cultural Landmarks Commission (HCLC), in accordance with Chapter 7: Buildings, Article 4: Minimum Building Standards Code; Section 7-109 Preservation of Historic Properties of the City Code, as to whether the primary contributing structure located at 1005 Stella Street in the Terrell Heights Historic District can be reasonably rehabilitated to remain as a property contributing to the City of Fort Worth's historic heritage. The applicant is requesting a determination for the commercial structure . The structure is considered a CAT I (Substandard and Hazardous). CODE COMPLIANCE BACKGROUND INFORMATION
- Case Originated: 4/22/2020
- (4-8-2020) smoke damage observed by Officer Campos
- (4-17-2020) fire notice from the Fire Department observed by Officer Mims, Officer Taylor - Notices: 4/28/2020
- No active permits on file as of 6-2-20
- Structure is vacant
- This structure is currently in a substandard and hazardous condition due to Minimum
Building Standards Ordinance:
o Charred wood trim, windows, and siding; o Fire Damage to interior and exterior walls and studs; o Fire damaged rafters and shingles, Open to the elements o Ceiling is failing, exposed ceiling joists, and rafters o Subfloor is failing
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o Windows are open to the elements, some damaged trim o Fire damaged electrical fixtures and exposed wires
APPLICABLE REGULATIONS: City of Fort Worth Zoning Ordinance
Minimum Building Standards Code Chapter 7: Buildings, Section 7.109 – Preservation of Historic Properties
a) Prior to the issuance of notice for a hearing under § 7- 102 or § 7- 102A of this article, a hearing will be conducted before the Historic and Cultural Landmarks Commission of the City of Fort Worth if the building or structure that is the subject of the hearing:
1. Meets either( a) or ( b) and also ( c) below. a. Individually designated or pending designation as:
a) Highly significant endangered; b) Historic and cultural landmark; or c) Demolition delay.
b. A contributing historic property located in an area designated or pending designation as an historic and cultural landmarks district.
c. Is not a single- family dwelling occupied by the owner.
The HCLC shall review the condition of the building or structure to determine whether it can be reasonably rehabilitated, and shall submit a written report of its findings and recommendations to the superintendent within 60 calendar days from the date of the initial landmarks commission hearing. Historic Preservation Ordinance - Section 4.401(d)(3) Certificates of Appropriateness The Historic and Cultural Landmarks Commission may approve a certificate of appropriateness for demolition when it has determined that the structure is no longer significant. Level of Review – HCLC Review The HCLC has original jurisdiction to evaluate applications for appropriateness, or any portion thereof, and issue COAs for requests for determination of whether individually designated historic properties and contributing historic properties in HC Districts can be reasonably rehabilitated pursuant to the city's Minimum Building Standards Code, including, but not limited to, Chapter 7, Article 4, § 7-109 of the city code
City of Fort Worth Preservation Ordinance - Section 4.401(d)(3) The Historic and Cultural Landmarks Commission may approve a certificate of appropriateness for demolition when it has determined that the structure is no longer significant. The following criteria, as well as the criteria applied to evaluate districts for inclusion in the National Register of Historic Places, must be used to establish the significance and integrity of property or neighborhoods and their features, and to evaluate the eligibility of a property as a historic property or HC District: Staff have considered the property as part of the District designation and have considered the 8 existing criteria for designation. FINDINGS/RECOMMENDATIONS
http://library.amlegal.com/nxt/gateway.dll?f=jumplink$jumplink_x=Advanced$jumplink_vpc=first$jumplink_xsl=querylink.xsl$jumplink_sel=title;path;content-type;home-title;item-bookmark$jumplink_d=texas(ftworth_tx)$jumplink_q=%5bfield%20folio-destination-name:%27Ch.%207%2C%20Art.%20IV%27%5d$jumplink_md=target-id=JD_Ch.7Art.IVhttp://library.amlegal.com/nxt/gateway.dll?f=jumplink$jumplink_x=Advanced$jumplink_vpc=first$jumplink_xsl=querylink.xsl$jumplink_sel=title;path;content-type;home-title;item-bookmark$jumplink_d=texas(ftworth_tx)$jumplink_q=%5bfield%20folio-destination-name:%277-109%27%5d$jumplink_md=target-id=JD_7-109https://www.thc.texas.gov/preserve/projects-and-programs/national-register-historic-placeshttps://www.thc.texas.gov/preserve/projects-and-programs/national-register-historic-places
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The following criteria are used to in determining reasonable rehabilitation of a structure.
1. Significance; and 2. Integrity
1. Significance
The historic and/or architectural significance of the building or structure: According to TAD, building is a one-story structure built c.1934. However, the original deed card for 1005 Stella Street, the original deed card for 1001 Stella Street, and the 1951 Sanborn Map all indicate that there was no structure on site at this time. The structure is present in the 1956 aerial map, indicating the actual construction date was sometime between 1951 and 1956. This places the construction date within one of the district’s periods of significance ( 1900-1924, 1925-1949, and 1950-1974). It is considered to be a contributing structure to the Terrell Heights Historic District. The structure is of the Craftsman style characterized by an asymmetrical front porch, gable roof form, exposed rafter tails, and 1/1 wood windows. The special character and aesthetic interest that the building or structure adds to the local Historic District or Landmark site: When the Terrell Heights local historic district was designated in 2007, the main structure at 1005 Stella Street was also considered as a contributing structure due to its style and date of construction. The building is a good representative of the local Craftsman style of architecture that is found frequently throughout the Terrell Heights district. 2. Integrity
EVALUATING THE INTEGRITY OF A PROPERTY
Integrity is the ability of a property to convey its significance. The designation of a property must not only be shown to have significance under Zoning Ordinance, but it also must have integrity. Within the concept of integrity for example, the National Register criteria recognizes seven aspects or qualities that, in various combinations, define integrity.
Seven Aspects of Integrity 1. Location. 2. Design. 3. Setting. 4. Materials. 5. Workmanship 6. Feeling. 7. Association.
Location - The structure is still in its original location. Design - The structure’s design, form, plan, and style have all been compromised by the fire. The structure no longer retains integrity of design.
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Setting - The setting of the structure amidst similar historically significant residential structures is no longer extant. The majority of the original structures have been demolished in its surround proximity. Materials - Most of the structure’s original materials are still extant, although many of them show severe signs of fire damage. The original 117-profile wood siding appeared to suffer the worst fire damage, as it was encapsulated under asbestos siding and “cooked”, which amplified the damage. As such, the structure no longer retains integrity of materials. Workmanship – While the structure appears to retain integrity of workmanship at first glance, in reality those features have been so heavily damaged by the fire that they cannot be retained. As such, original features like exposed rafter tails and 1/1 wood windows would have to be completely replaced. As such, the structure no longer retains integrity of workmanship. Feeling - The structure still retains its feeling as a contributing residential structure to a historically working-class African American neighborhood. Association - The structure retains its association with the district’s period of significance.
When the building has been assessed with the National Park Service’s Seven Aspects of Integrity (location, design, setting, materials, workmanship, feeling, association), this structure retains three Aspects of Integrity (location, feeling, association). The structure no longer retains integrity of setting, materials, workmanship, and association.
Minimum Building Standards Code The subject property is located in a historic district, which triggers the requirement for the HCLC to review the condition of the structure to determine whether it can be reasonably rehabilitated. The condition of the building(s) or structure(s): An assessment of condition1 has been considered in relation to the historic fabric only.
1 1.1.1Assessment of Condition: The assessment of condition has been provided to the historic fabric only. The following definitions have been provided for assistance and clarity:
POOR CONDITION: Elements which have been characterised as being in ‘poor condition’ are those elements that no longer posses the qualities which they possessed when they first formed part of the building, such as durability, composition, aesthetic merit and functionality. These elements either cannot continue to perform their original function without immediate repair or they are in such a condition that their failure is imminent. These elements are in need of extensive repair and/or replacement. FAIR CONDITION: Elements which have been characterised as being in ‘fair condition’ are those elements that partially possess qualities such as durability, composition, aesthetic merit and functionality, and were still performing satisfactorily at the time of inspection, however, they require a moderate degree of repair in order to deter further deterioration and/or conservation to a sound or good condition. SOUND CONDITION: Elements which have been characterised as being in ‘sound condition’ are those elements that mostly posses qualities such as durability, composition, aesthetic merit and functionality, and were still performing satisfactorily at the time of inspection, however, they may require a minor degree of repair or preventative maintenance in order to deter further deterioration and/or conservation to a good condition. GOOD CONDITION:
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Overall, the structure is in poor condition. The exterior envelop of the structure shows many signs of considerable fire damage, including:
• Damage to exterior siding and wall studs; • Damage to original wood windows; • Significant damage to the roof, including the joists and decking; • Possible damage to pier-and-beam foundation beams from the fire.
Given the extensive fire damage through the structure, the majority of the materials would have to be replaced the structure almost completely rebuilt to ameliorate the fire damage.
Given the foregoing, the physical evidence on site no longer conveys significance due to the building’s condition. Therefore, based on the information provided, Staff considers that the main structure at 1005 Stella Street cannot be reasonably rehabilitated. Staff therefore offer the following motion: That the main structure located at 1005 Stella Street in the Terrell Heights Historic District cannot be reasonably rehabilitated to remain as a property contributing to the City of Fort Worth's historic heritage.
Supplemental Information
Elements which have been characterised as being in ‘good condition’ are those elements that posses durability, composition, robustness, aesthetic merit and functionality. These elements are not in need of repair. Note: When describing a fitting, its condition is defined based on appearance, not on functionality.
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Fig. 1 – Aerial.
Fig. 2 – Original deed card for 1005 Stella Street, showing no structures on site.
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Fig. 3 – Original deed card for 1001 Stella Street, showing the lot next door at 1005 Stella Street as vacant.
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Fig. 4 – 1951 Sanborn Map. Note that the lot between 1001 Stella Street and 1009 Stella Street
is still vacant.
Fig. 5 – 1956 Aerial photo, showing the structure on site.
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Fig. 6 – Front façade of structure after fire. Note extensive fire damage under roof eaves.
Fig. 7 – Note extensive damage to rafter tails, evidence of fire damage beneath asbestos
shingles.
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Fig. 6 – Showing fire damage on left side of structure.
Fig. 7 – Showing fire damage to original 117-profile wood siding beneath asbestos siding. Also
note that wood rot is present.
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Fig. 8 – Showing typical condition of windows. Note that the trim has fire damage, and there is
indication that the frame also suffered significant fire damage beneath it.
Fig. 9 – Showing fire damage to roof, which has left the structure open to the elements and
water intrusion.
HCLC-20-076
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STAFF REPORT HISTORIC AND CULTURAL LANDMARKS COMMISSION
CITY OF FORT WORTH, TEXAS DATE: June 8, 2020 COUNCIL DISTRICT: 8 GENERAL INFORMATION REQUEST Certificate of Appropriateness APPLICANT/AGENT New Block Investments/Rontae Alexander LOCATION 924 E Annie Street ZONING/ USE (S) A-5/HC NEIGHBORHOOD ASSOCIATION Terrell Heights The applicant requests a Certificate of Appropriateness to construct a new residence at 924 E Annie Street in the Terrell Heights Historic District. APPLICABLE TERRELL HEIGHTS HISTORIC DISTRICT GUIDELINES NEW CONSTRUCTION Appropriate
• Follow existing patterns of spacing, mass, and orientation for construction and alterations.
• Respect reoccurring design patterns along the block face and streetscape. • Use compatible size, shape, and proportion for new porches to preserve the existing
patterns within the streetscape. • Windows and doors should have similar proportions, patterns and transparency to
existing historical patterns. • Ranking, style and profile of windows should complement existing patterns within the
streetscape and neighborhood. • New construction should use roof form, pitch and overhang depth compatible to the
existing patterns within the streetscape and neighborhood. • Materials shall be consistent with the finish, texture, scale and reflectivity to materials
historically used within the streetscape and neighborhood.
APPLICABLE SECRETARY OF THE INTERIOR’S STANDARDS FOR THE TREATMENT OF HISTORIC PROPERTIES Rehabilitation Standards Standard 9 - New additions, exterior alterations, or related new construction will not destroy historic materials, features, and spatial relationships that characterize the property. The new
HCLC-20-076
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work shall be differentiated from the old and will be compatible with the historic materials, features, size, scale and proportion, and massing to protect the integrity of the property and its environment. FINDINGS/RECOMMENDATIONS The proposed design of the single-story residence depicts an orientation and setback that is compatible with the predominant character of the orientation setbacks of homes along the street. The contextual site plan shows the relationship between existing homes and adjacent homes with a new single-loaded driveway that utilizes an existing single-loaded approach that was originally misaligned with the property boundary. The 12’ wide drive-strips that extend from the adjusted curb along the east side yard is generally consistent with the predominant character of traditional driveways in the area. The streetscape drawing incorporates the two-dimensional front elevation of the proposed residence with three-dimensional photographs, which can result in discrepancies of scale and streetscape relationships. Porches are character-defining features in the district and make an important contribution to the streetscape. The proposed raised porch with wood balustrade is sheltered by the gable roof and dominated by tapered cementious columns on raised brick piers. The size and proportions of the tapered column shafts and masonry column bases are considered to be generally compatible with the character and appearance of the District. The angled entrance with traditional front door is visible from the street and offers a variation that is responsive to the character of entrances in the area. The 7:12 roof pitch in the form of a front-facing gable is clad with composition shingles; the fenestration patterns including the one-over-one wood windows that are recessed with projecting 2x wood sills and exposed rafter tails all respond appropriately to the predominant characteristics of traditional homes in the area. The 6” cementious fiberboard siding and trim are compatible with the predominant traditional character of horizontal siding and trim in the district. The modest brick chimney is relatively close to the front of the house and will appear as a prominent feature along a streetscape that is sparse with similar forward-positioned chimneys. The proposed two-car garage is positioned in a manner that is compatible with the predominant character of traditional accessory structures in the district. The exterior design employs similar materials to the main house. The proposed wood garage door is a prominent feature, however this is expected to be mitigated by distance from the street. Having regard to the foregoing and the District Guidelines, Staff recommends the following: That the request for a Certificate of Appropriateness to construct a new residence at 924 E Annie Street be approved.
HCLC-20-076
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SUPPLEMENTAL MATERIAL
Figure 1. Aerial View
THE PLAN FACTORY
ARLINGTON, TEXAS
817-654-9012
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AutoCAD SHX TextPLAN FACTORY
AutoCAD SHX Text4307 SOUTH BOWEN ROAD SUITE 133
AutoCAD SHX TextPG. OF
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AutoCAD SHX TextPLAN NO.
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AutoCAD SHX TextMETRO (817) 654-9012
AutoCAD SHX TextThese Plans are the property of
AutoCAD SHX Text"THE PLAN FACTORY" and are
AutoCAD SHX Textnot to be reproduced, traced
AutoCAD SHX Textor reused without the written
AutoCAD SHX Textpermission of "THE PLAN
AutoCAD SHX TextFACTORY." It shall be the
AutoCAD SHX Textresponsibility of the builder/
AutoCAD SHX Textowner to verify all Deed
AutoCAD SHX TextRestrictions, Building Codes &
AutoCAD SHX TextDimensions prior to any
AutoCAD SHX Textconstruction.
AutoCAD SHX Text9
AutoCAD SHX TextNOTE: IT IS THE SOLE RESPONSIBILITY
AutoCAD SHX TextOF THE BUILDER TO VERIFY ALL
AutoCAD SHX TextASPECTS OF THIS PLAN AND TO
AutoCAD SHX TextENSURE THAT THIS PLAN MEETS ALL
AutoCAD SHX TextGOVERNING CODES & REQUIREMENTS.
AutoCAD SHX TextDET05201200
AutoCAD SHX Text7655
AutoCAD SHX Text924 EAST ANNIE STREET LOT 7 BLOCK 4 UNION DEPOT ADDITION CITY OF FORT WORTH TARRANT COUNTY TEXAS
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AutoCAD SHX TextLIVING:
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AutoCAD SHX Text%%URESIDENCE
AutoCAD SHX Text%%UGARAGE
AutoCAD SHX TextP.
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AutoCAD SHX TextCONC.
AutoCAD SHX TextDRIVE APPROACH TO BE EXPANDED TO WORK WITH EXISTING DRIVE APPROACH. APPROACH IS OVER PROPERTY LINE AND WILL NOT CURRENTLY WORK WITH DRIVE BACK TO GARAGE
AutoCAD SHX TextNEW CONCREE DRIVE
AutoCAD SHX TextNEW CONCRETE STEPS
AutoCAD SHX Text45 DEGREE LINES REPRESENT EXISTING DRIVE APPROACH
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AutoCAD SHX TextNEW CONCREE DRIVE
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AutoCAD SHX TextPLOT PLAN
AutoCAD SHX TextSCALE: 1" = 20'-0"
AutoCAD SHX TextSTREET SCAPE PLAN
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AutoCAD SHX Text4307 SOUTH BOWEN ROAD SUITE 133
AutoCAD SHX TextPG. OF
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AutoCAD SHX TextPLAN NO.
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AutoCAD SHX TextTHE
AutoCAD SHX TextWWW.PLANFACTORY.COM
AutoCAD SHX TextMETRO (817) 654-9012
AutoCAD SHX TextThese Plans are the property of
AutoCAD SHX Text"THE PLAN FACTORY" and are
AutoCAD SHX Textnot to be reproduced, traced
AutoCAD SHX Textor reused without the written
AutoCAD SHX Textpermission of "THE PLAN
AutoCAD SHX TextFACTORY." It shall be the
AutoCAD SHX Textresponsibility of the builder/
AutoCAD SHX Textowner to verify all Deed
AutoCAD SHX TextRestrictions, Building Codes &
AutoCAD SHX TextDimensions prior to any
AutoCAD SHX Textconstruction.
AutoCAD SHX Text9
AutoCAD SHX TextNOTE: IT IS THE SOLE RESPONSIBILITY
AutoCAD SHX TextOF THE BUILDER TO VERIFY ALL
AutoCAD SHX TextASPECTS OF THIS PLAN AND TO
AutoCAD SHX TextENSURE THAT THIS PLAN MEETS ALL
AutoCAD SHX TextGOVERNING CODES & REQUIREMENTS.
AutoCAD SHX TextDET05201200
AutoCAD SHX Text7655
AutoCAD SHX Text924 EAST ANNIE STREET LOT 7 BLOCK 4 UNION DEPOT ADDITION CITY OF FORT WORTH TARRANT COUNTY TEXAS
AutoCAD SHX TextSQUARE FOOTAGE:
AutoCAD SHX TextLIVING:
AutoCAD SHX Text1200
AutoCAD SHX TextPORCH:
AutoCAD SHX Text92
AutoCAD SHX TextDET. GAR.:
AutoCAD SHX Text440
AutoCAD SHX TextTOTAL AUR:
AutoCAD SHX Text1292
AutoCAD SHX TextRKJ/LJ/GD
AutoCAD SHX Text5/28/2020
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AutoCAD SHX TextPROPERTY LINE
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AutoCAD SHX Text1001 E ANNIE STREET
AutoCAD SHX TextBLOCK FRONT B.L. DETAIL
AutoCAD SHX TextSCALE: 1" = 30'-0"
THE PLAN FACTORY
ARLINGTON, TEXAS
817-654-9012
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OBTAIN LEGAL COPIES
OF THIS PLAN
AutoCAD SHX TextPLAN FACTORY
AutoCAD SHX Text4307 SOUTH BOWEN ROAD SUITE 133
AutoCAD SHX TextPG. OF
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AutoCAD SHX TextDESCRIPTION
AutoCAD SHX TextTHE
AutoCAD SHX TextWWW.PLANFACTORY.COM
AutoCAD SHX TextMETRO (817) 654-9012
AutoCAD SHX TextThese Plans are the property of
AutoCAD SHX Text"THE PLAN FACTORY" and are
AutoCAD SHX Textnot to be reproduced, traced
AutoCAD SHX Textor reused without the written
AutoCAD SHX Textpermission of "THE PLAN
AutoCAD SHX TextFACTORY." It shall be the
AutoCAD SHX Textresponsibility of the builder/
AutoCAD SHX Textowner to verify all Deed
AutoCAD SHX TextRestrictions, Building Codes &
AutoCAD SHX TextDimensions prior to any
AutoCAD SHX Textconstruction.
AutoCAD SHX Text9
AutoCAD SHX TextNOTE: IT IS THE SOLE RESPONSIBILITY
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AutoCAD SHX TextASPECTS OF THIS PLAN AND TO
AutoCAD SHX TextENSURE THAT THIS PLAN MEETS ALL
AutoCAD SHX TextGOVERNING CODES & REQUIREMENTS.
AutoCAD SHX TextDET05201200
AutoCAD SHX Text7655
AutoCAD SHX Text924 EAST ANNIE STREET LOT 7 BLOCK 4 UNION DEPOT ADDITION CITY OF FORT WORTH TARRANT COUNTY TEXAS
AutoCAD SHX TextSQUARE FOOTAGE:
AutoCAD SHX TextLIVING:
AutoCAD SHX Text1200
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AutoCAD SHX TextMETAL CHIMNEY CAP
AutoCAD SHX TextBRICK VENEER CHIMNEY
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AutoCAD SHX Text7
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THE PLAN FACTORY
ARLINGTON, TEXAS
817-654-9012
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AutoCAD SHX Text4
AutoCAD SHX TextPLAN FACTORY
AutoCAD SHX Text4307 SOUTH BOWEN ROAD SUITE 133
AutoCAD SHX TextPG. OF
AutoCAD SHX TextDate%%u
AutoCAD SHX TextDrawn%%u
AutoCAD SHX TextJob%%u
AutoCAD SHX TextPLAN NO.
AutoCAD SHX TextDESCRIPTION
AutoCAD SHX TextTHE
AutoCAD SHX TextWWW.PLANFACTORY.COM
AutoCAD SHX TextMETRO (817) 654-9012
AutoCAD SHX TextThese Plans are the property of
AutoCAD SHX Text"THE PLAN FACTORY" and are
AutoCAD SHX Textnot to be reproduced, traced
AutoCAD SHX Textor reused without the written
AutoCAD SHX Textpermission of "THE PLAN
AutoCAD SHX TextFACTORY." It shall be the
AutoCAD SHX Textresponsibility of the builder/
AutoCAD SHX Textowner to verify all Deed
AutoCAD SHX TextRestrictions, Building Codes &
AutoCAD SHX TextDimensions prior to any
AutoCAD SHX Textconstruction.
AutoCAD SHX Text9
AutoCAD SHX TextNOTE: IT IS THE SOLE RESPONSIBILITY
AutoCAD SHX TextOF THE BUILDER TO VERIFY ALL
AutoCAD SHX TextASPECTS OF THIS PLAN AND TO
AutoCAD SHX TextENSURE THAT THIS PLAN MEETS ALL
AutoCAD SHX TextGOVERNING CODES & REQUIREMENTS.
AutoCAD SHX TextDET05201200
AutoCAD SHX Text7655
AutoCAD SHX Text924 EAST ANNIE STREET LOT 7 BLOCK 4 UNION DEPOT ADDITION CITY OF FORT WORTH TARRANT COUNTY TEXAS
AutoCAD SHX TextSQUARE FOOTAGE:
AutoCAD SHX TextLIVING:
AutoCAD SHX Text1200
AutoCAD SHX TextPORCH:
AutoCAD SHX Text92
AutoCAD SHX TextDET. GAR.:
AutoCAD SHX Text440
AutoCAD SHX TextTOTAL AUR:
AutoCAD SHX Text1292
AutoCAD SHX TextRKJ/LJ/GD
AutoCAD SHX Text5/28/2020
AutoCAD SHX TextPAIRED WINDOWS NEED TO BE
AutoCAD SHX TextSEPARATED BY 4" TO 6"
AutoCAD SHX TextPORCH POST
AutoCAD SHX Text2X8 RIDGE
AutoCAD SHX TextDOOR/WINDOW HEADER
AutoCAD SHX TextSTEPS DOWN TO GRADE
AutoCAD SHX TextSLOPE PORCH FLOOR TO DRAIN
AutoCAD SHX TextPORCH BEAM
AutoCAD SHX TextSECTION S-1 1/4"=1'-0"
AutoCAD SHX TextLOOKOUTS
AutoCAD SHX TextUSE SIMPSON STRONG TIES TO CONNECT POST TO PORCH SLAP. BASE TRIM TO COVER TIE
AutoCAD SHX TextGRADE
AutoCAD SHX TextRAFTERS @ 24" O.C.
AutoCAD SHX TextEXPOSED TAILS
AutoCAD SHX TextFIELD VERIFY
AutoCAD SHX TextMASTER BEDROOM 8' CLG.
AutoCAD SHX TextBEDROOM 2 8' CLG.
AutoCAD SHX TextM. BATH 8' CLG.
AutoCAD SHX TextBATH 2 8' CLG.
AutoCAD SHX TextKITCHEN 8' CLG.
AutoCAD SHX TextBEDROOM 3 8' CLG.
AutoCAD SHX TextDINING 8' CLG.
AutoCAD SHX TextLIVING 8' CLG.
AutoCAD SHX TextPORCH 8' CLG.
AutoCAD SHX TextWH
AutoCAD SHX TextD
AutoCAD SHX TextD
AutoCAD SHX TextD
AutoCAD SHX TextA
AutoCAD SHX TextC
AutoCAD SHX TextB
AutoCAD SHX TextB
AutoCAD SHX TextB
AutoCAD SHX TextE
AutoCAD SHX TextB
AutoCAD SHX Text1
AutoCAD SHX Text2
AutoCAD SHX Text6
AutoCAD SHX Text8
AutoCAD SHX Text5
AutoCAD SHX Text3
AutoCAD SHX Text7
AutoCAD SHX Text5
AutoCAD SHX Text4
AutoCAD SHX Text8
AutoCAD SHX Text3
AutoCAD SHX Text3
AutoCAD SHX Text3
AutoCAD SHX Text5
AutoCAD SHX Text8
AutoCAD SHX TextFLOOR PLAN 1/4"=1'-0"
AutoCAD SHX TextW
AutoCAD SHX TextD
AutoCAD SHX TextHVAC
AutoCAD SHX TextD/W
AutoCAD SHX TextREF
AutoCAD SHX TextRANGE
AutoCAD SHX TextSHLVS
AutoCAD SHX TextATTIC
AutoCAD SHX TextIMPORTANT NOTE: SET PORCH BEAM SUCH THAT FRONT 1 x BEAM CASING SHALL ALIGN WITH LIVING ROOM WINDOW HEAD TRIM. (BEAM AND GABLE IN SAME PLANE.)
AutoCAD SHX Text2 CAR GARAGE 8' CLG.
AutoCAD SHX Text1
AutoCAD SHX Text9
AutoCAD SHX TextMTL. BOX FIREPLACE
AutoCAD SHX TextH.B.
AutoCAD SHX TextH.B.
AutoCAD SHX TextSH
AutoCAD SHX Text4050
AutoCAD SHX TextA
AutoCAD SHX Text2850
AutoCAD SHX Text(2) 1668
AutoCAD SHX Text2068
AutoCAD SHX Text2468
AutoCAD SHX Text2868
AutoCAD SHX Text3068
AutoCAD SHX Text2868
AutoCAD SHX Text3030
AutoCAD SHX Text3050
AutoCAD SHX Text1
AutoCAD SHX Text4
AutoCAD SHX Text6
AutoCAD SHX Text5
AutoCAD SHX Text2
AutoCAD SHX Text3
AutoCAD SHX TextD
AutoCAD SHX TextC
AutoCAD SHX TextB
AutoCAD SHX TextEXT.
AutoCAD SHX TextINT.
AutoCAD SHX TextINT.
AutoCAD SHX TextINT.
AutoCAD SHX TextINT.
AutoCAD SHX TextEXT.
AutoCAD SHX TextSH
AutoCAD SHX TextDOORS
AutoCAD SHX TextSH
AutoCAD SHX TextSH
AutoCAD SHX TextWINDOWS
AutoCAD SHX Text2030
AutoCAD SHX TextE
AutoCAD SHX TextSH
AutoCAD SHX TextBI-FOLD
AutoCAD SHX TextBI-FOLD
AutoCAD SHX Text(4) 1368
AutoCAD SHX TextINT.
AutoCAD SHX Text7
AutoCAD SHX Text(4) 1068
AutoCAD SHX Text8
AutoCAD SHX TextINT.
AutoCAD SHX Text12070
AutoCAD SHX Text9
AutoCAD SHX TextO.H. GARAGE
AutoCAD SHX TextUP MIN.
AutoCAD SHX Text2 RISERS
AutoCAD SHX TextUP MIN.
AutoCAD SHX Text2 RISERS
AutoCAD SHX TextD
AutoCAD SHX TextD
AutoCAD SHX TextWOOD BALUSTRADE
AutoCAD SHX TextWOOD DOOR
THE PLAN FACTORY
ARLINGTON, TEXAS
817-654-9012
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OF THIS PLAN
AutoCAD SHX Text5
AutoCAD SHX TextPLAN FACTORY
AutoCAD SHX Text4307 SOUTH BOWEN ROAD SUITE 133
AutoCAD SHX TextPG. OF
AutoCAD SHX TextDate%%u
AutoCAD SHX TextDrawn%%u
AutoCAD SHX TextJob%%u
AutoCAD SHX TextPLAN NO.
AutoCAD SHX TextDESCRIPTION
AutoCAD SHX TextTHE
AutoCAD SHX TextWWW.PLANFACTORY.COM
AutoCAD SHX TextMETRO (817) 654-9012
AutoCAD SHX TextThese Plans are the property of
AutoCAD SHX Text"THE PLAN FACTORY" and are
AutoCAD SHX Textnot to be reproduced, traced
AutoCAD SHX Textor reused without the written
AutoCAD SHX Textpermission of "THE PLAN
AutoCAD SHX TextFACTORY." It shall be the
AutoCAD SHX Textresponsibility of the builder/
AutoCAD SHX Textowner to verify all Deed
AutoCAD SHX TextRestrictions, Building Codes &
AutoCAD SHX TextDimensions prior to any
AutoCAD SHX Textconstruction.
AutoCAD SHX Text9
AutoCAD SHX TextNOTE: IT IS THE SOLE RESPONSIBILITY
AutoCAD SHX TextOF THE BUILDER TO VERIFY ALL
AutoCAD SHX TextASPECTS OF THIS PLAN AND TO
AutoCAD SHX TextENSURE THAT THIS PLAN MEETS ALL
AutoCAD SHX TextGOVERNING CODES & REQUIREMENTS.
AutoCAD SHX TextDET05201200
AutoCAD SHX Text7655
AutoCAD SHX Text924 EAST ANNIE STREET LOT 7 BLOCK 4 UNION DEPOT ADDITION CITY OF FORT WORTH TARRANT COUNTY TEXAS
AutoCAD SHX TextSQUARE FOOTAGE:
AutoCAD SHX TextLIVING:
AutoCAD SHX Text1200
AutoCAD SHX TextPORCH:
AutoCAD SHX Text92
AutoCAD SHX TextDET. GAR.:
AutoCAD SHX Text440
AutoCAD SHX TextTOTAL AUR:
AutoCAD SHX Text1292
AutoCAD SHX TextRKJ/LJ/GD
AutoCAD SHX Text5/28/2020
AutoCAD SHX Text%%USILL AND TRIM RECESS DETAIL
AutoCAD SHX Text%%UEXTERIOR WINDOW
AutoCAD SHX TextUSE 2X4 TO FRAME AROUND WINDOW
AutoCAD SHX Text%%USECTION
AutoCAD SHX Text2x SILL
AutoCAD SHX Text54" HARDIE CASING
AutoCAD SHX Text54"x6" HARDIE TRIM HEADER
AutoCAD SHX TextVINYL WINDOW FRAME WILL VERY PENDING FINAL WINDOW SELECTION
AutoCAD SHX Text716 OSB
AutoCAD SHX TextFURRING STRIP TO ALLOW WINDOW TO BE FASTENED USING WINDOW NAILING FLANGE
AutoCAD SHX TextFURRING STRIP TO FASTEN WINDOW NAILING FLANGE. FIELD VERIFY WINDOW FRAME
AutoCAD SHX TextRIPPED " MATERIAL 34" MATERIAL TO TRIM WINDOW RECESS
AutoCAD SHX TextVINYL WINDOW TO RECESS FROM FACE OF OSB 1 ". BOTTOM SILL TO SLOPE 12". BOTTOM SILL TO SLOPE TO SHED WATER
AutoCAD SHX TextVINYL WINDOW NAILING FLANGE
AutoCAD SHX TextRECESS TRIM FROM " 54" MATERIAL W/ " REVEL12" REVEL
AutoCAD SHX TextWINDOW NAILING FLANGE
AutoCAD SHX TextSUPPLY FLASHING BEHIND SIDING
AutoCAD SHX TextALL WINDOWS TO BE RECESSED 1 " FROM EXT. 12" FROM EXT. FACE OF " OSB SHEATING716" OSB SHEATING
AutoCAD SHX TextSUPPLY FLASHING UNDER SILL AND BEHIND SIDING
AutoCAD SHX TextFLASH AND CAULK ALL TRIM TO ENSURE NO WATER PENETRATION
AutoCAD SHX TextFLASHING TO BE PROVIDED AROUND WINDOW TO ENSURE PROPER WATER SHED AROUND WINDOW
AutoCAD SHX Text7/16" OSB
AutoCAD SHX TextTYVEC PAPER OR EQUIVALENT
AutoCAD SHX TextSCALE: 1/2 FULL SCALE
AutoCAD SHX TextVINYL WINDOW FRAME
AutoCAD SHX TextWINDOW HEADER
AutoCAD SHX Text2X4 WALL
AutoCAD SHX TextNAILING FLANGE
AutoCAD SHX TextVINYL WINDOW FRAME
AutoCAD SHX TextVINYL WINDOW
AutoCAD SHX Text2X4 FRAME WALL
AutoCAD SHX Text716" OSB OSB
AutoCAD SHX Text54" TRIM
AutoCAD SHX Text34" WOOD TRIM
AutoCAD SHX Text%%UEXTERIOR WINDOW TRIM PLAN
AutoCAD SHX TextSCALE: 1/2 FULL SCALE
AutoCAD SHX Text2x SLOPED SILL
AutoCAD SHX TextWINDOW ROUGH OPENING TO ACCOMMODATE FOR FURRING STRIP
AutoCAD SHX TextNAILING FLANGE
AutoCAD SHX TextNAILING FLANGE
AutoCAD SHX Text54" TRIM
AutoCAD SHX Text716" OSB OSB
THE PLAN FACTORY
ARLINGTON, TEXAS
817-654-9012
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OBTAIN LEGAL COPIES
OF THIS PLAN
AutoCAD SHX Text6
AutoCAD SHX TextPLAN FACTORY
AutoCAD SHX Text4307 SOUTH BOWEN ROAD SUITE 133
AutoCAD SHX TextPG. OF
AutoCAD SHX TextDate%%u
AutoCAD SHX TextDrawn%%u
AutoCAD SHX TextJob%%u
AutoCAD SHX TextPLAN NO.
AutoCAD SHX TextDESCRIPTION
AutoCAD SHX TextTHE
AutoCAD SHX TextWWW.PLANFACTORY.COM
AutoCAD SHX TextMETRO (817) 654-9012
AutoCAD SHX TextThese Plans are the property of
AutoCAD SHX Text"THE PLAN FACTORY" and are
AutoCAD SHX Textnot to be reproduced, traced
AutoCAD SHX Textor reused without the written
AutoCAD SHX Textpermission of "THE PLAN
AutoCAD SHX TextFACTORY." It shall be the
AutoCAD SHX Textresponsibility of the builder/
AutoCAD SHX Textowner to verify all Deed
AutoCAD SHX TextRestrictions, Building Codes &
AutoCAD SHX TextDimensions prior to any
AutoCAD SHX Textconstruction.
AutoCAD SHX Text9
AutoCAD SHX TextNOTE: IT IS THE SOLE RESPONSIBILITY
AutoCAD SHX TextOF THE BUILDER TO VERIFY ALL
AutoCAD SHX TextASPECTS OF THIS PLAN AND TO
AutoCAD SHX TextENSURE THAT THIS PLAN MEETS ALL
AutoCAD SHX TextGOVERNING CODES & REQUIREMENTS.
AutoCAD SHX TextDET05201200
AutoCAD SHX Text7655
AutoCAD SHX Text924 EAST ANNIE STREET LOT 7 BLOCK 4 UNION DEPOT ADDITION CITY OF FORT WORTH TARRANT COUNTY TEXAS
AutoCAD SHX TextSQUARE FOOTAGE:
AutoCAD SHX TextLIVING:
AutoCAD SHX Text1200
AutoCAD SHX TextPORCH:
AutoCAD SHX Text92
AutoCAD SHX TextDET. GAR.:
AutoCAD SHX Text440
AutoCAD SHX TextTOTAL AUR:
AutoCAD SHX Text1292
AutoCAD SHX TextRKJ/LJ/GD
AutoCAD SHX Text5/28/2020
AutoCAD SHX Text54" X 6" HARDIE HEADER NAILED TO FACE OF OSB.
AutoCAD SHX Text2x MATERIAL SILL TO SHED WATER
AutoCAD SHX Text%%UWINDOW TRIM DETAIL
AutoCAD SHX Text1" = 1'-0"
AutoCAD SHX Text12" REVEL
AutoCAD SHX Text12" REVEL
AutoCAD SHX Text54"X4" HARDIE TRIM NAILED TO FACE OF OSB.
AutoCAD SHX TextWINDOW FRAME RECESSES 1 1/2" FROM EXT. FACE OF OSB SHEATHING
AutoCAD SHX TextWINDOW FRAME RECESSES 1 1/2" FROM EXT. FACE OF OSB SHEATHING
AutoCAD SHX Text54"X4" HARDIE TRIM NAILED TO FACE OF OSB.
THE PLAN FACTORY
ARLINGTON, TEXAS
817-654-9012
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AutoCAD SHX Text7
AutoCAD SHX TextPLAN FACTORY
AutoCAD SHX Text4307 SOUTH BOWEN ROAD SUITE 133
AutoCAD SHX TextPG. OF
AutoCAD SHX TextDate%%u
AutoCAD SHX TextDrawn%%u
AutoCAD SHX TextJob%%u
AutoCAD SHX TextPLAN NO.
AutoCAD SHX TextDESCRIPTION
AutoCAD SHX TextTHE
AutoCAD SHX TextWWW.PLANFACTORY.COM
AutoCAD SHX TextMETRO (817) 654-9012
AutoCAD SHX TextThese Plans are the property of
AutoCAD SHX Text"THE PLAN FACTORY" and are
AutoCAD SHX Textnot to be reproduced, traced
AutoCAD SHX Textor reused without the written
AutoCAD SHX Textpermission of "THE PLAN
AutoCAD SHX TextFACTORY." It shall be the
AutoCAD SHX Textresponsibility of the builder/
AutoCAD SHX Textowner to verify all Deed
AutoCAD SHX TextRestrictions, Building Codes &
AutoCAD SHX TextDimensions prior to any
AutoCAD SHX Textconstruction.
AutoCAD SHX Text9
AutoCAD SHX TextNOTE: IT IS THE SOLE RESPONSIBILITY
AutoCAD SHX TextOF THE BUILDER TO VERIFY ALL
AutoCAD SHX TextASPECTS OF THIS PLAN AND TO
AutoCAD SHX TextENSURE THAT THIS PLAN MEETS ALL
AutoCAD SHX TextGOVERNING CODES & REQUIREMENTS.
AutoCAD SHX TextDET05201200
AutoCAD SHX Text7655
AutoCAD SHX Text924 EAST ANNIE STREET LOT 7 BLOCK 4 UNION DEPOT ADDITION CITY OF FORT WORTH TARRANT COUNTY TEXAS
AutoCAD SHX TextSQUARE FOOTAGE:
AutoCAD SHX TextLIVING:
AutoCAD SHX Text1200
AutoCAD SHX TextPORCH:
AutoCAD SHX Text92
AutoCAD SHX TextDET. GAR.:
AutoCAD SHX Text440
AutoCAD SHX TextTOTAL AUR:
AutoCAD SHX Text1292
AutoCAD SHX TextRKJ/LJ/GD
AutoCAD SHX Text5/28/2020
AutoCAD SHX TextAC/DC
AutoCAD SHX TextCHIMES
AutoCAD SHX TextCARBON MONOXIDE DETECTOR
AutoCAD SHX TextTHERMOSTAT
AutoCAD SHX Text110 V. OUTLET
AutoCAD SHX TextVERIFY HEIGHTS
AutoCAD SHX TextSWITCH
AutoCAD SHX TextAC/DC
AutoCAD SHX TextSMOKE DETECTOR
AutoCAD SHX Text1'X4' FLUORESCENT FIXTURE
AutoCAD SHX TextINTERRUPTER OUTLET
AutoCAD SHX Text110 v FLOOR OUTLET
AutoCAD SHX Text220 V. OUTLET
AutoCAD SHX TextVERIFY HEIGHTS
AutoCAD SHX TextEVE PLUG
AutoCAD SHX Text110 v AT CEILING
AutoCAD SHX TextSEE OWNER /LOC.
AutoCAD SHX TextUNDER UPPER CABINET
AutoCAD SHX TextDOUBLE-HEAD FLOOD FIXTURE
AutoCAD SHX Text20 AMP G.F.I. OUTLET
AutoCAD SHX Text110 v GROUND FAULT
AutoCAD SHX TextSTRIP LIGHTING
AutoCAD SHX TextUPLIGHT
AutoCAD SHX Text110 v WATERPROOF
AutoCAD SHX TextVERIFY WITH OWNER
AutoCAD SHX TextSCONCE LIGHT
AutoCAD SHX TextHANGING LIGHT
AutoCAD SHX TextLIGHT STRIP
AutoCAD SHX TextTRACK LIGHTING
AutoCAD SHX TextLIGHT FIXTURE
AutoCAD SHX Text2'X4' FLUORESCENT FIXTURE
AutoCAD SHX TextRECESSED LIGHT FIXTURE
AutoCAD SHX TextRECESSED WALL-WASH FIXTURE
AutoCAD SHX TextINCANDESCENT FIXTURE
AutoCAD SHX TextSURFACE MOUNT
AutoCAD SHX TextVERIFY WITH OWNER
AutoCAD SHX TextSURFACE MOUNT
AutoCAD SHX TextVERIFY WITH OWNER
AutoCAD SHX Text%%UELECTRICAL LEGEND
AutoCAD SHX TextEXHAUST FAN AND LIGHT
AutoCAD SHX TextCEILING FAN WITH
AutoCAD SHX TextLIGHT KIT
AutoCAD SHX TextVERIFY WITH OWNER
AutoCAD SHX TextCOMBINATION
AutoCAD SHX TextEXHAUST FAN
AutoCAD SHX Texts
AutoCAD SHX TextT
AutoCAD SHX TextC
AutoCAD SHX TextCHM
AutoCAD SHX TextGOVERNING AUTHORITIES.
AutoCAD SHX TextRESPONSIBILITY OF THE BUILDER TO COMPLY WITH ALL
AutoCAD SHX TextAS A GUIDELINE FOR BASIC FEATURES. IT IS THE SOLE
AutoCAD SHX TextNOTE: ELECTRICAL LAYOUT IS PROVIDED ONLY
AutoCAD SHX TextTELEVISION
AutoCAD SHX TextTV
AutoCAD SHX TextTELEPHONE
AutoCAD SHX TextROOF PLAN - 7:12 PITCH 1/4"=1'-0"
AutoCAD SHX TextFIBERGLASS SHINGLES
AutoCAD SHX TextELECTRICAL PLAN 1/4"=1'-0"
AutoCAD SHX Texts
AutoCAD SHX Texts
AutoCAD SHX Texts
AutoCAD SHX Texts
AutoCAD SHX Texts
AutoCAD SHX Texts
AutoCAD SHX Texts
AutoCAD SHX Texts
AutoCAD SHX Texts
AutoCAD SHX Texts
AutoCAD SHX Texts
AutoCAD SHX Texts
AutoCAD SHX Texts
AutoCAD SHX Texts
AutoCAD SHX Texts
AutoCAD SHX Text8' PLATE A.F.F.
AutoCAD SHX Text8' PLATE A.F.F.
AutoCAD SHX TextRAKE
AutoCAD SHX TextRAKE
AutoCAD SHX Text%%UDETACHED GARAGE ELECTRICAL PLAN
AutoCAD SHX Text1/4"=1'-0"
AutoCAD SHX Texts
AutoCAD SHX Texts
AutoCAD SHX Text2-LT FLU.
AutoCAD SHX Text2-LT FLU.
AutoCAD SHX Text%%UDETACHED GARAGE ROOF PLAN
AutoCAD SHX Text1/4"=1'-0"
AutoCAD SHX Text1. ROOF PITCH @ 6:12 U.N.O.
AutoCAD SHX Text2. OVERHANG @ 12" FROM EXT. FACE OF FRAME U.N.O.
AutoCAD SHX Text3. ARROWS INDICATE DOWNWARD SLOPE OF ROOF
AutoCAD SHX Text8' PLATE
AutoCAD SHX Text8' PLATE
AutoCAD SHX Texts
THE PLAN FACTORY
ARLINGTON, TEXAS
817-654-9012
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AutoCAD SHX Text8
AutoCAD SHX TextPLAN FACTORY
AutoCAD SHX Text4307 SOUTH BOWEN ROAD SUITE 133
AutoCAD SHX TextPG. OF
AutoCAD SHX TextDate%%u
AutoCAD SHX TextDrawn%%u
AutoCAD SHX TextJob%%u
AutoCAD SHX TextPLAN NO.
AutoCAD SHX TextDESCRIPTION
AutoCAD SHX TextTHE
AutoCAD SHX TextWWW.PLANFACTORY.COM
AutoCAD SHX TextMETRO (817) 654-9012
AutoCAD SHX TextThese Plans are the property of
AutoCAD SHX Text"THE PLAN FACTORY" and are
AutoCAD SHX Textnot to be reproduced, traced
AutoCAD SHX Textor reused without the written
AutoCAD SHX Textpermission of "THE PLAN
AutoCAD SHX TextFACTORY." It shall be the
AutoCAD SHX Textresponsibility of the builder/
AutoCAD SHX Textowner to verify all Deed
AutoCAD SHX TextRestrictions, Building Codes &
AutoCAD SHX TextDimensions prior to any
AutoCAD SHX Textconstruction.
AutoCAD SHX Text9
AutoCAD SHX TextNOTE: IT IS THE SOLE RESPONSIBILITY
AutoCAD SHX TextOF THE BUILDER TO VERIFY ALL
AutoCAD SHX TextASPECTS OF THIS PLAN AND TO
AutoCAD SHX TextENSURE THAT THIS PLAN MEETS ALL
AutoCAD SHX TextGOVERNING CODES & REQUIREMENTS.
AutoCAD SHX TextDET05201200
AutoCAD SHX Text7655
AutoCAD SHX Text924 EAST ANNIE STREET LOT 7 BLOCK 4 UNION DEPOT ADDITION CITY OF FORT WORTH TARRANT COUNTY TEXAS
AutoCAD SHX TextSQUARE FOOTAGE:
AutoCAD SHX TextLIVING:
AutoCAD SHX Text1200
AutoCAD SHX TextPORCH:
AutoCAD SHX Text92
AutoCAD SHX TextDET. GAR.:
AutoCAD SHX Text440
AutoCAD SHX TextTOTAL AUR:
AutoCAD SHX Text1292
AutoCAD SHX TextRKJ/LJ/GD
AutoCAD SHX Text5/28/2020
AutoCAD SHX TextLEFT ELEVATION 1/4"=1'-0"
AutoCAD SHX TextRIGHT ELEVATION 1/4"=1'-0"
AutoCAD SHX Text6" EXP. CEMENTITIOUS FIBERBOARD SIDING
AutoCAD SHX TextBRICK VENEER
AutoCAD SHX TextCOMPOSITION SHINGLES
AutoCAD SHX Text6" EXP. CEMENTITIOUS FIBERBOARD SIDING
AutoCAD SHX Text8' PLATE A.F.F.
AutoCAD SHX Text8' PLATE A.F.F.
AutoCAD SHX TextBRICK
AutoCAD SHX TextFINISH FLOOR
AutoCAD SHX Text8' PLATE
AutoCAD SHX TextFINISH FLOOR
AutoCAD SHX Text8' PLATE
AutoCAD SHX Text6:12 PITCH ROOF AS SPECIFIED
AutoCAD SHX Text6" EXP. CEMENTITIOUS FIBERBOARD SIDING
AutoCAD SHX Text6" EXP. CEMENTITIOUS FIBERBOARD SIDING
AutoCAD SHX Text12
AutoCAD SHX Text6
AutoCAD SHX TextEXPOSED RAFTER TAILS
AutoCAD SHX TextCONCRETE STEPS
AutoCAD SHX TextCONC. STEPS
AutoCAD SHX TextCEMENTITIOUS COL.
AutoCAD SHX TextCOMPOSITION SHINGLES
AutoCAD SHX TextFINISH FLOOR
AutoCAD SHX Text8' PLATE
AutoCAD SHX Text6:12 PITCH ROOF AS SPECIFIED
AutoCAD SHX Text6" EXP. CEMENTITIOUS FIBERBOARD SIDING
AutoCAD SHX TextALL WINDOWS TO BE RECESSED. SEE PAGE 5 AND 6 FOR DETAILING OF WINDOW RECESS
AutoCAD SHX Text54"X4" HARDIE TRIM
AutoCAD SHX Text54" X 6" HARDIE TRIM
AutoCAD SHX Text54"X4" HARDIE TRIM
AutoCAD SHX Text54" X 6" HARDIE TRIM (TYP.)
AutoCAD SHX TextSLOPED HARDIE SILL
AutoCAD SHX Text2x SILL
AutoCAD SHX TextFINISH FLOOR
AutoCAD SHX TextREAR ELEVATION 1/4"=1'-0"
AutoCAD SHX Text12
AutoCAD SHX Text7
AutoCAD SHX Text6" EXP. CEMENTITIOUS FIBERBOARD SIDING
AutoCAD SHX Text6" EXP. CEMENTITIOUS FIBERBOARD SIDING
AutoCAD SHX Text18" x 36" LOUVER
AutoCAD SHX TextMETAL CHIMNEY CAP
AutoCAD SHX TextBRICK VENEER
AutoCAD SHX Text54"x4" HARDIE TRIM (TYP.)
AutoCAD SHX Text54"X6" HARDIE TRIM (WINDOW SECTION)
AutoCAD SHX TextSLOPED HARDIE SILL
AutoCAD SHX TextFINISH FLOOR
AutoCAD SHX Text2
AutoCAD SHX Text1
AutoCAD SHX TextWOOD TRIM
AutoCAD SHX Text2x SILL
AutoCAD SHX TextC
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THE PLAN FACTORY
ARLINGTON, TEXAS
817-654-9012
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REPRODUCTION OF
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AutoCAD SHX Text9
AutoCAD SHX TextPLAN FACTORY
AutoCAD SHX Text4307 SOUTH BOWEN ROAD SUITE 133
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AutoCAD SHX TextWWW.PLANFACTORY.COM
AutoCAD SHX TextMETRO (817) 654-9012
AutoCAD SHX TextThese Plans are the property of
AutoCAD SHX Text"THE PLAN FACTORY" and are
AutoCAD SHX Textnot to be reproduced, traced
AutoCAD SHX Textor reused without the written
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AutoCAD SHX TextFACTORY." It shall be the
AutoCAD SHX Textresponsibility of the builder/
AutoCAD SHX Textowner to verify all Deed
AutoCAD SHX TextRestrictions, Building Codes &
AutoCAD SHX TextDimensions prior to any
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AutoCAD SHX TextASPECTS OF THIS PLAN AND TO
AutoCAD SHX TextENSURE THAT THIS PLAN MEETS ALL
AutoCAD SHX TextGOVERNING CODES & REQUIREMENTS.
AutoCAD SHX TextDET05201200
AutoCAD SHX Text7655
AutoCAD SHX Text924 EAST ANNIE STREET LOT 7 BLOCK 4 UNION DEPOT ADDITION CITY OF FORT WORTH TARRANT COUNTY TEXAS
AutoCAD SHX TextSQUARE FOOTAGE:
AutoCAD SHX TextLIVING:
AutoCAD SHX Text1200
AutoCAD SHX TextPORCH:
AutoCAD SHX Text92
AutoCAD SHX TextDET. GAR.:
AutoCAD SHX Text440
AutoCAD SHX TextTOTAL AUR:
AutoCAD SHX Text1292
AutoCAD SHX TextRKJ/LJ/GD
AutoCAD SHX Text5/28/2020
AutoCAD SHX TextPLUMBING PLAN 1/4"=1'-0"
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AutoCAD SHX TextOR MECHANICAL DUCT IN ORDER TO SAVE ON COST.
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AutoCAD SHX TextTO 2015 IRC, 2017 NEC & 2015 IECC.
AutoCAD SHX TextHVAC PLAN 1/4"=1'-0"
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AutoCAD SHX TextCLEAN OUTS
AutoCAD SHX Text6" DOUBLE
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AutoCAD SHX Text1" MAIN COLD WATER LINE FROM METER
AutoCAD SHX Text2" SS
AutoCAD SHX Text3" SS
AutoCAD SHX Text2" SS
AutoCAD SHX Text2" VTR
AutoCAD SHX Text2" SS
AutoCAD SHX Text3" SS
AutoCAD SHX Text2" SS
AutoCAD SHX Text2" VTR
AutoCAD SHX Text2" SS
AutoCAD SHX Text2" VTR
AutoCAD SHX Text2" VTR
AutoCAD SHX Text2" SS
HCLC-20-076
4
Figure 2. View of the vacant lot as seen from E. Annie Street
HCLC-20-114
1
STAFF REPORT HISTORIC AND CULTURAL LANDMARKS COMMISSION
CITY OF FORT WORTH, TEXAS DATE: June 8, 2020 COUNCIL DISTRICT: 8 GENERAL INFORMATION REQUEST Certificate of Appropriateness APPLICANT/AGENT Avocet Ventures L.P./Jacob Asay LOCATION 908 E Cannon Street ZONING/ USE (S) A-5/HC NEIGHBORHOOD ASSOCIATION Terrell Heights The applicant requests a Certificate of Appropriateness to construct a new residence at 908 E Cannon Street in the Terrell Heights Historic District. APPLICABLE TERRELL HEIGHTS HISTORIC DISTRICT GUIDELINES NEW CONSTRUCTION Appropriate
• Follow existing patterns of spacing, mass, and orientation for construction and alterations.
• Respect reoccurring design patterns along the block face and streetscape. • Use compatible size, shape, and proportion for new porches to preserve the existing
patterns within the streetscape. • Windows and doors should have similar proportions, patterns and transparency to
existing historical patterns. • Ranking, style and profile of windows should complement existing patterns within the
streetscape and neighborhood. • New construction should use roof form, pitch and overhang depth compatible to the
existing patterns within the streetscape and neighborhood. • Materials shall be consistent with the finish, texture, scale and reflectivity to materials
historically used within the streetscape and neighborhood.
APPLICABLE SECRETARY OF THE INTERIOR’S STANDARDS FOR THE TREATMENT OF HISTORIC PROPERTIES Rehabilitation Standards Standard 9 - New additions, exterior alterations, or related new construction will not destroy historic materials, features, and spatial relationships that characterize the property. The new
HCLC-20-114
2
work shall be differentiated from the old and will be compatible with the historic materials, features, size, scale and proportion, and massing to protect the integrity of the property and its environment. FINDINGS/RECOMMENDATIONS The proposed design of the single-story residence depicts an orientation and setback that are compatible with the predominant character of the streetscape. The contextual site plan shows the relationship between existing homes and adjacent vacant lots with a new single-loaded driveway that utilizes part of an existing double-loaded approach. The 10’ wide driveway that extends from the curb along the east side yard is consistent with the predominant character of traditional driveways in the area. The streetscape drawing incorporates the two-dimensional front elevation of the proposed residence into a three-dimensional photograph, which can result in discrepancies of scale and streetscape relationships. The streetscape drawing provided does not correspond to the contextual site plan, which shows the relative footprint scale, site coverage and setbacks of nearby homes in relation to the proposed structure to be located at 908 E Cannon Street. Porches are character-defining features in the district and make an important contribution to the streetscape. The area that is designated as the front entrance appears to function as a “covered entrance” rather than a more traditional “porch” that afforded a place to sit in the shade. The importance of raised porches and the need to incorporate a raised porch with at least two steps was conveyed to the applicant after staff received the initial set of drawings. The second set of drawings received showed no change to this aspect of the design and reflects the applicant’s request. The 8:12 front projecting gable roof pitch that is clad with composition shingles; the fenestration patterns including paired windows that are separated by approximately 4”; the one-over-one wood windows that are recessed with projecting 2x wood sills (as described in the Wood Window Rendering); the simple square post; and exposed rafter tails all respond appropriately to the predominant characteristics of traditional homes in the area. The complexities inherent in the design of the gable roof junctions that are highly visible from the street might read better if they were simplified so that the rear gable roof appeared subordinate and minimized the appearance of roof forms or projections that are uncharacteristic of traditional roof forms when viewed from the public right-of-way. This aspect of the roof design in conjunction with further consideration of the way in which the roof forms relate to the wall planes could produce a built form that builds upon and is compatible with the predominant character of traditional forms. In relation to the side wall planes, for example, the front half of the side elevations that will be highly visible from the street would reflect the traditional character of “additive forms” if the gable end were afforded the opportunity to express themselves as a distinct entity with the rear portion of the house taking on a more subordinate role. As designed, the side elevations appear as a “cut-out” from the same wall plane, for the entire length of the elevation. The large dormer on the Right Elevation does not appear to relate to a plan function, whereas the large dormer on the Left Elevation could be associated with a larger volume in the Family
HCLC-20-114
3
Room. In both cases, while the dormers take on a subordinate role that allow the main roof to retain a prominent expression, the dormers also offer a considerable amount of upper blank wall area that would be highly visible from the public right-of-way. The large dormer on the Right Elevation also draws attention to the two small windows below, which appear disproportionate to the overall wall area in the front half of the elevation. The 8 ¼” fiber cement lap siding appears wider than the predominant traditional character of horizontal siding in the district, however, in this instance, the wider siding is considered to be less consequential than incorporating key characteristics such as a raised front porch and allowing the massing to strengthen the design. The drawings incorporate a watermark throughout that states: Preliminary Not for Construction”. When the HCLC approves a set of drawings it is expected that the design that was submitted for approval is the same design that will be used to apply for a building permit and subsequently constructed. Therefore, it would not be appropriate for staff to issue a COA accompanied by date-stamped drawings denoting “Approved”, if those same drawings have a watermark that is embedded indicating that the drawings are not for construction. Having regard to the foregoing and the District Guidelines, Staff recommends the following: That the request for a Certificate of Appropriateness to construct a new residence at 908 E Cannon Street be approved subject to the following conditions:
1. That a raised porch be incorporated with at least two appropriately-sized steps from grade to the top of the porch floor and that it be shown on the relevant plans, elevations and sections;
2. That a foundation section through the porch and front steps be provided; 3. That the junction of gable roofs depicted in the roof plan be simplified and that
their three-dimensional form be made subordinate when visible from the public right-of-way;
4. That the amount of blank wall depicted in the Right Elevation be reduced so that the ratio of solid-to-void is commensurate with its high-profile location near the front of the house;
5. That the watermark throughout the drawings that state: “Preliminary Not for Construction” be removed and that the font size/color/placement on the elevations be made more legible;
6. That all materials and products to be used on the exterior be labelled on the elevations (i.e. material and size of front post, front door material, window material, etc.); and
7. That any adjustments made to the drawing set be submitted to Development Services Department prior to the issuance of a COA
HCLC-20-114
4
SUPPLEMENTAL MATERIAL
HCLC-20-114
5
Figure 1. Aerial View
Figure 2. View of the vacant lot as seen from E. Cannon Street
908 E Cannon
10’ side drive
HCLC-20-115
1
STAFF REPORT HISTORIC AND CULTURAL LANDMARKS COMMISSION
CITY OF FORT WORTH, TEXAS DATE: June 8, 2020 COUNCIL DISTRICT: 8 GENERAL INFORMATION REQUEST Certificate of Appropriateness APPLICANT/AGENT Avocet Ventures L.P./Jacob Asay LOCATION 909 E Hattie Street ZONING/ USE (S) A-5/HC NEIGHBORHOOD ASSOCIATION Terrell Heights The applicant requests a Certificate of Appropriateness to construct a new residence at 909 E Hattie Street in the Terrell Heights Historic District. APPLICABLE TERRELL HEIGHTS HISTORIC DISTRICT GUIDELINES NEW CONSTRUCTION Appropriate
• Follow existing patterns of spacing, mass, and orientation for construction and alterations.
• Respect reoccurring design patterns along the block face and streetscape. • Use compatible size, shape, and proportion for new porches to preserve the existing
patterns within the streetscape. • Windows and doors should have similar proportions, patterns and transparency to
existing historical patterns. • Ranking, style and profile of windows should complement existing patterns within the
streetscape and neighborhood. • New construction should use roof form, pitch and overhang depth compatible to the
existing patterns within the streetscape and neighborhood. • Materials shall be consistent with the finish, texture, scale and reflectivity to materials
historically used within the streetscape and neighborhood.
APPLICABLE SECRETARY OF THE INTERIOR’S STANDARDS FOR THE TREATMENT OF HISTORIC PROPERTIES Rehabilitation Standards Standard 9 - New additions, exterior alterations, or related new construction will not destroy historic materials, features, and spatial relationships that characterize the property. The new
HCLC-20-115
2
work shall be differentiated from the old and will be compatible with the historic materials, features, size, scale and proportion, and massing to protect the integrity of the property and its environment. FINDINGS/RECOMMENDATIONS The proposed design of the single-story residence depicts an orientation that is compatible with the predominant character of the orientation of homes along the street. It is unclear whether the front yard setback was informed by the average setback of historic homes along the street or block. The contextual site plan shows the relationship between existing homes and adjacent vacant lots with a new single-loaded driveway that utilizes an existing single-loaded approach. The 10’ wide driveway that extends from the curb along the east side yard is consistent with the predominant character of traditional driveways in the area. The streetscape drawing incorporates the two-dimensional front elevation of the proposed residence into a three-dimensional photograph, which can result in discrepancies of scale and streetscape relationships. The streetscape drawing provided does not correspond to the contextual site plan, which shows the relative footprint scale, site coverage and setbacks of nearby homes in relation to the proposed structure to be located at 909 E Hattie Street. Porches are character-defining features in the district and make an important contribution to the streetscape. The area that is designated as the front entrance appears to function as a “covered entrance” rather than a more traditional “porch” that afforded a place to sit in the shade. The importance of raised porches and the need to incorporate a raised porch with at least two steps was conveyed to the applicant after staff received the initial set of drawings. The second set of drawings received showed no change to this aspect of the design and reflects the applicant’s request. The 8:12 front projecting/offset gable roof pitch that is clad with composition shingles; the fenestration patterns including the one-over-one wood windows that are recessed with projecting 2x wood sills (as described in the Wood Window Rendering); and exposed rafter tails all respond appropriately to the predominant characteristics of traditional homes in the area. The size and proportions of the tapered column shafts and built-up wood column base are considered to be generally compatible with the character and appearance of the District. The 8 ¼” fiber cement lap siding appears wider than the predominant traditional character of horizontal siding in the district, however, in this instance, the wider siding is considered to be less consequential than incorporating key characteristics such as a raised front porch and allowing the massing to strengthen the design. The drawings incorporate a watermark throughout that states: Preliminary Not for Construction”. When the HCLC approves a set of drawings it is expected that the design that was submitted for approval is the same design that will be used to apply for a building permit and subsequently constructed. Therefore, it would not be appropriate for staff to issue a COA accompanied by date-stamped drawings denoting “Approved”, if those same drawings have a watermark that is embedded indicating that the drawings are not for construction.
HCLC-20-115
3
Having regard to the foregoing and the District Guidelines, Staff recommends the following: That the request for a Certificate of Appropriateness to construct a new residence at 909 E Hattie Street be approved subject to the following conditions:
1. That a raised porch be incorporated with at least two appropriately-sized steps from grade to the top of the porch floor and that it be shown on the relevant plans, elevations and sections;
2. That a foundation section through the porch and front steps be provided; 3. That the watermark throughout the drawings that state: “Preliminary Not for
Construction” be removed and that the font size/color/placement on the elevations be made more legible;
4. That the front door material be labeled on the elevation drawing; and 5. That any adjustments made to the drawing set be submitted to Development
Services Department prior to the issuance of a COA
HCLC-20-115
4
SUPPLEMENTAL MATERIAL
Figure 1. Aerial View
HCLC-20-115
5
Figure 2. View of the vacant lot as seen from E. Hattie Street
909 E Hattie
10’ side drive
HCLC-20-117
1
STAFF REPORT HISTORIC AND CULTURAL LANDMARKS COMMISSION
CITY OF FORT WORTH, TEXAS DATE: June 8, 2020 COUNCIL DISTRICT: 8 GENERAL INFORMATION REQUEST Certificate of Appropriateness APPLICANT/AGENT Avocet Ventures L.P./Jacob Asay LOCATION 1032 E Cannon Street ZONING/ USE (S) A-5/HC NEIGHBORHOOD ASSOCIATION Terrell Heights The applicant requests a Certificate of Appropriateness to construct a new residence at 1032 E Cannon Street in the Terrell Heights Historic District. APPLICABLE TERRELL HEIGHTS HISTORIC DISTRICT GUIDELINES NEW CONSTRUCTION Appropriate
• Follow existing patterns of spacing, mass, and orientation for construction and alterations.
• Respect reoccurring design patterns along the block face and streetscape. • Use compatible size, shape, and proportion for new porches to preserve the existing
patterns within the streetscape. • Windows and doors should have similar proportions, patterns and transparency to
existing historical patterns. • Ranking, style and profile of windows should complement existing patterns within the
streetscape and neighborhood. • New construction should use roof form, pitch and overhang depth compatible to the
existing patterns within the streetscape and neighborhood. • Materials shall be consistent with the finish, texture, scale and reflectivity to materials
historically used within the streetscape and neighborhood.
APPLICABLE SECRETARY OF THE INTERIOR’S STANDARDS FOR THE TREATMENT OF HISTORIC PROPERTIES Rehabilitation Standards Standard 9 - New additions, exterior alterations, or related new construction will not destroy historic materials, features, and spatial relationships that characterize the property. The new
HCLC-20-117
2
work shall be differentiated from the old and will be compatible with the historic materials, features, size, scale and proportion, and massing to protect the integrity of the property and its environment. FINDINGS/RECOMMENDATIONS The proposed design of the single-story residence depicts an orientation that is compatible with the predominant character of the orientation of homes along the street. It is unclear whether the front yard setback was informed by the average setback of historic homes along the street or block. The contextual site plan shows the relationship between existing homes and adjacent vacant lots with a new single-loaded driveway that utilizes an existing single-loaded approach. The 10’ wide driveway that extends from the curb along the east side yard is consistent with the predominant character of traditional driveways in the area. The streetscape drawing incorporates the two-dimensional front elevation of the proposed residence into a three-dimensional photograph, which can result in discrepancies of scale and streetscape relationships. The streetscape drawing provided does not correspond to the contextual site plan, which shows the relative footprint scale, site coverage and setbacks of nearby homes in relation to the proposed structure to be located at 1032 E. Cannon Street. Porches are character-defining features in the district and make an important contribution to the streetscape. The area that is designated as the front entrance appears to function as a “covered entrance” rather than a more traditional “porch” that afforded a place to sit in the shade. The importance of raised porches and the need to incorporate a raised porch with at least two steps was conveyed to the applicant after staff received the initial set of drawings. The second set of drawings received showed no change to this aspect of the design and reflects the applicant’s request. The 8:12 roof pitch clad with composition roof shingles; the fenestration patterns including the one-over-one wood windows that are recessed with projecting 2x wood sills (as described in the Wood Window Rendering); and exposed rafter tails all respond appropriately to the predominant characteristics of traditional homes in the area. The offset jerkinhead roof form and clustered columns are not characteristic of the predominant traditional character of roof forms and column types in the District. The 8 ¼” fiber cement lap siding appears wider than the predominant traditional character of horizontal siding in the district, however, in this instance, the wider siding is considered to be less consequential than incorporating key characteristics such as a raised front porch and allowing the massing to strengthen the design. The drawings incorporate a watermark throughout that states: Preliminary Not for Construction”. When the HCLC approves a set of drawings it is expected that the design that was submitted for approval is the same design that will be used to apply for a building permit and subsequently constructed. Therefore, it would not be appropriate for staff to issue a COA accompanied by date-stamped drawings denoting “Approved”, if those same drawings have a watermark that is embedded indicating that the drawings are not for construction.
HCLC-20-117
3
Having regard to the foregoing and the District Guidelines, Staff recommends the following: That the request for a Certificate of Appropriateness to construct a new residence at 1032 E Cannon Street be approved subject to the following conditions:
1. That a raised porch be incorporated with at least two appropriately-sized steps from grade to the top of the porch floor and that it be shown on the relevant plans, elevations and sections;
2. That a foundation section through the porch and front steps be provided; 3. That the watermark throughout the drawings that state: “Preliminary Not for
Construction” be removed and that the font size/color/placement on the elevations be made more legible;
4. That the front door design be confirmed and that its material be labeled on the elevation drawing; and
5. That any adjustments made to the drawing set be submitted to Development Services Department prior to the issuance of a COA
HCLC-20-117
4
SUPPLEMENTAL MATERIAL
Figure 1. Aerial View
HCLC-20-117
5
Figure 2. View of the vacant lot as seen from E. Cannon Street
HCLC-20-118
1
STAFF REPORT HISTORIC AND CULTURAL LANDMARKS COMMISSION
CITY OF FORT WORTH, TEXAS DATE: June 8, 2020 COUNCIL DISTRICT: 8 GENERAL INFORMATION REQUEST Certificate of Appropriateness APPLICANT/AGENT Avocet Ventures L.P./Jacob Asay LOCATION 1110 E Cannon Street ZONING/ USE (S) A-5/HC NEIGHBORHOOD ASSOCIATION Terrell Heights The applicant requests a Certificate of Appropriateness to construct a new residence at 1110 E Cannon Street in the Terrell Heights Historic District. APPLICABLE TERRELL HEIGHTS HISTORIC DISTRICT GUIDELINES NEW CONSTRUCTION Appropriate
• Follow existing patterns of spacing, mass, and orientation for construction and alterations.
• Respect reoccurring design patterns along the block face and streetscape. • Use compatible size, shape, and proportion for new porches to preserve the existing
patterns within the streetscape. • Windows and doors should have similar proportions, patterns and transparency to
existing historical patterns. • Ranking, style and profile of windows should complement existing patterns within the
streetscape and neighborhood. • New construction should use roof form, pitch and overhang depth compatible to the
existing patterns within the streetscape and neighborhood. • Materials shall be consistent with the finish, texture, scale and reflectivity to materials
historically used within the streetscape and neighborhood.
APPLICABLE SECRETARY OF THE INTERIOR’S STANDARDS FOR THE TREATMENT OF HISTORIC PROPERTIES Rehabilitation Standards Standard 9 - New additions, exterior alterations, or related new construction will not destroy historic materials, features, and spatial relationships that characterize the property. The new
HCLC-20-118
2
work shall be differentiated from the old and will be compatible with the historic materials, features, size, scale and proportion, and massing to protect the integrity of the property and its environment. FINDINGS/RECOMMENDATIONS The proposed design of the single-story residence depicts an orientation that is compatible with the predominant character of the orientation of homes along the street. It is unclear whether the front yard setback was informed by the average setback of historic homes along the street or block. The contextual site plan shows the relationship between existing homes and adjacent vacant lots with a new single-loaded driveway that utilizes an existing single-loaded approach. The 10’ wide driveway that extends from the curb along the east side yard is consistent with the predominant character of traditional driveways in the area. The streetscape drawing incorporates the two-dimensional front elevation of the proposed residence into a three-dimensional photograph, which can result in discrepancies of scale and streetscape relationships. The streetscape drawing provided does not correspond to the contextual site plan, which shows the relative footprint scale, site coverage and setbacks of nearby homes in relation to the proposed structure to be located at 1110 E. Cannon Street. Porches are character-defining features in the district and make an important contribution to the streetscape. The area that is designated as the front entrance appears to function as a “covered entrance” rather than a more traditional “porch” that afforded a place to sit in the shade. The importance of raised porches and the need to incorporate a raised porch with at least two steps was conveyed to the applicant after staff received the initial set of drawings. The second set of drawings received showed no change to this aspect of the design and reflects the applicant’s request. The 8:12 roof pitch clad with composition roof shingles; the fenestration patterns including the one-over-one wood windows that are recessed with projecting 2x wood sills (as described in the Wood Window Rendering); and exposed rafter tails all respond appropriately to the predominant characteristics of traditional homes in the area. The large dormer on the Right Elevation does not appear to relate to a plan function, whereas the large dormer on the Left Elevation could be associated with a larger volume in the Family Room. In both cases, while the dormers take on a subordinate role that allow the main roof to retain a prominent expression, the dormers