c ertificate of appropriateness - houston

Houston Archaeological & Historical Commission ITEM D.4

April 23, 2020

HPO File No. HP2020_0085

117 Payne Street

Germantown

4/21/2020 CITY OF HOUSTON | PLANNING & DEVELOPMENT DEPARTMENT | HISTORIC PRESERVATION OFFICE 1 OF 15

CERTIFICATE OF APPROPRIATENESS

Application Date: April 1, 2020

Applicant: Dalia Rihani and Aaron Steichen, owners

Property: 117 Payne Street, Tract 5, Block 31, Grota Home Subdivision. The property includes a historic 825 square foot, one-story wood frame single-family residence and a covered front porch. situated on a 5,250 square foot (50’ x 105') interior lot.

A previous addition was constructed at the rear of the house in the early 2000s which includes:

• a connector breezeway that is stepped in from the side walls of the house to a 2-story living space with an attached 2-car garage.

• The square footage for the 2-story addition is 1,482 square feet for a total living area of 2,252 square feet.

• The existing attached garage is 482 square feet.

Significance: Contributing Queen Anne residence, constructed circa 1910, located in the Germantown Historic District.

Proposal: Alteration – Addition

The applicant is planning to add 172 square feet to the courtyard behind the original house. The addition steps in from the side wall of the house 1’, back 1’ and then out 2’. A portion of the existing garage will be incorporated into living area, and the 2-car garage will be modified into a 1-car garage.

See enclosed detailed project description and application materials for further details.

Public Comment: No public comment received.

Civic Association: No comment received.

Recommendation: Approval

HAHC Action: -


April 23, 2020


117 Payne Street

Germantown


APPROVAL CRITERIA

ALTERATIONS, REHABILITATIONS, RESTORATIONS AND ADDITIONS

Sec. 33-241: HAHC shall issue a certificate of appropriateness for the alteration, rehabilitation, restoration or addition of an exterior feature of (i) any landmark, (ii) protected landmark, (iii) any building, structure or object that is part of an archaeological site, or (iv) contributing building in a historic district upon finding that the application satisfies the following criteria, as applicable:

S D NA S - satisfies D - does not satisfy NA - not applicable

(1) The proposed activity must retain and preserve the historical character of the property;

(2) The proposed activity must contribute to the continued availability of the property for a contemporary use;

(3) The proposed activity must recognize the building, structure, object or site as a product of its own time and avoid alterations that seek to create an earlier or later appearance;

(4) The proposed activity must preserve the distinguishing qualities or character of the building, structure, object or site and its environment;

(5) The proposed activity must maintain or replicate distinctive stylistic exterior features or examples of skilled craftsmanship that characterize the building, structure, object or site;

(6) New materials to be used for any exterior feature excluding what is visible from public alleys must be visually compatible with, but not necessarily the same as, the materials being replaced in form, design, texture, dimension and scale;

(7) The proposed replacement of missing exterior features, if any, should be based on an accurate duplication of features, substantiated by available historical, physical or pictorial evidence, where that evidence is available, rather than on conjectural designs or the availability of different architectural elements from other structures;

(8) Proposed additions or alterations must be done in a manner that, if removed in the future, would leave unimpaired the essential form and integrity of the building, structure, object or site;

(9) The proposed design for any exterior alterations or addition must not destroy significant historical, architectural, archaeological or cultural material, including but not limited to siding, windows, doors and porch elements;

(10) The proposed alteration or addition must be compatible with the massing, size, scale material and character of the property and the context area; and

(11) The distance from the property line to the front and side walls, porches, and exterior features of any proposed addition or alteration must be compatible with the distance to the property line of similar elements of existing contributing structures in the context area.

GERMANTOWN DESIGN GUIDELINES

In accordance with Sec. 33-276, the proposed activity must comply with the City Council approved Design Guidelines.


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117 Payne Street

Germantown


PROPERTY LOCATION

GERMANTOWN HISTORIC DISTRICT

N

117 Payne Street


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117 Payne Street

Germantown


INVENTORY PHOTO


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117 Payne Street

Germantown


CONTEXT AREA

121 Payne – Contributing – 1910 (neighbor) 113 Payne – Contributing – 1910 (neighbor)

105 Payne– Noncontributing – 1910 (across street) 112 Payne– Contributing – 1920 (across street)

110 Payne– Contributing – 1919 (across street) 118 Payne– Contributing – 1912 (across street)


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117 Payne Street

Germantown


SOUTH ELEVATION – FRONT FACING PAYNE STREET

EXISTING

PROPOSED


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117 Payne Street

Germantown


EAST SIDE ELEVATION

EXISTING

PROPOSED


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WEST SIDE ELEVATION

EXISTING

PROPOSED


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117 Payne Street

Germantown


SOUTH REAR ELEVATION

EXISTING

PROPOSED


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117 Payne Street

Germantown


SITE/ROOF PLAN

EXISTING

PROPOSED

N


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Germantown


FIRST FLOOR PLAN

EXISTING

PROPOSED

N


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117 Payne Street

Germantown


SECOND FLOOR PLAN

EXISTING

PROPOSED

N


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WINDOW / DOOR SCHEDULE


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117 Payne Street

Germantown


PROJECT DETAILS

Shape/Mass: The 172 square feet addition is to the courtyard behind the original house. The addition steps in from the side wall of the house 1’, back 1’ and then out 2’. A portion of the existing garage will be incorporated into living area, and the 2-car garage will be modified into a 1-car garage.

Foundation: The existing home is situated on a pier and beam foundation and the addition will feature a matching foundation.

Windows/Doors: New windows will be wood, fixed windows. Windows will be altered in the previous addition to address the new floor plan layout. The new windows will be wood, 1-over-1 window.

All proposed windows to be inset and recessed. See drawings and window/door schedule for more detail.

Exterior Materials: The addition will be clad in 6” lap siding to match the existing siding conditions.

Roof: The new roof will feature a 4:12 pitch and match the existing asphalt shingle roof.


April 23, 2020


117 Payne Street

Germantown


ATTACHMENT A

APPLLICANT’S PICTURES

c ertificate of appropriateness - houston

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