HomeMy WebLinkAboutAgenda_HARC_04.08.2021Notice of Meeting for the
Historic and Architectural Rev iew Commission
of the City of Georgetown
April 8, 2021 at 6:00 P M
at Virtual
T he C ity of G eorgetown is committed to compliance with the Americans with Disabilities Act (ADA). If you
require as s is tance in partic ipating at a public meeting due to a disability, as defined under the ADA, reas onable
as s is tance, adaptations , or ac commodations will be provided upon request. P leas e c ontact the C ity S ec retary's
O ffic e, at leas t three (3) days prior to the sc heduled meeting date, at (512) 930-3652 or C ity Hall at 808 Martin
Luther King Jr. S treet, G eorgetown, T X 78626 for additional information; T T Y users route through R elay
Texas at 711.
The r egular me eti ng wil l c onve ne at 6:00pm on A pr il 8, 2021 via
te le confe re nc e. To participate , ple ase c opy and paste the we blink into your
browse r:
Weblink: http://bit.ly/3tep48p
Webinar I D: 968-4916-1103
Passwo rd: 674377
To participate by phone:
Call in numbe rs: (346)248-7799 or Toll-F r ee : 833-548-0282
P assword: 674377
Citizen comme nts are acc epted in thr ee differ ent for mats:
1. Submit written comme nts to pl anning@geor getown.or g by 5:00p.m. on the
date of the mee ting and the Re cor ding S ec re tary will r e ad your c omments
into the r ec ording during the item that is being discussed.
2. L og onto the me e ting at the link above and "r aise your hand" dur ing the
item
3. Use your home /mobile phone to call the toll-fre e numbe r
To join a Zoom mee ting, c li ck on the l ink pr ovi de d and join as an attende e.
You wil l be asked to e nte r your name and e mail addr ess (this is so we c an
ide ntify you whe n you are c all e d upon). To spe ak on an ite m, c li ck on the
"R aise your H and" option at the bottom of the Zoom me eti ng webpage onc e
that i tem has opened. Whe n you ar e cal le d upon by the R e cor di ng Se cr etar y,
your de vi ce wil l be re mote ly un-mute d by the Administr ator and you may
spe ak for thre e minute s. P l e ase state your name c le arl y, and whe n your time
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Use of pr ofanity, thr eate ning language, slande rous r emarks or thr eats of
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harm are not allowed and wil l re sult i n you be ing imme di atel y r emove d fr om
the mee ting.
Regular Session
(T his R egular S es s ion may, at any time, be rec es s ed to c onvene an Exec utive S es s ion for any purpose
authorized by the O pen Meetings Act, Texas G overnment C ode 551.)
A Discussion on how the H istoric and Architectural Review Commission virtual conference will be conducted,
to include options for public comments and how the public may address the Commission -- Sofia Nelson,
C N U -A, P lanning Director
B T he His toric and Architec tural R eview C ommis s ion, appointed by the Mayor and the C ity C ouncil, is
respons ible for hearing and taking final ac tion on applic ations , by is s uing C ertific ates of Appropriatenes s
based upon the C ity C ounc il adopted Downtown Design G uidelines and Unified Development C ode.
Welcome and Meeting Procedures:
· S taff P resentation
· Applicant P res entation (Limited to ten minutes unles s stated otherwise by the C ommission.)
· Q uestions from C ommission to S taff and Applicant
· C omments from C itizens*
· Applicant R es ponse
· C ommission Deliberative P rocess
· C ommission Action
* O nce s taff and the ap p licant have ad d res s ed q ues tio ns from the C o mmis s io ners , the C hair o f the
C ommission will open the pub lic hearing. T he c hair will ask if anyo ne would like to s peak. To speak, clic k
on the "R ais e Your Hand " optio n at the b o tto m of the Zoom meeting web p age. Yo ur d evic e will be
remotely un-muted and you may s p eak for three minutes . P leas e s tate yo ur name and address clearly. A
speaker may allot their time to another s p eaker for a maximum of 6 minutes . If a memb er of the
public wis hes to allot their time to ano ther s peaker, they may d o s o when their name is called by the C hair.
P lease remember that all comments and questions mus t b e addressed to the C o mmis s io n, and p leas e be
patient while we o rganize the s p eakers d uring the pub lic hearing portion. W hen yo ur time is over, your
device will be muted again.
•After everyo ne who has asked to speak has spoken, the C hair will clos e the pub lic hearing and p ro vide a
few minutes of rebuttal time to the applic ant if they s o c hoose.
P ublic Wishing to Address the B oard
O n a s ubjec t that is posted on this agenda: P lease fill out a speaker regis tration form whic h can be found at the
Board meeting. C learly print your name, the letter of the item on which you wish to speak, and pres ent it to the
S taff Liais on, preferably prior to the start of the meeting. You will be c alled forward to speak when the Board
cons iders that item.
O n a s ubjec t not posted on the agenda: P ersons may add an item to a future Board agenda by filing a written
request with the S taff Liais on no later than one week prior to the Board meeting. T he reques t must include the
Page 2 of 162
s peaker's name and the spec ific topic to be addres s ed with sufficient information to inform the board and the
public . F or Board Liaison c ontact information, pleas e logon to
http://government.georgetown.org/c ategory/boards -commissions /.
C At the time of posting, no pers ons had s igned up to address the Board.
L egislativ e Regular Agenda
D C ons ideration and possible action to approve the minutes from the March 25, 2021 regular meeting of the
Historic and Arc hitectural R eview C ommission. - Mirna G arc ia, Management Analyst
E P ublic Hearing and Possible Action on a reques t for a Certificate of Appropriateness (C O A) for an
addition that creates a new, or adds to an exis ting s treet fac ing fac ade at the property loc ated at 1601 E.
17th S treet, bearing the legal desc ription Lots 3 and 4, Bloc k 9, Nolen Addition. – Britin Bos tic k,
Downtown & Historic P lanner
F P ublic Hearing and Possible Action on a reques t for a Certificate of Appropriateness (C O A) for:
an addition that creates a new, or adds to an existing street-facing façade to change a portion of the
front façade to a screened porch;
the addition of a porch, patio or dec k for the addition of a new front porc h;
a 1.6’ s etbac k enc roachment into the required 15’-0” s ide street s etbac k for the addition of a porc h
13.4’ from the s ide street (west) property line;
an addition that creates a new, or adds to an exis ting s treet-facing façade for a two-s tory garage
addition;
an 18'-5" setback encroac hment into the required 25'-0" s treet-facing garage setback, for the garage
to be cons tructed 6'-7" from the s ide street (west) property line;
a 2'-6" building height modification to the required 15'-0" maximum building height at the s ide street
setback, to allow the dormer to be 17'-6" at the s etbac k;
a 3'-0" building height modification to the required 15'-0" maximum building height at the required
10' rear (south) setback, to allow the garage addition to be 18'-0" tall at a distanc e 11'-7" from the
rear (s outh) property line;
the addition of a porc h, patio or deck for the addition of a new sec ond-floor deck between the
proposed new two-story garage addition and the exis ting two-s tory ac cessory struc ture;
a 4’-6” s etbac k enc roachment into the required 10’-0” rear (south) setback, for the cons truction of
a s econd-floor dec k 5’-6” from the rear (south) property line;
replac ing a historic architec tural feature with a non-his toric arc hitectural feature for the replac ement
of the 32” front door with a 36” front door;
replac ing a historic architec tural feature with a non-his toric arc hitectural feature for the replac ement
of a sec ond-floor window on the ac cessory struc ture with a door for acc es s to the propos ed
sec ond-floor deck;
replac ing a historic architec tural feature with a non-his toric arc hitectural feature for the replac ement
of three his toric windows on the west faç ade of the his toric main struc ture with a new F rench door
and three windows that are proposed to be reloc ated from the north and eas t facades for the
c reation of the sc reened porch; and
a 0.08 floor-to-area ratio (FAR ) modification to the 0.45 floor-to-area ratio for the O ld Town
O verlay District, to allow a floor-to-area ratio of 0.53
at the property loc ated at 1202 E. 13th S treet, bearing the legal desc ription Lot 1, Bloc k 1, C offee Heights
Addition. – Britin Bostick, Downtown & His toric P lanner
G Updates , C ommis s ioner questions, and c omments . - S ofia Nels on, P lanning Director
Page 3 of 162
Adjournment
Ce rtificate of Posting
I, R obyn Densmore, C ity S ecretary for the C ity of G eorgetown, Texas, do hereby c ertify that this Notic e of
Meeting was posted at C ity Hall, 808 Martin Luther King Jr. S treet, G eorgetown, T X 78626, a plac e readily
acc es s ible to the general public as required by law, on the _____ day of _________________, 2021, at
__________, and remained s o posted for at leas t 72 c ontinuous hours prec eding the s cheduled time of said
meeting.
__________________________________
R obyn Dens more, C ity S ec retary
Page 4 of 162
City of Georgetown, Texas
Historic and Architectural Review
April 8, 2021
S UB J E C T:
C onsideration and pos s ible ac tion to approve the minutes from the Marc h 25, 2021 regular meeting of the
His toric and Architec tural R eview C ommis s ion. - Mirna G arcia, Management Analys t
IT E M S UMMARY:
F IN AN C IAL IMPAC T:
.N/A
S UB MIT T E D B Y:
Mirna G arcia, Management Analys t
AT TAC H ME N T S:
Description Type
3.25.21 minutes Backup Material
Page 5 of 162
Historic and Architectural Review Commission Page 1 of 5
Meeting: March 25, 2021
City of Georgetown, Texas
Historic and Architectural Review Commission
Minutes
March 25, 2021 at 6:00 p.m.
Teleconference Meeting: http://bit.ly/3tLZXv1
The regular meeting convened at 6:00PM on March 25, 2021 via teleconference at:
http://bit.ly/3tLZXv1. Webinar ID: 974-0433-0622. To participate by phone: Call in number: (346)
248-7799 or Toll-Free: 888-475-4499. Password: 441686. Public Comment was allowed via the
conference call number or the “ask a question” function on the video conference option; no in-
person input was allowed.
Members present: Faustine Curry; Catherine Morales; Pam Mitchell; Robert McCabe; Michael
Walton
Staff present: Britin Bostick, Historic Planner; Mirna Garcia, Management Analyst; Sofia Nelson,
Planning Director
Meeting called to order by Chair Morales at 6:02 pm.
Regular Session
(This Regular Session may, at any time, be recessed to convene an Executive Session for any
purpose authorized by the Open Meetings Act, Texas Government Code 551.)
A. Discussion on how the Historic and Architectural Review Commission virtual conference will
be conducted, to include options for public comments and how the public may address the
Commission. – Sofia Nelson, Planning Director
B. The Historic and Architectural Review Commission, appointed by the Mayor and the City
Council, is responsible for hearing and taking final action on applications, by issuing
Certificates of Appropriateness based upon the City Council adopted Downtown Design
Guidelines and Unified Development Code.
Welcome and Meeting Procedures:
- Staff Presentation
- Applicant Presentation (Limited to ten minutes unless stated otherwise by the Commission.)
- Questions from Commission to Staff and Applicant
- Comments from Citizens*
- Applicant Response
- Commission Deliberative Process
- Commission Action
*Once staff and the applicant have addressed questions from the Commissioners, the Chair of the
Commission will open the public hearing. If a member of the public would like to provide
comments on the agenda item under discussion, the chair will ask if anyone would like to speak. To
speak, please identify yourself by either entering your name, address and item
number on the Q/A chat on your screen. When your name is called you will have up to 3
minutes. A speaker may allot their time to another speaker for a maximum of 6 minutes. If a
Page 6 of 162
Historic and Architectural Review Commission Page 2 of 5
Meeting: March 25, 2021
member of the public wished to allot their time to another speaker, they may do so when their
name is called by the Chair. Please remember that all comments and questions must be addressed
to the Commission, and please be patient while we organize the speakers during the public hearing
portion. After everyone who has asked to speak has spoken, the Chair will close the public hearing
and provide a few minutes of rebuttal time to the applicant if they so choose.
Public Wishing to Address the Board
On a subject not posted on the agenda: Persons may add an item to a future Board agenda by filing
a written request with the Staff Liaison no later than one week prior to the Board meeting. The
request must include the speaker's name and the specific topic to be addressed with sufficient
information to inform the board and the public. For Board Liaison contact information, please logon
to http://government.georgetown.org/category/boards-commissions/.
C. At the time of posting, no persons had signed up to address the Board.
Legislative Regular Agenda
D. Nomination and selection of Vice-chair and Secretary for the 2021-22 year.
Motion to postpone action until the 4/22 meeting by Commissioner Curry. Second by
Alternate Commissioner Mitchell. Approved (4-0).
E. Discussion and possible action to approve meeting time, date and place for 2021-22 year.
Motion to postpone action until the 4/22 meeting by Commissioner Curry. Second by
Alternate Commissioner Mitchell. Approved (4-0).
F. Consideration and possible action to appoint a new member to the Historic and Architectural
Review Demolition Subcommittee.
Motion to postpone action until the 4/22 meeting by Commissioner Curry. Second by
Alternate Commissioner Mitchell. Approved (4-0).
G. Consideration and possible action to approve the minutes from the March 11, 2021 regular
meeting of the Historic and Architectural Review Commission. – Mirna Garcia, Management
Analyst
Motion to approve Item G by Commissioner Curry. Second by Alternate Commissioner
Mitchell. Approved (4-0).
H. Public Hearing and possible action on a request for a Zoning Map Amendment to rezone
approximately 0.33 acres, being all of Lots 1 and 2, Block 22, Glasscock Addition, from the Old
Town Historic Overlay zoning district to the Downtown Historic Overlay zoning district, for
the property generally located at 1004 S Church St (2021-1-REZ). Britin Bostick, Downtown &
Historic Planner
Page 7 of 162
Historic and Architectural Review Commission Page 3 of 5
Meeting: March 25, 2021
Staff report by Bostick. The applicant is requesting approval of a zoning map amendment
(rezoning) to rezone the subject property from the Residential Single-Family (RS) zoning district
to the Mixed-Use Downtown (MU-DT) zoning district, which also requires the subject property
to be located within the Downtown historic zoning overlay district. The subject property is
currently located within the Old Town historic zoning overlay district. The applicant is
requesting this zoning change to be able to use the historic Jesse Daniel Ames House, the
historic main structure on the subject property, as a day spa. The subject property is located on
the west side of Church Street, two blocks north of University Avenue and directly east of Main
Street Baptist Church. The subject property is the northeast quarter of a block shared with
another single-family residential property and Main Street Baptist Church. Although the site
does not have distinct natural features, the historic two-story main structure is listed as a high
priority structure on the 2016 Historic Resource Survey (HRS), and the house was once owned
and occupied by Jessie Daniel Ames, the noted women’s suffrage and civil rights advocate, as
well as David Love, a merchant and civic leader whose David Love Building, a Recorded Tex as
Historic Landmark, is on the west side of the Courthouse Square.
The Commission sought clarification on the HARC’s purview and the possible action. Bostick
explained the Commission was voting on whether the property should be rezoned into the
downtown overlay.
Chair Morales opened and closed the Public Hearing as no one signed up to speak.
Motion to deny Item H (2021-1-REZ) by Alternate Commissioner Mitchell. Motion fails as there
was no second.
Motion to recommend approval by Commissioner Curry. Second by Commissioner Walton.
Motion passes (3-1) with Alternate Commissioner Mitchell opposed.
I. Public Hearing and Possible Action on a request for a Certificate of Appropriateness for:
• a 6’-8” encroachment into the required 15’-0” side street setback, to allow a second-floor
residential addition 8’-4” from the side street (north) property line;
• a 3’-4” encroachment into the required 20’-0” front setback to reopen an enclosed porch 16’-
8” from the front (east) property line;
• a 5’-8” building height modification to the required 15’-0” maximum building height at the
side street (north) setback, to allow a dormer addition of 20’-8” at the side street (north)
setback;
• and a new fence, railing or wall that is inconsistent with the overlay district's characteristics
and applicable guidelines
at the property located at 904 Walnut Street, being an approximately 0.2597-acre tract of land out of
the William Addison Survey, Abstract No. 21, also being known as a portion of Block 89, Dimmitt
Addition, an unrecorded subdivision. (2021-5-COA) – Britin Bostick, Downtown & Historic Planner
Page 8 of 162
Historic and Architectural Review Commission Page 4 of 5
Meeting: March 25, 2021
Staff report by Bostick. The Applicant is requesting HARC approval for a garage and living space
addition on the ground floor and the addition of dormer windows and a larger staircase for the
second floor of the house. As the low-priority historic house is presently encroaching into the side
street setback, the addition of one of the dormers requires HARC approval of a setback
modification. Additionally, the applicant is requesting HARC approval of a setback encroachment
for the enclosed front porch so that the porch can be opened back up and the enclosure removed.
There is no additional footprint proposed for the front porch, but the existing porch encroaches into
the front setback. The applicant is also requesting HARC approval of a 4’ tall front and side yard
fence in a wood picket style. The request for a 4’ fence height rather than the standard 3’ height is so
that the fence can meet the height requirements to serve as a pool enclosure . The proposed project
would remove the carport and accessory structures, which are not historic, and construct a new
addition to the rear of the historic main structure for a garage and additional living space, as well as
to construct a new stairwell to access the second floor. The current second floor appears to be
converted attic space, with a narrow staircase constructed toward the rear of the house. The first
floor is 1,790 sq. ft. and the second floor is 1,030 sq. ft. The existing accessory structures including
the carport total 790 sq. ft. The applicant is proposing to then construct an approximately 1,300 sq.
ft. addition, to include a garage, living space and stairwell to access the second floor. The addition
is proposed to be to the rear and side of the historic main structure and does not require setback or
building height modifications. The proposed materials for the addition are a horizontal lapped fiber
cement siding, asphalt shingle roof, and fiber composite single hung windows with a 1/1 pattern.
To improve the second floor living space the applicant is also requesting approval for the addition
of two dormers, one of which would encroach into the side street setback, as the footprint of the
existing historic structure currently encroaches into the side street setback by more than ten feet.
The proposed dormers do not project past the roof eaves. The street-facing dormer would also
require approval of a building height modification due to the eave height and location of the
dormer. The dormers are proposed to have standing seam metal roofs with the same fiber cement
siding and windows as the addition. Additionally, the applicant is requesting approval of a setback
modification to alter the current enclosed front porch so that the porch can be reopened to its
original condition. The porch encroaches 3’-4” into the front 20’-0” setback, and was enclosed for
living space prior to 1984, as indicated in the 1984 Historic Resource Survey. The project drawings
show porch columns and railing compatible with the architectural s tyle and character of the main
structure and propose to retain the existing siding on the front façade. The proposed project
includes a pool area, which must be enclosed by a min. 48” tall fence. The applicant is proposing to
construct a wood picket fence with 50% transparency in two parts – a 36” tall section along the E. 9
½ Street property line, and a 48” tall section along the Walnut Street property line, which would be
divided by an internal fence and gate at the northeast corner of the property. Front and side yard
fences taller than 36” require approval by HARC.
The applicant, Bryant Boyd, addressed the Commission and was available to answer questions.
Chair Morales opened and closed the Public Hearing as no one signed up to speak.
Page 9 of 162
Historic and Architectural Review Commission Page 5 of 5
Meeting: March 25, 2021
Motion to approve Item I (2021-5-COA) by Alternate Commissioner Mitchell. Second by
Commissioner Curry. Approved (4-0).
J. Updates, Commissioner questions, and comments. – Sofia Nelson, Planning Director
Adjournment
Motion to adjourn by Commissioner Walton. Second by Alternate Commissioner Mitchell.
Approved (4-0). Meeting adjourned at 7:27pm
________________________________ _________________________________
Approved, Amanda Parr, Chair Attest, Terri Asendorf-Hyde, Secretary
Page 10 of 162
City of Georgetown, Texas
Historic and Architectural Review
April 8, 2021
S UB J E C T:
Public Hearing and P ossible Action on a request for a Certificate of Appropriateness (C O A) for an
addition that c reates a new, or adds to an existing street facing facade at the property located at 1601 E.
17th S treet, bearing the legal des cription Lots 3 and 4, Block 9, Nolen Addition. – Britin Bostick,
Downtown & His toric P lanner
IT E M S UMMARY:
Overview of Applicant’s Request:
T he Applicant is requesting H AR C approval for the addition of a prefabricated utility shed to the northeast
corner of the property, situated to the rear of and detached from the main structure but visible from both street
facades.
S taff’s Analysis:
S taff has reviewed the request in ac cordance with the Unified Development C ode (UDC ) and other
applicable codes. S taff has determined that the proposed request meets 7 of the 8 c riteria es tablished in
UDC S ec tion 3.13.030 for a C ertificate of Appropriateness, as outlined in the attached S taff R eport.
Public Comments:
As required by the Unified Development C ode (UDC ), two (2) s igns were posted on-s ite. As of the
public ation date of this report, s taff has received 0 written comments in favor and 0 in oppos ition of the
request.
F IN AN C IAL IMPAC T:
None. T he applicant has paid the required application fees .
S UB MIT T E D B Y:
Britin Bostick, Downtown & His toric P lanner
AT TAC H ME N T S:
Description Type
Staff Report Exhibit
Exhibit 1 - Location Map Exhibit
Exhibit 2 - Letter of Intent Exhibit
Exhibit 3 - Plans & Specifications Exhibit
Exhibit 4 - His toric Resource Surveys Exhibit
Exhibit 5 - Public Comment Exhibit
Staff Pres entation Pres entation
Page 11 of 162
Planning Department Staff Report
2021-9-COA – 1601 E. 17th Street Page 1 of 4
Historic and Architectural Review Commission
Report Date: April 2, 2021
File Number: 2021-9-COA
AGENDA ITEM DESCRIPTION
Public Hearing and Possible Action on a request for a Certificate of Appropriateness (COA) for an
addition that creates a new, or adds to an existing street facing facade at the property located at 1601 E.
17th Street, bearing the legal description Lots 3 and 4, Block 9, Nolen Addition.
AGENDA ITEM DETAILS
Project Name: 1601 E. 17th Street Shed Addition
Applicant: Barbra Tydings
Property Owner: Barbra Alice Tydings, Trustee of the Barbra Tydings Revocable Trust
Property Address: 1601 E. 17th Street
Legal Description: 0.33 acres, being Lots 3 and 4, Block 9, Nolen Addition
Historic Overlay: Old Town Overlay District
Case History: N/A
HISTORIC CONTEXT
Date of construction: 1970 (HRS), public records indicate 1960
Historic Resources Survey Level of Priority: Medium
National Register Designation: N/A
Texas Historical Commission Designation: N/A
APPLICANT’S REQUEST
HARC:
Addition that creates a new, or adds to an existing street facing façade
STAFF ANALYSIS
Public records show that the Nolen Addition to the City of Georgetown was filed in 1948 by CM and
Carrie Nolen. They sold lots 3 and 4 of Block 9 of their subdivision to John and Barbara Crews in 1951,
and the Crews sold the property to T. P. and Lillian Jones in 1960. Records indicate the house was built
by the Joneses, who owned the property until 1986. The house is listed on the Historic Resource Survey
as a medium priority structure, and is a one-story brick Ranch-style house, with low asphalt shingle roof
slopes and windows with high sills tucked under the eaves.
The applicant is requesting HARC approval of the addition of an 80 sq. ft. prefabricated utility shed to
the rear and right of the front façade of the main structure. The shed is proposed to have fiber composite
lapped siding, a low roof slope and asphalt shingles with minimal eaves, and a small entrance door and
window. It is not proposed to be located within setbacks.
Page 12 of 162
Planning Department Staff Report
Historic and Architectural Review Commission
2021-9-COA – 1601 E. 17th Street Page 2 of 4
APPLICABLE DESIGN GUIDELINES
The following guidelines are applicable to the proposed scope of work in accordance with the adopted
Downtown and Old Town Design Guidelines:
GUIDELINES FINDINGS
CHAPTER 14 – DESIGN GUIDELINES FOR INFILL CONSTRUCTION
AND ADDITIONS IN THE OLD TOWN OVERLAY DISTRICT
14.10 Non-traditional siding materials are
discouraged.
Typically, artificial stone and brick veneer are
not appropriate.
Asphalt shingles are not appropriate.
Aluminum and vinyl are not appropriate.
Complies
The shed is proposed to have a fiber
composite (engineered wood) siding and
trim that resemble a vertical wood siding.
14.12 An addition shall be compatible in scale,
materials, and character with the main building.
An addition shall relate to the building in
mass, scale, and form. It should be
designed to remain subordinate to the
main structure.
An addition to the front of a building is
usually inappropriate.
Complies
The proposed shed is 80 sq. ft. and 8’-8” tall
at the roof ridge, which is a scale much
smaller than the existing historic structure.
Although the historic main structure has
brick siding and the shed is proposed to
have a fiber composite siding, the roof
slopes and materials are similar, and the
shed will have minimal visibility from the
street.
14.14 Place an addition at the rear of a building
or set it back from the front to minimize the
visual impacts.
This will allow the original proportions
and character to remain prominent.
Locating an addition at the front of a
structure is usually inappropriate.
Complies
The shed is proposed to be located to the
rear of the main structure, on the northeast
corner of the subject property.
14.18 The roof of a new addition shall be in
character with that of the primary building.
Typically, gable, hip, and shed roofs are
appropriate for residential additions. Flat
roofs may be more appropriate for
commercial buildings.
Repeat existing roof slopes and materials.
If the roof of the primary building is
symmetrically proportioned, the roof of
the addition should be similar.
Complies
The shed is proposed to have a low-slope
asphalt shingle roof similar to the historic
main structure.
Page 13 of 162
Planning Department Staff Report
Historic and Architectural Review Commission
2021-9-COA – 1601 E. 17th Street Page 3 of 4
CRITERIA FOR APPROVAL
In accordance with Section 3.13.030 of the Unified Development Code, the HARC must consider the
following criteria:
SECTION 3.13.030 CRITERIA FINDINGS
1. The application is complete and the
information contained within the application
is correct and sufficient enough to allow
adequate review and final action;
Complies
Staff reviewed the application and deemed
it complete.
2. Compliance with any design standards of this
Code;
Complies
Proposed project complies with applicable
UDC requirements.
3. Compliance with the Secretary of the Interior's
Standards for the Treatment of Historic
Properties to the most extent practicable;
Complies
SOI 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 work will 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.”
The proposed addition complies with this
standard.
4. Compliance with the adopted Downtown and
Old Town Design Guidelines, as may be
amended from time to time, specific to the
applicable Historic Overlay District;
Complies
Proposed project complies with applicable
Design Guidelines.
5. The general historic, cultural, and architectural
integrity of the building, structure or site is
preserved;
Complies
Proposed project does not alter the
character of the medium priority historic
structure or the character of the site and is
easily reversed.
6. New buildings or additions are designed to be
compatible with surrounding properties in the
applicable historic overlay district;
Complies
Proposed project is a small scale shed with
minimal impact to surrounding properties
in the Old Town Overlay District.
7. The overall character of the applicable historic
overlay district is protected; and
Complies
Page 14 of 162
Planning Department Staff Report
Historic and Architectural Review Commission
2021-9-COA – 1601 E. 17th Street Page 4 of 4
SECTION 3.13.030 CRITERIA FINDINGS
Proposed project is not anticipated to have
noticeable impact on the character of the
Old Town Overlay District.
8. The Master Sign Plan is in keeping with the
adopted Downtown and Old Town Design
Guidelines and character of the historic
overlay district.
Not Applicable
No signage is proposed with this project.
STAFF RECOMMENDATION
Based on the findings listed above, staff recommends APPROVAL of the request.
As of the date of this report, staff has received 1 comment in favor and 0 comments opposed.
ATTACHMENTS
Exhibit 1 – Location Map
Exhibit 2 – Letter of Intent
Exhibit 3 – Plans and Specifications
Exhibit 4 – Historic Resource Survey
Exhibit 5 – Public Comment
SUBMITTED BY
Britin Bostick, Downtown & Historic Planner
PUBLIC COMMENTS
Page 15 of 162
Location
2021-9-COA
Exhibit #1
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Page 16 of 162
1
Letter of Intent
The project that is in question is a small wooden shed. It’s built by Tuff Shed which is sold at Home Depot here in
Georgetown.
The shed will be 8x10 ft and is built with wooden siding., floorings. The siding color is Sheffield gray with a upgraded roof
shingles in charcoal with white trim.
It sits to the east side of my home.
I hope this will satisfy your request. There is not much more to this very small project. I have sent you everything that
this company could supply. I will be sending the Owner Consent form in another email to follow.
Hope to hear from you soon
Barbra Tydings
Page 17 of 162
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Page 24 of 162
County Williamson
TEXAS HISTORICAL COMMISSION
Local District:Old Town District
Address:1601 E 17th St 2016 Survey ID:124368
City Georgetown
HISTORIC RESOURCES SURVEY FORM
2016 Preservation Priority:Medium
SECTION 1
Basic Inventory Information
Owner/Address SARKORNRAT, VORASAK, 1601 E 17TH ST, , GEORGETOWN,TX 78626-7253
Latitude:30.63046 Longitude -97.661958
Addition/Subdivision:S4201 - Nolen Addition
WCAD ID:R043501Legal Description (Lot/Block):NOLEN ADDITION, BLOCK 9, LOT 3-4, ACRES 0.330
Property Type:Building Structure Object Site District
Current Designations:
NR District Yes No)
NHL NR
(Is property contributing?
RTHL OTHM HTC SAL Local:Other
Date Recorded 4/21/2016Recorded by:CMEC
Other:
Historic Use:GovernmentEducationalDomestic
SocialReligiousRecreation/cultureIndustry/processing
DefenseCommerce/tradeAgriculture
Other:
Current Use:GovernmentEducationalDomestic
SocialReligiousRecreation/cultureIndustry/processingHealthcare
DefenseCommerce/tradeAgriculture
Function
EstimatedActual Source:WCADConstruction Date:1970
Builder:Architect:
Healthcare
Note: See additional photo(s) on page 4
Vacant
Vacant
Old Town District
Current/Historic Name:None/None
Photo direction: North
Page 25 of 162
County Williamson
TEXAS HISTORICAL COMMISSION
Local District:Old Town District
Address:1601 E 17th St 2016 Survey ID:124368
City Georgetown
HISTORIC RESOURCES SURVEY FORM
2016 Preservation Priority:Medium
SECTION 2
Architectural Description
General Architectural Description:
One-story, brick, ranch style house with a T-plan, cross-hipped roof with wide eaves, attached carport at the rear, and
an inset entry stoop with a single front door.
Relocated
Additions, modifications:Appears to be unaltered
Stylistic Influence(s)
Queen Anne
Second Empire
Greek Revival
Eastlake
Italianate
Log traditional
Exotic Revival
Colonial Revival
Romanesque Revival
Renaissance Revival
Folk Victorian
Shingle
Monterey
Beaux Arts
Tudor Revival
Mission
Neo-Classical
Gothic Revival
Moderne
Craftsman
Spanish Colonial
Art Deco
Prairie
Pueblo Revival
Other:
Commercial Style
Post-war Modern
No Style
Ranch
International
Gable Hipped Gambrel Shed Flat w/parapet
Structural Details
Roof Form
Mansard Pyramid Other:
Wood shingles Tile Composition shingles Metal Other:
Roof Materials
Wall Materials
Metal
Brick
Wood Siding
Stucco
Siding: Other
Stone
Glass
Wood shingles
Asbestos
Log
Vinyl
Terra Cotta
Other:
Concrete
Fixed Wood sash Double hung Casement Metal sash
Windows
Decorative Screenwork
Other:
Single door Double door With transom With sidelights
Doors (Primary Entrance)
Other:
Plan
Irregular
L-plan
Four Square
T-plan
Rectangular
Modified L-plan 2-room Open ShotgunCenter Passage
Other
Bungalow
Chimneys
Brick StuccoStone Corbelled Caps
Interior Exterior
Other
Specify #0
PORCHES/CANOPIES
Form:Shed Roof Hipped RoofFlat Roof Gabled Roof Inset Other
Support
Suspension rods
Box columns Classical columns
Wood posts (plain)
Spindlework
Wood posts (turned)
Tapered box supports
Masonry pier
Other:
Fabricated metal
Jigsaw trim
Suspension cables
Materials:Metal FabricWood Other:
# of stories:1 PartialNone FullBasement:
Ancillary Buildings
Garage Barn Shed Other:
Landscape/Site Features
Stone
Sidewalks
Wood
Terracing
Concrete
Drives Well/cistern Gardens
Other materials:Brick
Other
Masonry planter encloses the
entry stoop
Landscape Notes:
Cross-Hipped
Metal, Shutters
Metal Posts
Masonry
None
None
None
Unknown
Asphalt
Page 26 of 162
County Williamson
TEXAS HISTORICAL COMMISSION
Local District:Old Town District
Address:1601 E 17th St 2016 Survey ID:124368
City Georgetown
HISTORIC RESOURCES SURVEY FORM
2016 Preservation Priority:Medium
SECTION 3
Historical Information
Immigration/Settlement
Religion/Spirituality
Commerce
Law/Government
Science/Technology
Communication
Military
Social/Cultural
Education
Natural Resources
Transportation
Exploration
Planning/Development
Other
Health
Applicable National Register (NR) Criteria:
National State LocalLevel of Significance:
Integrity:
Setting Feeling
Location
Association
Design Materials Workmanship
Yes NoIndividually Eligible?Undetermined
Is prior documentation available
for this resource?Yes No Not known
General Notes: (Notes from 2007 Survey: None)
Associated Historical Context:Agriculture Architecture Arts
C
D
B
A Associated with events that have made a significant contribution to the broad pattern of our history
Associated with the lives of persons significant in our past
Embodies the distinctive characteristics of a type, period or method of construction or represents the work of a
master, or possesses high artistic value, or represents a significant and distinguishable entity whose components
lack individual distinctions
Has yielded, or is likely to yield, information important in prehistory or history
Areas of Significance:
Periods of Significance:
Integrity notes:See Section 2
Yes NoWithin Potential NR District?Undetermined
Yes NoIs Property Contributing?Undetermined
High Medium
Priority:
Low Explain:Property retains a relatively high degree of
integrity; property is significant and
contributes to neighborhood character
Other Info:
Type:HABS Survey Other
Documentation details
2007 survey
Contact Survey Coordinator
History Programs Division, Texas
Historical Commission
512/463-5853
history@thc.state.tx.us
Questions?
1984 ID:Not Recorded2007 ID:399
2007 Survey Priority:Medium 1984 Survey Priority:Not Recorded
Page 27 of 162
County Williamson
TEXAS HISTORICAL COMMISSION
Local District:Old Town District
Address:1601 E 17th St 2016 Survey ID:124368
City Georgetown
HISTORIC RESOURCES SURVEY FORM
2016 Preservation Priority:Medium
Additional Photos
NortheastPhoto Direction
Page 28 of 162
Page 29 of 162
1601 E. 17th Street Shed Addition
2021-9-COA
Historic & Architectural Review Commission
April 8, 2021
1Page 30 of 162
Item Under Consideration
2021-9-COA –1601 E. 17th Street Shed Addition
•Public Hearing and Possible Action on a request for a Certificate of Appropriateness (COA)
for an addition that creates a new, or adds to an existing street facing facade at the
property located at 1601 E. 17th Street, bearing the legal description Lots 3 and 4, Block 9,
Nolen Addition.
2Page 31 of 162
Item Under Consideration
HARC:
•Addition that creates a new, or adds to an existing street facing façade (utility shed)
3Page 32 of 162
Item Under Consideration
4Page 33 of 162
Purl
Elementary
5Page 34 of 162
Current Context
6Page 35 of 162
1964 Aerial Photo
7Page 36 of 162
1974 Aerial Photo
8Page 37 of 162
Proposed Utility Shed
9Site survey and proposed location Site photo of proposed location
Proposed shed design
Page 38 of 162
Current Context
10Page 39 of 162
Approval Criteria –UDC Section 3.13.030
Criteria Staff’s Finding
1. The application is complete and the information contained within the application is correct and
sufficient enough to allow adequate review and final action;Complies
2. Compliance with any design standards of this Code;Complies
3. Compliance with the Secretary of the Interior's Standards for the Treatment of Historic Properties to
the most extent practicable;Complies
4. Compliance with the adopted Downtown and Old Town Design Guidelines, as may be amended from
time to time, specific to the applicable Historic Overlay District;Complies
5. The general historic, cultural, and architectural integrity of the building, structure or site is preserved;Complies
6. New buildings or additions are designed to be compatible with surrounding properties in the
applicable historic overlay district;Complies
7. The overall character of the applicable historic overlay district is protected; and Complies
8. The Master Sign Plan is in keeping with the adopted Downtown and Old Town Design Guidelines and
character of the historic overlay district.N/A 11Page 40 of 162
Public Notification
•Two (2) signs posted
•One (1) comment in favor and no comments opposed
12Page 41 of 162
Recommendation
Staff recommends approval of the request
13Page 42 of 162
HARC Motion –2021-9-COA
•Approve (as presented by the applicant)
•Deny (as presented by the applicant)
•Approve with conditions
•Postpone
14Page 43 of 162
City of Georgetown, Texas
Historic and Architectural Review
April 8, 2021
S UB J E C T:
Public Hearing and P ossible Action on a request for a Certificate of Appropriateness (C O A) for:
an addition that creates a new, or adds to an existing street-facing façade to change a portion of the
front façade to a screened porch;
the addition of a porc h, patio or deck for the addition of a new front porch;
a 1.6’ setback encroac hment into the required 15’-0” side s treet setback for the addition of a porch
13.4’ from the side s treet (wes t) property line;
an addition that c reates a new, or adds to an existing street-fac ing faç ade for a two-story garage
addition;
an 18'-5" s etbac k enc roachment into the required 25'-0" street-fac ing garage s etbac k, for the garage
to be c onstruc ted 6'-7" from the side s treet (wes t) property line;
a 2'-6" building height modific ation to the required 15'-0" maximum building height at the side s treet
s etbac k, to allow the dormer to be 17'-6" at the setback;
a 3'-0" building height modific ation to the required 15'-0" maximum building height at the required 10'
rear (south) setback, to allow the garage addition to be 18'-0" tall at a distanc e 11'-7" from the rear
(s outh) property line;
the addition of a porch, patio or dec k for the addition of a new s econd-floor dec k between the
propos ed new two-s tory garage addition and the existing two-story acc es s ory s tructure;
a 4’-6” setback encroac hment into the required 10’-0” rear (s outh) s etbac k, for the c onstruc tion of a
s econd-floor dec k 5’-6” from the rear (south) property line;
replacing a his toric arc hitectural feature with a non-historic architec tural feature for the replacement
of the 32” front door with a 36” front door;
replacing a his toric arc hitectural feature with a non-historic architec tural feature for the replacement
of a s econd-floor window on the acc es s ory s tructure with a door for ac cess to the proposed
s econd-floor dec k;
replacing a his toric arc hitectural feature with a non-historic architec tural feature for the replacement
of three historic windows on the wes t façade of the historic main s tructure with a new F renc h door
and three windows that are propos ed to be relocated from the north and east fac ades for the c reation
of the s creened porc h; and
a 0.08 floor-to-area ratio (FAR ) modific ation to the 0.45 floor-to-area ratio for the O ld Town
O verlay Dis tric t, to allow a floor-to-area ratio of 0.53
at the property located at 1202 E. 13th S treet, bearing the legal des cription Lot 1, Block 1, C offee Heights
Addition. – Britin Bos tic k, Downtown & Historic P lanner
IT E M S UMMARY:
Overview of Applicant’s Request:
T he Applic ant is req ues ting HAR C ap p ro val fo r s everal c hanges to the property, which includ e enlarging
the c urrent front p o rch, c hanging the ro o m at the front left c o rner of the hous e from an enclos ed room to a
s creened p o rch with new windows on the E. 13th S treet faç ad e, and replac ing the exis ting 32” wid e front
door with a new 36” wid e fro nt d o o r. T he ap p licant is als o reques ting to c ons truc t a two -s tory garage
addition attached to the exis ting o ne-sto ry histo ric ho me with an 18’-5” setb ack mo d ificatio n fo r the
dis tance from the garage to the Laurel S treet (west) p ro p erty line and two build ing height modific ations as
building height in the O ld To wn O verlay District is limited to 15’ at the s etbac ks , and the p ro p o s ed height
Page 44 of 162
of the s truc ture exceeds that limit o n the wes t s ide o f the garage additio n b y 2’-6” and on the s o uth s id e of
the garage ad d ition b y 3’-0”. T he property has an exis ting his toric acc es s o ry struc ture in the southeas t
corner o f the lo t, whic h is two sto ries in height. T he applic ant is reques ting ap p ro val to c o nstruc t a sec ond-
floor d eck between the new garage additio n and the existing his to ric acc es s o ry s tructure. Although part of
the d eck is proposed to be between the struc tures and not vis ible fro m the street, p art o f the proposed
deck wo uld be viewed as p art of the Laurel S treet faç ad e and would req uire a 4’-6” setb ack modification
as it is p ro p o s ed to be cons tructed up to the rear (s outh) property line. T he ap p lic ant is reques ting HAR C
approval to remo ve one o f the wind o ws on the sec o nd floor of the his toric ac c es s o ry s truc ture and replace
it with a door to fac ilitate acc es s to the proposed s ec ond flo o r d eck b etween the s tructures. T he applicant
is also req uesting HAR C ap p ro val to remove three o f the his to ric wind o ws on the west faç ad e of the
hous e, whic h fac es Laurel S treet, with a F rench d o o r and with three wind o ws that are proposed to be
removed and replaced as part of the c reation of the front s creened porc h.
S taff’s Analysis:
S taff has reviewed the request in ac cordance with the Unified Development C ode (UDC ) and other
applicable codes. S taff has determined that the proposed request meets 1 of the 8 c riteria es tablished in
UDC S ec tion 3.13.030 for a C ertificate of Appropriateness, as outlined in the attached S taff R eport.
Public Comments:
As required by the Unified Development C ode (UDC ), two (2) s igns were posted on-s ite and 33 notic es
mailed. As of the public ation date of this report, s taff has received 0 written comments in favor and 0 in
oppos ition of the reques t.
F IN AN C IAL IMPAC T:
None. T he applicant has paid the required application fees .
S UB MIT T E D B Y:
Britin Bostick, Downtown & His toric P lanner
AT TAC H ME N T S:
Description Type
Staff Report Exhibit
Exhibit 1 - Location Map Exhibit
Exhibit 2 - Letter of Intent Exhibit
Exhibit 3 - Plans & Specifications Exhibit
Exhibit 4 - His toric Resource Surveys Exhibit
Exhibit 5 - Public Comment Exhibit
Staff Pres entation Pres entation
Page 45 of 162
Planning Department Staff Report
Historic and Architectural Review Commission
2020-59-COA – 1202 E. 13th Street Page 1 of 18
Report Date: April 2, 2021
File Number: 2020-59-COA
AGENDA ITEM DESCRIPTION
Public Hearing and Possible Action on a request for a Certificate of Appropriateness (COA) for:
• an addition that creates a new, or adds to an existing street-facing façade to change a
portion of the front façade to a screened porch;
• the addition of a porch, patio or deck for the addition of a new front porch;
• a 1.6’ setback encroachment into the required 15’-0” side street setback for the addition of a
porch 13.4’ from the side street (west) property line;
• an addition that creates a new, or adds to an existing street-facing façade for a two-story
garage addition;
• an 18'-5" setback encroachment into the required 25'-0" street-facing garage setback, for the
garage to be constructed 6'-7" from the side street (west) property line;
• a 2'-6" building height modification to the required 15'-0" maximum building height at the
side street setback, to allow the dormer to be 17'-6" at the setback;
• a 3'-0" building height modification to the required 15'-0" maximum building height at the
required 10' rear (south) setback, to allow the garage addition to be 18'-0" tall at a distance
11'-7" from the rear (south) property line;
• the addition of a porch, patio or deck for the addition of a new second-floor deck between
the proposed new two-story garage addition and the existing two-story accessory structure;
• a 4’-6” setback encroachment into the required 10’-0” rear (south) setback, for the
construction of a second-floor deck 5’-6” from the rear (south) property line;
• replacing a historic architectural feature with a non-historic architectural feature for the
replacement of the 32” front door with a 36” front door;
• replacing a historic architectural feature with a non-historic architectural feature for the
replacement of a second-floor window on the accessory structure with a door for access to
the proposed second-floor deck;
• replacing a historic architectural feature with a non-historic architectural feature for the
replacement of three historic windows on the west façade of the historic main structure with
a new French door and three windows that are proposed to be relocated from the north and
east facades for the creation of the screened porch; and
• a 0.08 floor-to-area ratio (FAR) modification to the 0.45 floor-to-area ratio for the Old Town
Overlay District, to allow a floor-to-area ratio of 0.53
at the property located at 1202 E. 13th Street, bearing the legal description Lot 1, Block 1, Coffee
Heights Addition.
Page 46 of 162
Planning Department Staff Report
Historic and Architectural Review Commission
2020-59-COA – 1202 E. 13th Street Page 2 of 18
AGENDA ITEM DETAILS
Project Name: 1202 E. 13th Street Additions
Applicant: Julie Craig
Property Owner: Darrin & Julie Craig
Property Address: 1202 E. 13th Street
Legal Description: Lot 1, Block 1, Coffee Heights Addition
Historic Overlay: Old Town Overlay District
Case History: HARC Conceptual Review on January 14, 2021:
In the conceptual review the applicant provided drawings and documents similar
to the drawings and documents provided with this request for approval, but with
a taller height for the garage addition and greater setback encroachment for the
second-floor deck, as well as a different French door style for the west facade. The
feedback from the commissions was:
• The proposed porches appeared compatible, but more information was
needed for the window product proposed for the screened porch.
• Additional drawings and/or streetscape photos were requested to
better understand the relationship between the proposed garage
addition and the existing historic structures. The proposed garage
addition required several modifications for setbacks, building height
and floor-to-area ratio, and was found to only partially comply with
many of the criteria for approval. Commissioners recommended
reconsidering the project design to reduce the number of modifications
needed for the project design and to bring more project design elements
into compliance with the Design Guidelines.
• The proposed French door in the west façade was noted to not be a
style compatible with the style of the historic main structure and the
Commissioners recommended considering a more compatible style.
HISTORIC CONTEXT
Date of construction: 1925
Historic Resources Survey Level of Priority: Medium
National Register Designation: N/A
Texas Historical Commission Designation: N/A
Page 47 of 162
Planning Department Staff Report
Historic and Architectural Review Commission
2020-59-COA – 1202 E. 13th Street Page 3 of 18
APPLICANT’S REQUEST
HARC:
• Changing the left side of the front of the house (northeast corner) to a screened porch
• Expanding the front porch, with a setback modification
• The addition of a two-story garage, with one setback modification, two building height
modifications and a floor-to-area ratio modification
• The addition of a second-floor deck between the existing two-story structure and the new
garage addition, with a setback modification
• The replacement of the front door with a wider front door
• The replacement of a window with a door on the existing two-story structure
• The replacement of three windows with a double door and three relocated windows
STAFF ANALYSIS
Property History
According to public records, James C. and Beatrice Coffee sold a 60’ x 120’ lot in Out Lot No. 10, Division
B to Paul P. Young on January 28, 1925 for $450. The Young family were dairy farmers on the east side
of Georgetown, near the I.O.O.F. Cemetery, with at least two generations – Paul’s parents and his
brothers – operating the dairy until the brothers sold the property to Southwestern in 1942. Paul and his
first wife Mary Ellen Young had a mechanic’s lien on the property by the Griffith Lumber Company for
$2,400 in early 1925, indicating that the house was constructed by C. S. Griffith. The couple had divorced
by 1935, and in 1936 Paul sold the house to Lenard McLaughlin for $2,975 from his new home in Denton.
Paul had also purchased lots 5, 7 and 8 in Block 1 of the Coffee Heights Addition, all of which he had
sold by 1946.
The 1925 Sanborn Fire Insurance Map indicates that house originally had a square shaped front porch
where there is now a bedroom, and that the carport or porte cochere on the east side of the house was
originally aligned with the front of the house, although it is now set back a few feet. Photos from c. 1934
indicate that Paul also constructed the 2-story stone structure on the southeast corner of the lot. The rear
utility or enclosed stoop addition is not show in the 1925 or 1940 Sanborn maps, but is visible in the c.
1934 photos. Excepting the enclosure of the front porch and modification to the carport, the house
appears to have had few exterior changes.
Summary of Applicant’s Request
The Applicant is requesting HARC approval for several changes to the property, which include enlarging
the current front porch with a 1.6’ setback modification to the Laurel Street side setback, changing the
room at the front left (northeast) corner of the house from an enclosed room to a screened porch with
new windows on the E. 13th Street façade, and replacing the existing 32” wide front door with a new 36”
wide front door. The applicant is also requesting to construct a two-story garage addition attached to the
existing one-story historic home with an 18’-5” setback modification for the distance from the garage to
the Laurel Street (west) property line and two building height modifications for the garage addition as
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building height in the Old Town Overlay District is limited to 15’ at the setbacks, and the proposed height
of the street-facing dormer exceeds that limit on the west side of the garage addition by 2’-6”. The gable
roof end on the south side of the garage addition exceeds the building height limit by 3’-0”. The property
has an existing historic accessory structure in the southeast corner of the lot, which is two stories in
height. The ratio of the total size of the existing and proposed structures to the lot size exceeds the
maximum floor to area (FAR) ratio of the Old Town Overlay District and requires approval of a floor-to-
area ratio modification by HARC.
The applicant is requesting approval to construct a second-floor deck between the new garage addition
and the existing historic accessory structure. Although part of the deck is proposed to be between the
structures and not visible from the street, part of the proposed deck would be viewed as part of the Laurel
Street façade and would require a 4’-6” setback modification as it is proposed to be constructed partially
within the rear (south) setback. The applicant is requesting HARC approval to remove one of the
windows on the second floor of the historic accessory structure and replace it with a door to facilitate
access to the proposed second floor deck between the structures. The applicant is also requesting HARC
approval to remove three of the historic windows on the west façade of the house, which faces Laurel
Street, and replace the windows with a French door and with three windows that are proposed to be
removed and replaced as part of the creation of the front screened porch.
Existing Structures
Lot 1, Block 1 of the Coffee Heights Addition is a 7,200 sq. ft. lot with two existing medium priority
historic structures, an approximately 1,345 sq. ft. one-story Craftsman-style house with a side carport
and an approximately 904 sq. ft. two-story accessory structure with minimal architectural detail, which
was likely a garage when constructed. The current floor-to-area ratio, or ration of building area to lot
area, is 0.31. The house is approximately 18’ tall at the roof ridge, and the accessory structure is
approximately 21’ tall. The house has lapped wood siding with wood 1/1 windows, a brick chimney and
stone skirting around the foundation. The accessory structure is mostly stone with wood windows and
wood siding infill where a garage door may once have been on the north façade.
Screened Porch, Front Door Replacement, Front Porch Addition and Setback Modification
The 1925 Sanborn Fire Insurance Map shows that the front left corner, or northeast corner of the house,
was originally a porch adjacent to the carport (as a note, the Sanborn Map shows the carport with a
different footprint than the carport has today, and the size may have been reduced over time based on
the gable feature on the left or east elevation of the house with a smaller gable below it for the carport).
Photos are not available to show what the porch looked like, and the current siding and windows on the
house indicate that the porch was enclosed early in the house’s history, although the porch is still shown
in the 1940 correction to the 1925 Sanborn Map. The applicant currently uses this space as a bedroom and
is requesting HARC approval to return the space to a porch, removing the windows and siding and
replacing them with a screened window system. The screens are fiberglass construction with mesh and
have vertically sliding windows on tracks behind the screens so that the windows can either be opened
or closed while the screens remain in place. The new screened windows would have a sill height similar
to the single-hung windows on the right side of the main façade as seen from the street. The windows
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proposed to be removed for the installation of the new screened windows are proposed to be retained
for reuse.
The applicant is requesting HARC approval to replace the current 32” wide front door, which the
applicant has described as a builder door and not the original front door, with a new stained wood
Craftsman style door that is 36” wide. The front door currently also has a non-historic storm door on the
exterior. The applicant has described the narrow opening as difficult to move furniture through.
The applicant is also requesting HARC approval of the addition of a new 11’ wide and 7’ deep front
porch to the right or west side of the front door, which would create an asymmetric façade consistent
with the Craftsman style house and increase the size of the gable roof detail over the porch. The porch
addition would use the same column style as the existing porch but expand the footprint from a front
step to a porch area that would provide room for seating. Because the house is located within the 15’ side
street setback and the porch addition would encroach 1.6’ into the required side street setback, a setback
encroachment is requested for the porch addition.
Garage Addition, Setback Modification, Building Height Modifications, Floor-to-Area Ratio
Modification and Impervious Cover
As the accessory structure no longer provides for garage space, the applicant is requesting HARC
approval of a two-story garage addition that would be 24’ wide and 31’ deep on both floors for 1,488
total sq. ft., with additions to both sides of the enclosed rear stoop that would change to be used as a
hallway to the new addition. The additions on the east and west sides of this space are for a master bath
and half bath space, and total 77.5 sq. ft. The total size of the proposed addition is 1,565.5 sq. ft., or 116%
of the size of the existing house. The bathroom additions are proposed to be a single story in height
similar to the existing house, and the garage addition is proposed to have a ridge height of 24.8’,
approximately 6.5’ above the existing house. The proposed roof pitch is 9/12 with a prominent dormer
facing Laurel Street above the garage door and doors and windows on the north, east and south facades.
The applicant is proposing to use a fiber cement lapped siding, single-hung vinyl windows and a white
asphalt shingle roof. The roof material on the existing structures is asphalt shingles. The applicant is
proposing to locate the garage 6’-7” from the Laurel Street (west) property line, as the construction of the
addition would not be feasible within the required 25’ street-facing garage setback. The applicant asserts
that the distance from the west property line to the Laurel Street curb is 14’, creating an effective 20’-7”
setback from the street curb. The proposed structure does not encroach into the 10’ rear setback.
Per UDC definition, building height is measured as the average height of the eave and ridge above grade
for a sloped roof. The project drawings show that the proposed dormer roof height at the proposed side
street setback, which extends nearly the width of the second floor, is 17’-6” for the eave height, which
would require a 2’-6” building height modification, as building height at the setbacks in the Old Town
Overlay District is limited to 15’-0”. The garage addition would also require a second building height
modification at the rear (south) setback, as the proposed building height for the gable end is 18’-0” at the
rear (south) setback. The UDC allows for an additional 5’ of building height for every 3’ of setback from
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the property line with a maximum building height of 30’, but the proposed addition is set back 11’-7”
from the rear property line and requires a 3’-0” building height modification.
With the existing 2,249 sq. ft. of building area (1,345 sq. ft. for the main house and 904 sq. ft. for the
accessory structure) and the proposed addition of 1,565.5 sq. ft. of building area for the garage and
bathroom additions, the total proposed building area is 3,814.5 sq. ft., for a floor-to-area ratio (FAR) of
0.53. Based on the lot size of 7,200 sq. ft. and the FAR limit of 0.45 in the Old Town Overlay district, the
proposed FAR exceeds the limit by 0.08 or 574.5 sq. ft. The maximum impervious cover for the property
is also a ratio of 0.45, and the proposed total footprint of the structures with porches and carports is a
ratio of 0.395, leaving approximately 395 sq. ft. for paved driveways and walkways.
Deck Addition and Setback Modification
The applicant is proposing a second-floor deck between the existing accessory structure and the new
garage addition, to be constructed of a composite decking product. The deck would be approximately
10’ above ground and is proposed to be constructed partially within the rear (south) setback, requiring a
4’-6” setback encroachment. The purpose of the deck would be to connect the second floors of the existing
accessory structure and the new garage addition.
Accessory Structure and Main Structure Door and Window Replacements
With the addition of the second-floor deck, the applicant is requesting to replace a second-floor window
and enlarge the opening for a new door to provide access to the deck from the accessory structure. The
existing window is a 1/1 wood window, and the proposed replacement door is a wood Craftsman style
door, the same as is proposed for the front door of the main house.
The applicant is also requesting approval to remove three windows on the west façade of the house, one
double window and one smaller single window, and replace them with a new French door, a double
window and a single window that are proposed to be removed for the creation of the screened porch, to
create two sets of double windows to the right of the double door. The French door is proposed to be
wood and have divided window lights reflective of the Craftsman style.
APPLICABLE DESIGN GUIDELINES
The following guidelines are applicable to the proposed scope of work in accordance with the adopted
Downtown and Old Town Design Guidelines:
GUIDELINES FINDINGS
CHAPTER 6 – DESIGN GUIDELINES FOR INDIVIDUAL BUILDING ELEMENTS
6.12 Preserve the position, number, size, and
arrangement of historic windows and doors in a
building wall.
• Enclosing an historic opening in a key
character-defining facade is inappropriate,
as is adding a new opening.
Partially Complies
The proposed window screens for the
screened porch have a vertical orientation.
The proposed screens would be a different
number and orientation than the existing
windows, which are not original but which
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GUIDELINES FINDINGS
CHAPTER 6 – DESIGN GUIDELINES FOR INDIVIDUAL BUILDING ELEMENTS
Do not close down an original opening to
accommodate a smaller window.
Restoring original openings which have
been altered over time is encouraged.
Historically, windows had a vertical
emphasis. The proportions of these
windows contribute to the character of
each residence and commercial storefront.
have been in place long enough and which
are of sufficiently similar design to the
original windows to be considered historic.
Although the west façade is not a character-
defining façade, the proposal to relocate the
removed windows creates additional
window openings on the west side of the
house. Side entrance doors for that time
period would have likely been single doors
rather than double doors.
6.13 Preserve the functional and decorative
features of an historic window or door.
• Features important to the character of a
window include its clear glass, frame, sash,
muntins, mullions, glazing, sills, heads,
jambs, moldings, operation, location, and
relation to other windows.
Features important to the character of a
door include the door itself, door frame,
screen door, threshold, glass panes,
paneling, hardware, detailing, transoms,
and flanking sidelights.
Historic screen and storm doors should be
preserved and maintained.
Partially Complies
The proposed window screens for the
screened porch provide a different design
and function than the historic windows,
which are 1/1 wood windows with a single-
hung operation. However, the Sanborn
Maps show the current enclosed room to
have been a porch originally, and the use of
the space as a porch is more similar to the
original function. Photos have not been
located of the house with the porch and so
clear confirmation of the design is not
available.
6.20 When window or door replacement is
necessary, match the replacement to the original
design as closely as possible.
• Preserve the original casing, when feasible.
If the original is double-hung, then the
replacement window should also be
double-hung, or at a minimum, appear to
be so. Match the replacement also in the
number and position of glass panes.
Very ornate windows or doors that are not
appropriate to the building’s architectural
style are inappropriate.
Using the same material (wood) as the
original is preferred.
Partially Complies
The applicant is proposing to replace the
front door with a wider wood door that has
characteristics that are compatible with the
style of the house. They are proposing to use
that same door as a replacement for a
window on the accessory structure, which
likely had less ornamental original doors due
to the simple design and construction of the
structure.
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GUIDELINES FINDINGS
CHAPTER 6 – DESIGN GUIDELINES FOR INDIVIDUAL BUILDING ELEMENTS
A new screen door added to the front of a
visible door should be “full view” design
or with minimal structural dividers to
retain the visibility of the historic door
behind it.
• A screen door should be sized to fit the
original entrance opening and the design
should be of the appropriate style and
period of the building.
Security doors are non-historic additions.
If installed, they should follow the
guidelines for screen doors.
6.25 Maintain an historic porch and its detailing.
Do not remove original details from a
porch. These include the columns,
balustrade, and any decorative brackets
that may exist.
• Maintain the existing location, shape,
details, and columns of the porch.
Missing or deteriorated decorative
elements should be replaced with new
wood, milled to match existing elements.
Match the original proportions and
spacing of balusters when replacing
missing ones.
Unless used historically, wrought iron
porch posts and columns are
inappropriate.
Where an historic porch does not meet
current code requirements and alterations
are needed or required, then retrofit it to
meet the code, while also preserving
original features. Do not replace a porch
that can otherwise be modified to meet
code requirements.
A missing porch and its steps should be
reconstructed, using photographic
documentation and historical research, to
be compatible in design and detail with the
period and style of the building.
Partially Complies
The applicant is proposing to add a front
porch, which would expand the existing
front step and the gable feature over it to
create an asymmetrical front porch 11’ wide
and 7’ deep. Although the proposed porch is
larger than the current front porch and
changes the near symmetry of the current
front façade (excepting the carport), Sanborn
Maps and the roof design indicate that the
front façade may have originally been
asymmetrical, and the proposed porch
would be of a compatible character with the
Craftsman house style and use the same
gable details.
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GUIDELINES FINDINGS
CHAPTER 6 – DESIGN GUIDELINES FOR INDIVIDUAL BUILDING ELEMENTS
Most precast concrete steps are not
acceptable alternatives for primary façade
porches.
• Construction of a new non-original porch
is usually inappropriate.
The construction of a non-original second
or third level porch, balcony, deck, or sun
porch on the roof of an existing front porch
is inappropriate.
6.26 Avoid enclosing an historic front porch with
opaque materials.
Enclosing a porch with opaque materials
that destroy the openness and
transparency of the porch is inappropriate.
• If historic porches that have been enclosed
in the past are proposed to be remodeled
or altered, they should be restored to their
appearance during the period of
significance, unless the enclosure, by
nature of its age, architectural significance,
or other special circumstance, has
achieved historic significance of its own.
• When a porch is enclosed or screened, it
shall be done with a clear transparent
material. This material should be placed
behind porch columns.
Partially Complies
The original front porch was enclosed
sufficiently long ago and with siding and
windows compatible with the house, such
that the enclosure of the porch could be
considered itself historic, and there are not
sufficiently clear photos or records available
to determine the original design of the porch.
The applicant is requesting to return the
original use of the porch, using screened
windows rather than columns and railings.
In this instance the porch has already been
enclosed, and the applicant is proposing to
return part of the function and transparency.
6.27 The detailing of decks and exterior stairs
should be compatible with the style and period
of the structure.
The color and material of decks and stairs
should complement the main structure.
• New decks should be minimally visible
from the street and should have no major
impact on the original building.
Partially Complies
The proposed second-floor deck is
minimally visible from the street and
proposes to replace an original window in
the historic accessory structure with a door
for access.
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GUIDELINES FINDINGS
CHAPTER 14 – DESIGN GUIDELINES FOR INFILL CONSTRUCTION
AND ADDITIONS IN THE OLD TOWN OVERLAY DISTRICT
14.11 Avoid alterations that would damage
historic features.
• Avoid alterations that would hinder the
ability to interpret the design character of
the original building or period of
significance.
Alterations that seek to imply an earlier
period than that of the building are
inappropriate.
Complies
The proposed alterations would have impact
on historic features that include removing or
replacing some windows and doors (some
windows are proposed to be reused in the
project) and changing the front porch,
although the proposed new front porch is
compatible with the Craftsman architectural
style of the house. Other historic features
would remain intact.
14.12 An addition shall be compatible in scale,
materials, and character with the main building.
• An addition shall relate to the building in
mass, scale, and form. It should be
designed to remain subordinate to the
main structure.
An addition to the front of a building is
usually inappropriate.
Partially Complies
The proposed porch addition has compatible
scale, materials and character with the main
house. The proposed garage addition is
approximately 6.5’ taller than and more than
doubles the size of the main structure. Based
on the height and size relative to the main
structure, the proposed addition is not
subordinate to the main structure, and will
be prominent on the site, even though it is set
toward the back of the property. The design
and materials are different from but
compatible with the original materials on the
site, although the roof pitch is nearly twice as
steep as the existing historic structures.
14.13 Design a new addition such that the
original character can be clearly seen.
• In this way, a viewer can understand the
history of changes that have occurred to the
building.
An addition should be distinguishable from
the original building, even in subtle ways,
such that the character of the original can be
interpreted.
Creating a jog in the foundation between the
original and new structures may help to define
an addition.
Partially Complies
The proposed porch addition alters the
original character of the structure; however,
the original character has already been
altered as evidenced by the enclosure of the
front porch. The proposed garage addition
leaves a clear view of the character of the
main structure and is distinguishable from
the historic structures, but the historic
accessory structure would be obscured from
the Laurel Street view.
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GUIDELINES FINDINGS
CHAPTER 14 – DESIGN GUIDELINES FOR INFILL CONSTRUCTION
AND ADDITIONS IN THE OLD TOWN OVERLAY DISTRICT
Even applying new trim board at the
connection point between the addition and the
original structure can help define the addition.
• See also Preservation Briefs #14: New Exterior
Additions to Historic Buildings, published by
the National Park Service.
14.14 Place an addition at the rear of a building
or set it back from the front to minimize the
visual impacts.
• This will allow the original proportions
and character to remain prominent.
Locating an addition at the front of a
structure is usually inappropriate.
Partially Complies
The proposed porch addition is on the front
of the structure; however, is it proposed to be
compatible and in character with the style of
the house. The proposed garage addition is
at the rear of the main structure; however, it
will obscure the view of the historic
accessory structure and will be prominent on
the site due to its height and location near the
side street property line.
14.15 Do not obscure, damage, destroy, or
remove original architectural details and
materials of the primary structure.
• When preserving original details and
materials, follow the guidelines presented in
this document.
Partially Complies
Historic architectural details such as
windows and doors would be removed with
the proposed alterations, although research
has demonstrated that some of the materials
proposed to be removed or altered are not
original.
14.16 An addition shall be compatible in scale,
materials, character, and architectural style with
the main building.
• An addition shall relate to the historic building
in mass, scale, and form. It should be designed
to remain subordinate to the main structure.
While a smaller addition is visually preferable,
if a residential addition would be significantly
larger than the original building, one option is
to separate it from the primary building, when
feasible, and then link it with a smaller
connecting structure.
An addition should be simple in design to
prevent it from competing with the primary
façade.
Partially Complies
The proposed garage addition has a mass – a
term which refers to the perception of the
general shape and form as well as size of a
building – that changes both the character of
the property and the character of the street.
The garage addition would increase the
floor-to-area ratio of the total building area
from 0.31 to 0.53, exceeding the 0.45 limit by
574.5 sq. ft. The garage addition would also
require approval of two building height
modifications, is approximately 6.5’ taller
than the existing main house and has much
taller side walls than the main house does
without also matching the mid-1920s
Craftsman character. The form, character
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GUIDELINES FINDINGS
CHAPTER 14 – DESIGN GUIDELINES FOR INFILL CONSTRUCTION
AND ADDITIONS IN THE OLD TOWN OVERLAY DISTRICT
Consider adding dormers to create second
story spaces before changing the scale of the
building by adding a full second floor.
and architectural style are not sufficiently
compatible with the existing historic
structure and lot size and configuration to
support the proposed mass of the addition.
14.17 An addition shall be set back from any
primary, character-defining façade.
An addition should be to the rear of the
building, when feasible.
Complies
The proposed garage addition is set behind
the front façade of the main house; however
it will be prominent from the side street
view.
14.18 The roof of a new addition shall be in
character with that of the primary building.
Typically, gable, hip, and shed roofs are
appropriate for residential additions. Flat
roofs may be more appropriate for commercial
buildings.
• Repeat existing roof slopes and materials.
If the roof of the primary building is
symmetrically proportioned, the roof of the
addition should be similar.
Partially Complies
The proposed garage addition has a gable
roof, which is the roof style of both historic
structures on the property. However, the
roof of the addition has a steeper slope than
the historic roofs.
CRITERIA FOR APPROVAL
In accordance with Section 3.13.030 of the Unified Development Code, the HARC must consider the
following criteria:
SECTION 3.13.030 CRITERIA FINDINGS
1. The application is complete and the
information contained within the application
is correct and sufficient enough to allow
adequate review and final action;
Complies
Staff reviewed the application and deemed it
complete.
2. Compliance with any design standards of this
Code;
Partially Complies
Proposed project requires three setback
modifications and two building height
modifications, as well as an exception to the
limit on floor-to-area ratio.
3. Compliance with the Secretary of the Interior's
Standards for the Treatment of Historic
Properties to the most extent practicable;
Partially Complies
SOI Standard #9: “New additions, exterior
alterations or related new construction will
not destroy historic materials, features and
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SECTION 3.13.030 CRITERIA FINDINGS
spatial relationships that characterize the
property. The new work will 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.”
The proposed changes include alterations to
the historic main façade, including porches,
windows and door. The garage addition is
not compatible with the SOI Standards for
massing, scale and proportion and
maintaining spatial relationships that
characterize the property, but it is
differentiated from the historic structures
and can be understood as a later addition, as
well as has compatible materials.
4. Compliance with the adopted Downtown and
Old Town Design Guidelines, as may be
amended from time to time, specific to the
applicable Historic Overlay District;
Partially Complies
Proposed project complies or partially
complies with the applicable Design
Guidelines.
5. The general historic, cultural, and architectural
integrity of the building, structure or site is
preserved;
Partially Complies
As the existing historic structures were
constructed between 1925 and 1934 and the
site has not changed in that time, the
proposed garage addition changes the
historic site relationships and massing as
well as the overall architectural character.
6. New buildings or additions are designed to be
compatible with surrounding properties in the
applicable historic overlay district;
Partially Complies
The massing of the proposed garage
addition – the size, height and proximity to
the street as compared to surrounding
structures, as well as the increase in floor-to-
area ratio above the established maximum –
provides for a building area density on the
site that is not consistent with surrounding
properties in the Old Town Overlay District.
7. The overall character of the applicable historic
overlay district is protected; and
Partially Complies
The proposed additions and alterations do
not diminish the character of the Old Town
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SECTION 3.13.030 CRITERIA FINDINGS
Overlay District, with the exception of the
garage addition, which has a mass as
situated on this lot, scale relative to the
existing historic structures and character that
alter the character of the streetscape in this
part of the Old Town Overlay District.
8. The Master Sign Plan is in keeping with the
adopted Downtown and Old Town Design
Guidelines and character of the historic
overlay district.
Not Applicable
No signage is proposed as part of this
project.
In addition to the approval criteria listed above, HARC must also consider the following criteria for a
request for COA for a setback modification:
SECTION 3.13.030.D.2 CRITERIA FINDINGS
a. Whether the proposed setback encroachment is solely
a matter of convenience;
Partially Complies
The proposed setback modification for
the front porch addition is due to the
historic house already being located
within the site street setback and so that
the edge of the porch can align with the
edge of the house.
The proposed setback modification for
the garage addition is because an existing
historic structure prevents the garage
from being set further back from the
property line. Even if the garage depth
were reduced, a setback modification
would still be required for the
construction of the garage.
The setback modification for the second-
floor deck is for the convenience of
constructing a deck in the desired
location.
b. Whether there is adequate room on the site to allow the
proposed addition or new structure without
encroaching into the setback;
Complies
The proposed garage would still require
a setback modification even if the depth
of the structure were reduced.
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Historic and Architectural Review Commission
2020-59-COA – 1202 E. 13th Street Page 15 of 18
SECTION 3.13.030.D.2 CRITERIA FINDINGS
The front porch width could be reduced
to not encroach into the side street
setback but would not extend to the edge
of the façade, which would not be
consistent with the style of the house or
other, similar porches.
The deck is proposed to be mostly
between the existing accessory structure
and new garage addition, and the
existing structure encroaches into the rear
setback.
c. Whether the proposed setback is compatible and in
context within the block in which the subject property
is located;
Complies
The proposed setback encroachment for
the garage is similar to other historic
properties with side garages, which is
common in the Old Town Overlay
District if not on this particular block.
The front porch setback is compatible
and in context with other structures on
the block.
d. Whether the proposed addition or new structure will
be set closer to the street than other units within the
block;
Partially Complies
Structures along Laurel Street are of
varying distances from the street curb,
and the proposed setback for the garage
addition would be set a similar distance
as some structures but closer than others,
although there are not two-story
structures that close to the street within
the block or immediate surroundings.
e. Whether the proposed structure is replacing a
structure removed within the past year;
Not Applicable
No structures are proposed to be replaced
with any of the requested setback
modifications.
f. Whether the proposed structure will replace a
structure that previously existed with relatively the
same footprint and encroachment as proposed;
Not Applicable
No structures are proposed to be replaced
with any of the requested setback
modifications.
Page 60 of 162
Planning Department Staff Report
Historic and Architectural Review Commission
2020-59-COA – 1202 E. 13th Street Page 16 of 18
SECTION 3.13.030.D.2 CRITERIA FINDINGS
g. If the proposed encroachment is for a structure that is
replacing another structure, whether the proposed
structure is significantly larger than the original;
Not Applicable
No structures are proposed to be replaced
with any of the requested setback
modifications.
h. If the proposed encroachment is for an addition, the
scale of the addition compared to the original house;
Partially Complies
The proposed front porch and deck
additions are a compatible scale with the
house. The proposed garage addition is
more than double the current size of the
house and more than one and a half times
the size of the existing two-story
accessory structure.
i. The size of the proposed structure compared to similar
structures within the same block;
Partially Complies
The proposed porch and deck additions
are the same size or smaller than other,
similar structures within the same block
and in the near vicinity of the subject
property. Garages and garage additions
are generally one story on similar
properties but may be two stories on
larger properties with larger main houses
on blocks west of the subject property.
j. Whether the proposed addition or new structure will
negatively impact adjoining properties, including
limiting their ability to maintain existing buildings;
Partially Complies
The proposed porch, garage and deck
additions are not anticipated to
negatively impact adjoining properties.
k. Whether there is adequate space for maintenance of the
proposed addition or new structure and/or any
adjacent structures; and/or
Partially Complies
The porch, garage and deck additions
would have adequate space to be
maintained.
l. Whether the encroachment would enable existing large
trees or significant features of the lot to be preserved.
Not Applicable
No large trees or significant features are
proposed to be preserved.
In addition to the approval criteria listed above, HARC must also consider the following criteria for a
request for COA for a building height modification:
SECTION 3.13.030.C.2 CRITERIA FINDINGS
a. Views to and from the Courthouse and to and from the
Town Square Historic District will be protected; and
Complies
Page 61 of 162
Planning Department Staff Report
Historic and Architectural Review Commission
2020-59-COA – 1202 E. 13th Street Page 17 of 18
SECTION 3.13.030.C.2 CRITERIA FINDINGS
Proposed project does not affect
Courthouse views or views to and from
the Town Square Historic District.
b. The character of the Downtown Overlay District and
the Town Square District will be defined, reinforced
and preserved; and
Not Applicable
Proposed project is not located within
the Downtown Overlay District.
c. The relationship of the proposed project to the existing
structures in the immediate vicinity remains
consistent; and
Does Not Comply
The two-story garage addition proposes a
different relationship to the street and
within the site than the historic
development patterns of the area, which
was primarily developed between the
1930s and 1960s, and has predominately
one-story construction. Although two-
story garage additions have been
constructed in the Old Town Overlay
District, they have not been constructed
on Laurel Street and its surroundings,
and many of those structures were
constructed prior to the establishment of
the historic overlay districts.
d. The proposed project allows for the best utilization of
redevelopment in the Downtown Overlay District
and the Town Square Historic District; and
Not Applicable
Proposed project is not located within
the Downtown Overlay District.
e. The proposed project protects the historic buildings in
the Downtown Overlay District.
Not Applicable
Proposed project is not located within the
Downtown Overlay District.
STAFF RECOMMENDATION
Based on the findings listed above, staff recommends:
• Approval of the request for the front porch addition and 1.6’ setback encroachment, replacement
of the front door, change of the facade to the screened front porch, and replacement of windows
with new door and relocated windows on the west façade of the historic main structure.
• Approval of the garage addition and 18’-5” setback encroachment, with the condition that the
garage be one story in height.
• Denial of the 2’-6” building height modification, 3’-0” building height modification, addition of
the deck, replacement of the window with a door in the historic accessory structure, and 4’-6”
setback encroachment, and 0.08 floor-to-area (FAR) modification.
Page 62 of 162
Planning Department Staff Report
Historic and Architectural Review Commission
2020-59-COA – 1202 E. 13th Street Page 18 of 18
As of the date of this report, staff has received 1 written comments in favor and 0 in opposition of the
request.
ATTACHMENTS
Exhibit 1 – Location Map
Exhibit 2 – Letter of Intent
Exhibit 3 – Plans and Specifications
Exhibit 4 – Historic Resource Surveys
SUBMITTED BY
Britin Bostick, Downtown & Historic Planner
PUBLIC COMMENTS
Page 63 of 162
Location
2020-59-COA
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Julie & Darrin Craig • 1202 East 13th Street • Georgetown, T X 78626
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1202 E. 13th Street
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A detailed description regarding the proposed exception(s)
Exception #1 and Necessity 3-5.......................................................................
Examples of two-story additions in Old Town 6-8....................................
Two-story homes near ours 9.....................................................................
Examples of less than 20' driveways in Old Town 10-12..........................
Exception #2 and Necessity 13-18...................................................................
Exception #3 and Necessity 19-20...................................................................
Exception #4 and Necessity 21-28...................................................................
Exception #5 and Necessity 29........................................................................
Explanation as to how the request meets the approval criteria outlined in
UDC Section 3.16.030 30....................................................................................
Explanation as to how the request meets the approval criteria for specific
requests 31..........................................................................................................
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Page 66 of 162
Julie & Darrin Craig • 1202 East 13th Street • Georgetown, T X 78626
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•A detailed description regarding the proposed exception(s)
EXCEPTION #1: Sec. 6.02.050. - RS—Residential Single-Family District states that
street-facing garage setback is 25-feet from one's property line—at a minimum.
The Paul Young House was built in 1926 by Southwestern
University Baseball Coach and History Professor, Paul
Young. A graduate of SU himself, he returned to coach
baseball and teach. Our son, Hayden Craig, is a senior at SU
majoring in Business,
and is the captain of the
Pirates baseball team.
Now our home at the
corner of E 13th and
Laurel, is without
sidewalks—not in front
of the house, nor on the Laurel side. The Sidewalks Master
Plan does not include these streets either. The curb-to-our-
property-line is 14' on Laurel where we would like to add-
on a two-story structure with a 31' x 24' footprint, and master and half-bath to
our existing 1,288-square-foot, two bedroom, one-bath home—resulting in 4BDR/
2.5BA home with two-car garage.
Our proposed two-story addition will add two bedrooms, a sitting area, and a
bathroom upstairs; downstairs we'll have a two-car garage, an office and laundry
room. Additionally we will add a master bathroom and half-bath on to the existing
home that will help connect the original home to the new addition, and a new front
porch and revert the front bedroom to a screened-in porch. It will be grand!
We will connect the old home to the new addition using the current back porch—
which will become a hallway and in-line with Chapter 7: Guidelines for Adaptive Re-
use Additions and Alterations. See graphics on page 4.
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If we added the structure at the suggested 25' setback from the property line, it
would give us a 39' driveway. That's not what we want. We would like to put the
garage doors right at 20' 7" from the curb—this makes the garage doors 6' 7"
from our property line.
By the way: The proposed addition is 11' 7" from the back lot-line, and 24' 9" tall—
both within the rules.
•The necessity of the proposed exception(s)
We currently do not have a garage—and our cars have sustained significant hail
damage from Texas storms. Additionally, our existing home has a very small
(10' x 10') kitchen and only two bedrooms and one bathroom.
So we are taking down the interior wall between the kitchen and laundry room
—giving us a large and fabulous new kitchen! So the new downstairs in the
two-story addition will provide us with an interior laundry room and office, a
master bath and half-bath, and upstairs will have two bedrooms, living/loft area
and full bathroom.
Page 68 of 162
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FROM page 78
https://historic.georgetown.org/files/
2009/02/Chapter-7-Guidelines-for-
Adaptive-Re-use-Additions-and-
Alterations.pdf
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In the Historic District of Georgetown, there are many examples of this type of add-on to a
small, old home—with a garage below and living quarters above on a corner lot.
1702 S. Main (corner 17th)
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Ash and E 15th
1603 S. Austin Ave (corner 16th)
1603 Main (corner 16th)
1506 Ash (corner 16th)
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1603 Main (corner 16th)
1304 College (corner 14th)
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Other (2) two-stories and (MF) mulit-family homes within two blocks of us at 1202 E 13th
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1702 Main St.
E 17th St & Main
21' from street to
garage door
E 18th St & Church St.
15' from street to garage door
Here are examples of 20', or less than 20', driveways within a half-mile of our home.
Page 74 of 162
Julie & Darrin Craig • 1202 East 13th Street • Georgetown, T X 78626
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E 16th St & Austin Ave.
18' from street to garage door
E 16 St & Main
13.5' from street to garage door
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These are across the street from each other
E 16th St & Main
BOTH are 12.5' from street
to garage door
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•EXCEPTION #2: Sec. 6.02.050. - RS—Residential Single-Family District states that
rear setback is 10' feet from one's lot-line at a minimum.
Keep in mind: The proposed two-story addition is 11' 7" from the back lot-line.
Our home has a stand-alone accessory building at the rear of the property which has
interior stairs to a studio apartment and bathroom on the top floor, and a storage room
below (hereafter referred to as accessory building). We think this stone building,
which was built on the back lot-line, was built around 1940 with large boulders from a
demolished elementary school nearby.
We would like the proposed, two-story addition behind our current house to
“marry up” to this accessory building with a very small, second-story deck made
of the highest-rated, fire-resistent material. The deck will be 5' 6" from lotline
(see RED RECTANGLE in graphic on the next page).
•The necessity of the proposed exception(s)
It's a smooth way for both buildings to connect—the next page shows the two-
story existing accessory building that sits on the back property line.
AmeraDeck decking is a Grade A-rated decking material mostly known for its
uncanny ability to resist fire—the highest rating it can receive for its fire resistance
properties.
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31
'
5 x 13 master 5 x 2.5
half
bath
24'6'
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11'
7"
Blue square addition is
31' x 24'
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From the Laurel Street neighbor’s yard
Existing house and accessory building from Laurel Street
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Due to the tall foiliage, this walkway will still be private,
and on the carport side of the neighbor's home.
Besides the foliage, the connector deck will be near our neighbor’s
driveway and carport—not living quarters.
Our existing accessory building
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Proposed craftsman front door
(same as the new front door) that
opens to a the connecting "catwalk"
to the new addition.
Replace this window with the craftsman door.
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Note the Craftsman detail on the existing home in front of gable vents?
I will use this detail in the railings on the "catwalk" and the new front porch.
Similar to below right.
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•EXCEPTION #3: Adding a porch to the front of our home. We recognize the
following preservation principles that apply in Georgetown:
1.Respect the historic design character of the building.
2.Seek uses that are compatible with the historic character of the building.
3.Protect and maintain significant features and stylistic elements.
4.Preserve key, character-defining features of the property.
5.Repair deteriorated historic features, and replace only those elements that
cannot be repaired.
Our charming home is without a friendly front porch—where we could sit with
morning coffee, or evening wine, and wave to passersby. We found examples of
asymmetrical porches that do not look out of place. See the examples below.
We are proposing a 7' x 17' porch with three craftsman columns (see graphic on
next page).
•The necessity of the proposed exception(s)
This front porch, while not an absolute neccessity would be a delightful place to
spend a morning or evening!
Inspiration photos
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Railing to mimic
Craftsman detailing in
front of the gable vents.
NEW 11' wide and 7' deep front porch—just enough for a porch swing, or two
rocking chairs, new 36" craftsman-style front door (currently 32" and we can't
get most furniture through) and screened porch on the left.
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•Exception #4: Taking the front bedroom BACK to its original screened-in porch. We
recognize the following preservation principles that apply in Georgetown:
1.Respect the historic design character of the building.
2.Seek uses that are compatible with the historic character of the building.
3.Protect and maintain significant features and stylistic elements.
4.Preserve key, character-defining features of the property.
5.Repair deteriorated historic features, and replace only those elements that cannot
be repaired.
When Paul Young and his wife had twins, they "walled-in" the original screen porch to
make another beroom, because they already had a child in the middle bedroom. Now they
were a family of five. We know this because there is
1) an “outside” door into this bedroom leading to a porte-cochèr (page 19),
2) the window-sizes and alignment do not match the other front windows (page 16)
3) the flooring is linoleum over a porch—not hardwood like the connected bedroom
or living room (page 19),
4) a small after-thought of a closet was added in the corner (page 19), and
5) a seam on the outside of the house (page 16).
•The necessity of the proposed exception(s)
This screened-in porch, while not an absolute neccessity would be another delightful
place to spend a morning or evening!
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NEW 11' wide and 7' deep front porch—just enough for a porch swing, or two
rocking chairs, new 36" craftsman-style front door (currently 32" and we
can't get most furniture through!) and screened porch on the left.
Proposed NEW craftsman
front door, replacing the
“builder-grade” front door.
The same door will be used on
the second-story door that is
replacing a window in the
existing accessory building.
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SunSpace Windows
Full Fiberglass Mesh Screens
block the bugs but not the
breeze. Sunspace offers a 4-
Track Window System. These
Four Track Vertical Windows
come in vertical rows of four
windows.
seam smaller windows
Each window swings open easily and can be stacked upon its neighbor. That arrangement means you
can choose 0, 25%, 50% or 75% ventilation at a moment’s notice. Stack the windows at the bottom,
top, or middle of the row, or close them all to keep out noise, rain, and pollen.
To see a demonstration: https://www.youtube.com/watch?v=gXHaEZI6q3U
Page 87 of 162
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Inspiration pictures for screened/window’d porch
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Inspiration photos
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Interior shots of the current bedroom. These wood windows will be relocated to the kitchen
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•Exception #5: Remove two dining room windows and replace with a french door.
Additionally, three of the left front windows (that are going to be the screened-in
porch) will move to the newly-expanded kitchen.
EXISTING
PROPOSED
•The necessity of the proposed exception(s)
These french doors, while not an absolute neccessity, would be an ideal place to
make an attractive courtyard. The new, expanded kitchen needs more natural light.
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•Explanation as to how the request meets the approval criteria outlined
in UDC Section 3.16.030 To approve an application for an
Administrative Exception, the Director or Building Official must
determine that the following criteria are met:
A.That granting the Administrative Exception serves an obvious and
needed purpose.
Correct. The current home needs to be enlarged to meet the demands of
our growing family, and a garage to prevent hail damage! A new front
porch and screened porch are pleasing to all.
B.That granting the Administrative Exception will ensure an equal or
better level of design or land use compatibility as the otherwise
applicable standards.
Correct. The new design serves an obvious and needed purpose of
porch, garage, and living space.
C. That granting the Administrative Exception will not materially and
adversely affect adjacent land uses and the physical character of
uses in the immediate vicinity of the proposed development.
Corrrect. The addition of a two-story structure has been done all over
Old Town. It's an economical and practical way to add living space and
garage space. LIkewise, the two-story addition is akin to other homes in
our neighborhood.
D.That granting the Administrative Exception will be consistent with
the purposes and intent of this Unified Development Code.
Correct. The two-story addition with garage and living space, and new
front porch are already found in Old Town Georgetown. This home will
have the same “look and feel” of many other remodeled homes, while
exuding Old Town charm!
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•Explanation as to how the request meets the approval criteria for
specific requests:
•Alternative Building Design (UDC Section 7.03.070)
N/A
•Alternative Landscape Plan (UDC Section 8.05.050)
N/A
•Alternative Fence Design (UDC Section 8.070.080)
N/A
•Alternative Parking Plan (UDC Section 9.06)
N/A
•Non-Conforming Use (UDC Section 14.02.030)
N/A
•Inter-Parcel Connectivity (UDC Section 12.05.040)
N/A
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1202 E. 13th Street
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The location on the plat to which the Exception(s) would apply 3...........................................
A detailed depiction of the alternative design plan
A detailed depiction of the alternative design plan 4.................................................................
3D rendering from Laurel Street 5.............................................................................................
Photos of the area for the proposed garage and living space 6..................................................
Photo and graphic of existing porch that will convert to a hallway 7........................................
Elevation drawings of current home 8.......................................................................................
Professional drawing of addition from above 9.........................................................................
Professional drawings of side elevations 10..............................................................................
Professional drawings of front and back elevations 11..............................................................
Exterior siding and single-hung window example 12...............................................................
Examples of roofing material and exterior door (lower-level of addition)13...........................
Graphic depecting second-story “catwalk”14...........................................................................
Graphic of proposed front porch and reverting front bedroom to screened-in porch 15...........
Mock-up of new front of house and the new front door 16.......................................................
More details about the screened-in porch 17.............................................................................
VIDEO of how the screen porch windows “telescope”18........................................................
Screen porch inspirations 19......................................................................................................
Existing west-side of house (Laurel Street)20..........................................................................
Proposed west-side with french doors in dining, and three windows moved to kitchen 21......
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The location on the plat or Site Development Plan to which the Exception(s) apply.
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A detailed depiction of the alternative design plan.
This home, at the corner of E 13th and Laurel is without sidewalks—and the Sidewalks
Master Plan does not include these streets to have new sidewalks constructed. The curb-
to-property-line is 14' on Laurel where we would like to add a two-story structure, with a
31' x 24' footprint, on to our existing 1,288-square-foot home.
Our proposed two-story addition will add two bedrooms, a sitting area, and a bathroom
upstairs; downstairs we'll have a two-car garage, an office and laundry room.
Additionally we will add a master bathroom and half-bath on to the existing home that
will help connect the old home with the new addition, add a front porch and revert the
front bedroom BACK to it's original intention—a screened-in porch. It will be fabulous!
We will connect the old home to the new addition using the current back porch—which
will become a hallway and in-line with Chapter 7: Guidelines for Adaptive Re-use
Additions and Alterations.
FROM page 78
https://historic.georgetown.org/files/2009/02/
Chapter-7-Guidelines-for-Adaptive-Re-use-
Additions-and-Alterations.pdf
If we added the structure at the required 25' setback from the property line, it would
give us a 39' driveway—that's from the curb to garage door. That's absurd. We would
like to put the garage doors right at 20' 7" from the curb—this makes the garage
doors 6' 7" from our property line.
Incidentally, we are appropriate with the proposed addition sitting 11' 7" from the back-
lot-line, and 24' 8" tall—both within the rules.
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Finished home from Laurel Ave.
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Photo taken from E 13th
Street looking at current
21-foot tall apartment/
storage building
(hereafter referred to as
accessory building)
Photo taken from Laurel
Street looking at current
accessory building.
Photo taken from Laurel Street
side looking at current
accessory building, and little
back porch on the existing home
that will become a hallway into
the new garage/living space.
The existing home is 18’ tall;
highest ridge on addition is 29.7’;
accessory building is 21’ tall.
Next door at 1204 E 13th the
two-story home is 24' 4" tall.
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Views from Laurel Street
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rick o'donnell
a r c h i t e c t
510 westbury lane
georgetown, tx 78633
512.240.5961 office
DRAWN BY
SHEET TITLE
DRAWING NO.
ISSUE DATE
PROJECT NO.
Note:Contractor, subcontractors and suppliers
shall refer to all drawing sheets in the
construction documents package, whichmay include but not be limited to
architectural plans, surveys, civil
engineering plans, geotechnical reports,structural engineering plans,
mechanical/electrical/plumbingengineering plans, ResCheck/ComCheck
energy reports, landscape, irrigation,
hardscape and pool plans,lighting/kitchen/cabinet specialty plans,
interior decorating documents, ADA
compliance details and productspecifications. The complete Project
consists of and is composed of all sheets
and documents in the constructiondocument package along with any issued
addendums or revisions. Contractor,
subcontractors and suppliers shall refer toall sheets and documents for purposes of
bidding, cost estimating, permitting,
ordering of materials and for all aspects ofconstruction. If uncertain, contact the
Architect to confirm total contractsdocuments package prior to
commencement of any of the above tasks
or phases of work.
PREVIOUS ISSUE DATES
Permit Set
Bid Set
Arc Commitee
Construction
NOT FORPERMITTING,REGULATORYAPPROVAL ORCONSTRUCTION
PRELIMINARY
Copyright 2020 Rick O'Donnell Architect,LLC:
The Architects expressly reserve their
common law copyright and other propertyrights regarding these plans. The plans and
arrangements depicted herein are the sole
property of Rick O'Donnell Architect andshall be retained by the recipient. The plans
may not be reproduced, changed or
copied in any form or manner whatsoever,nor are they to be loaned or assigned to
any third party without first obtaining the
express written permission ofRick O'Donnell Architect.
This document is releasedby the Architect for:
Owner / Client Review
ARC Review Committee
Consultant Distr.
Finance Package
Pricing / Bidding
Permitting
Permit Re-Submittal
Construction
Revision
REVISIONS
DJ
A4.0
2020-07-13
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.
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Elevations - Existing
fin. fl.
9'-3" clg.
fin. fl.
9'-3" clg.
fin. fl.
9'-3" clg.
fin. fl.
9'-3" clg.
Front Elevation
Scale: 1/4" = 1'-0"
1
Right Elevation
Scale: 1/4" = 1'-0"
4 Rear Elevation
Scale: 1/4" = 1'-0"
3
Left Elevation
Scale: 1/4" = 1'-0"
2
The new garage/living space will attach to this little porch and become an interior hallway.
18' tall
Existing home is 18’ tall
Highest ridge on addition in the back is 24' 8"
Current accessory building is 21’ tall
Next door at 1204 E 13th the two-story home is 24' 4" tall.
Page 102 of 162
Julie & Darrin Craig • 1202 East 13th Street • Georgetown, T X 78626
March 2021 Page of 9 21
Existing
stone
accessory
building
Existing 1,288 SF home
FRONT on E13th St.
Proposed 3' x 5' half-bathProposed 13' x 5' master-bath
Proposed new hallway—currently a porch
Proposed two-car garage below and living space above
Office
Laundry
Page 103 of 162
Julie & Darrin Craig • 1202 East 13th Street • Georgetown, T X 78626
March 2021 Page of 10 21
This is actually the
hallway to the
laundry room, office,
and stairs to upstair
living area.
24' wide
31' deep
24' 8" tall
(house next door
at 1204 E 13th is
24' 6" tall)
This is actually the
hallway to the
existing house.
NEW
CARRIAGE
HOUSE
ADDITION
LEFT
ELEVATION
RIGHT
ELEVATION
24' 6" tall
18' tall
1204 1202
21' tall
Page 104 of 162
Julie & Darrin Craig • 1202 East 13th Street • Georgetown, T X 78626
March 2021 Page of 11 21
FRONT
ELEVATION
BACK
ELEVATION
Page 105 of 162
Julie & Darrin Craig • 1202 East 13th Street • Georgetown, T X 78626
March 2021 Page of 12 21
Page 106 of 162
Julie & Darrin Craig • 1202 East 13th Street • Georgetown, T X 78626
March 2021 Page of 13 21
For maximum brightness, I believe
this is a good choice for the two
exterior walk-thru doors on the
lower level of the addition.
This is the same door as the
“french doors” we are putting in
the Laurel Street side.
3-Tab Fiberglass Asphalt SHINGLES
Page 107 of 162
Julie & Darrin Craig • 1202 East 13th Street • Georgetown, T X 78626
March 2021 Page of 14 21
31
'
5 x 13 master bath5 x 2.5
half
bath
24'6'
7
"
’
11' 7"
Blue square addition is
31' x 24'
744 SF
P
R
O
P
O
S
E
D
7' x 11' front porch
The red area on this
drawing is the proposed
upstairs deck connecting
the two buildings. I have
not had it professionally
drawn yet.
Regarding the red area
(deck) “...Most wood
species are rated Class C
for fire resistance, but
you can build safer with
a Class A–rated
composite decking like
AmeraDeck, made from
PVC and wood fiber.”
from This Old House
DO
O
R
DO
O
R
Page 108 of 162
Julie & Darrin Craig • 1202 East 13th Street • Georgetown, T X 78626
March 2021 Page of 15 21
On the right, a new 11' wide and 7' deep porch—just
enough for a porch swing, or two rocking chairs.
The left side will go back
to a screened-in porch.
Two examples of an offset porch—doesn't look
out of place for Georgetown Historic District.
The railing will mimic the craftsman
detail in font of the gable vents.
Page 109 of 162
Julie & Darrin Craig • 1202 East 13th Street • Georgetown, T X 78626
March 2021 Page of 16 21
Like this!
Unfortunately there are no photos of the original screened porch anywhere—Preservation
Georgetown, Southwestern Universityand the library have both scoured their resources to find one.
Proposed NEW craftsman
front door, replacing the
“builder-grade” front door.
The same door will be used
on the second-story door that
is replacing a window in the
existing acceessory building.
Page 110 of 162
Julie & Darrin Craig • 1202 East 13th Street • Georgetown, T X 78626
March 2021 Page of 17 21
Page 111 of 162
Julie & Darrin Craig • 1202 East 13th Street • Georgetown, T X 78626
March 2021 Page of 18 21
CLICK ON THE PICTURE
to view a demonstration of how these windows/screens work.
Page 112 of 162
Julie & Darrin Craig • 1202 East 13th Street • Georgetown, T X 78626
March 2021 Page of 19 21
Screened porch inspirations
Page 113 of 162
Julie & Darrin Craig • 1202 East 13th Street • Georgetown, T X 78626
March 2021 Page of 20 21
EXISTING
Remove current windows in dining room and replace with Craftsman-style french doors, and
three of the windows that we remove from the front bedroom to make the screened room, will
replace the woefully small (current) kitchen window.
Below is CURRENT. Next page shows what is PROPOSED.
Page 114 of 162
Julie & Darrin Craig • 1202 East 13th Street • Georgetown, T X 78626
March 2021 Page of 21 21
PROPOSED
Remove current windows in dining room and replace with
craftsman double doors and three of the windows that we
remove from the front bedroom to make the screened room
will replace the woefully small current kitchen window—
giving us four windows in the kitchen (see above).
Page 115 of 162
TEXAS HISTORIC SITES INVENTORY FORM — TEXAS HISTORICAL COMMISSION (rev. 8-82)
1. County Williamson
City/Rural Gen -Germ
WM
Ge
5. USGS Quad No. 3097-313 Site No. 7'15
UTM Sector
2. Name R ,_11 Young Hoitst. 6 Date: Factual Est 1925
Address 1202 E. 13th 7 Architect/Builder
Contractor
3. Owner W IC Mr Cl a i n 8 Style/Type bungalow
Address 1204 F., University 9. Original Use reqi denti al
4. Block/Lot Coffee Fits /B1 k 1 /T.nt 1 Present Use residential
10. Description One —ct-nry wood frame dwelling: exterior walls w/ 117/121 siding: gable roof w/
rnmpnci ti nn 1-1i nal es; exposed rafter ends: front elev. faces N. exterior brick chimney;
ir oo d Q ash dcotblp—him. wi nanwq w/ 1/1 1i 0-its; single—door entrance: one—bay porch w/
gable r of on N. elev_, tapered boy qiippnri-R nn hri rk piers_ Other noteworthy features
11. Present Condition end
12. Significance
13. Relationship to Site: Moved Date or Original Site x (describe)
14. Bibliography ous fi 1 PS 15. Informant
16. Recorder D. Moore/HHM Date July 1984
DESIGNATIONS PHOTO DATA
TN RIS No Old THC Code B&W 4x5s Slides
q RTI-iL 0 NABS (no.) TEX- 35mm Negs.
N R: 0 Individual 0 Historic District YEAR DRWR ROLL FRME ROLL FRME
0 Thematic 0 Multiple-Resource
NR File Name
7 11A to
to
to Other
CONTINUATION PAGE
No
TEXAS HISTORIC SITES INVENTORY FORM — TEXAS HISTORICAL COMMISSION (rev. 8-82)
1. County Willi amson WM 15. USGS Quaid No 101Q7-313 Site No. 235
City/Rural Gem-- gpt own
2. Name Paul Young House
#10. Description (cont'd) include porte—cochere on E. elev.; bungalow details.
Outbuildings include two—story garage/apartment at rear.
Griffin Lumber Co.
Page 116 of 162
TEXAS HISTORICAL COMMISSION
Properties Documented with the THC Form in 2007 and/or 1984 That Have Not Changed Preservation Priority
County Williamson Local District:Old Town District
Address:1202 E 13th St 2016 Survey ID:125651 A
City Georgetown 2016 Preservation Priority:Medium
SECTION 1
Basic Inventory Information
WCAD ID:R041621Property Type:Building Structure Object Site District
Date Recorded 5/3/2016Recorded by:CMEC
EstimatedActual Source:2007 surveyConstruction Date:1925
Bungalow
Other:
Center Passage ShotgunOpen2-roomModified L-plan
Rectangular
T-plan
Four Square
L-plan
Irregular
Plan*
International
Ranch
No Style
Post-war Modern
Commercial Style
Other:
Pueblo Revival
Prairie
Art Deco
Spanish Colonial
Craftsman
Moderne
Gothic Revival
Neo-Classical
Mission
Tudor Revival
Beaux Arts
Monterey
Shingle
Folk Victorian
Renaissance Revival
Romanesque Revival
Colonial Revival
Exotic Revival
Log traditional
Italianate
Eastlake
Greek Revival
Second Empire
Queen Anne
Stylistic Influence(s)*
Note: See additional photo(s) on following page(s)
General Notes: (Notes from 2007 Survey: new screen door)
High Medium
Priority:
Low
High Medium Low
ID:331
ID:235
*Photographs and Preservation Priority have been updated in 2016, and the year built date has also been reviewed. However, the plan and style
data are sourced directly from the 2007 survey.
2007 Survey
1984 Survey
Current/Historic Name None/None
ID:125651 A2016 Survey High Medium Low
Explain:Despite some alterations, property is significant and contributes to neighborhood character
Latitude:30.632264 Longitude -97.665928
None Selected
None Selected
Photo direction: South
Page 117 of 162
TEXAS HISTORICAL COMMISSION
Properties Documented with the THC Form in 2007 and/or 1984 That Have Not Changed Preservation Priority
County Williamson Local District:Old Town District
Address:1202 E 13th St 2016 Survey ID:125651 A
City Georgetown 2016 Preservation Priority:Medium
Additional Photos
SoutheastPhoto Direction
Page 118 of 162
County Williamson
TEXAS HISTORICAL COMMISSION
Local District:Old Town District
Address:1202 E 13th St 2016 Survey ID:125651 B
City Georgetown
HISTORIC RESOURCES SURVEY FORM
2016 Preservation Priority:Medium
SECTION 1
Basic Inventory Information
Owner/Address MERZBACH, UTA C, PO BOX 1058, , GEORGETOWN,TX 78627-1058
Latitude:30.632129 Longitude -97.665847
Addition/Subdivision:S3442 - Coffee Heights Addition
WCAD ID:R041621Legal Description (Lot/Block):COFFEE HEIGHTS ADDITION, BLOCK 1, LOT 1, ACRES .16
Property Type:Building Structure Object Site District
Current Designations:
NR District Yes No)
NHL NR
(Is property contributing?
RTHL OTHM HTC SAL Local:Other
Date Recorded 5/3/2016Recorded by:CMEC
UnknownOther:
Historic Use:GovernmentEducationalDomestic
SocialReligiousRecreation/cultureIndustry/processing
DefenseCommerce/tradeAgriculture
Other:
Current Use:GovernmentEducationalDomestic
SocialReligiousRecreation/cultureIndustry/processingHealthcare
DefenseCommerce/tradeAgriculture
Function
EstimatedActual Source:Visual estimateConstruction Date:1925
Builder:Architect:
Healthcare
Note: See additional photo(s) on page 4
Vacant
Vacant
Old Town District
Current/Historic Name:None/None
Photo direction: East
Page 119 of 162
County Williamson
TEXAS HISTORICAL COMMISSION
Local District:Old Town District
Address:1202 E 13th St 2016 Survey ID:125651 B
City Georgetown
HISTORIC RESOURCES SURVEY FORM
2016 Preservation Priority:Medium
SECTION 2
Architectural Description
General Architectural Description:
Two-story stone building with a rectangular plan and a side-gabled roof with exposed rafter tails; shed roof canopy over
an entry stoop with a single front door.
Relocated
Additions, modifications:Siding added to a portion of the building; some windows and a secondary door are non-
historic
Stylistic Influence(s)
Queen Anne
Second Empire
Greek Revival
Eastlake
Italianate
Log traditional
Exotic Revival
Colonial Revival
Romanesque Revival
Renaissance Revival
Folk Victorian
Shingle
Monterey
Beaux Arts
Tudor Revival
Mission
Neo-Classical
Gothic Revival
Moderne
Craftsman
Spanish Colonial
Art Deco
Prairie
Pueblo Revival
Other:
Commercial Style
Post-war Modern
No Style
Ranch
International
Gable Hipped Gambrel Shed Flat w/parapet
Structural Details
Roof Form
Mansard Pyramid Other:
Wood shingles Tile Composition shingles Metal Other:
Roof Materials
Wall Materials
Metal
Brick
Wood Siding
Stucco
Siding: Other
Stone
Glass
Wood shingles
Asbestos
Log
Vinyl
Terra Cotta
Other:
Concrete
Fixed Wood sash Double hung Casement Metal sash
Windows
Decorative Screenwork
Other:
Single door Double door With transom With sidelights
Doors (Primary Entrance)
Other:
Plan
Irregular
L-plan
Four Square
T-plan
Rectangular
Modified L-plan 2-room Open ShotgunCenter Passage
Other
Bungalow
Chimneys
Brick StuccoStone Corbelled Caps
Interior Exterior
Other
Specify #0
PORCHES/CANOPIES
Form:Shed Roof Hipped RoofFlat Roof Gabled Roof Inset Other
Support
Suspension rods
Box columns Classical columns
Wood posts (plain)
Spindlework
Wood posts (turned)
Tapered box supports
Masonry pier
Other:
Fabricated metal
Jigsaw trim
Suspension cables
Materials:Metal FabricWood Other:
# of stories:2 PartialNone FullBasement:
Ancillary Buildings
Garage Barn Shed Other:
Landscape/Site Features
Stone
Sidewalks
Wood
Terracing
Concrete
Drives Well/cistern Gardens
Other materials:Brick
Other
Landscape Notes:
Vinyl, Wood
Metal Posts
None
None
None
None
Unknown
Asphalt
Page 120 of 162
County Williamson
TEXAS HISTORICAL COMMISSION
Local District:Old Town District
Address:1202 E 13th St 2016 Survey ID:125651 B
City Georgetown
HISTORIC RESOURCES SURVEY FORM
2016 Preservation Priority:Medium
SECTION 3
Historical Information
Immigration/Settlement
Religion/Spirituality
Commerce
Law/Government
Science/Technology
Communication
Military
Social/Cultural
Education
Natural Resources
Transportation
Exploration
Planning/Development
Other
Health
Applicable National Register (NR) Criteria:
National State LocalLevel of Significance:
Integrity:
Setting Feeling
Location
Association
Design Materials Workmanship
Yes NoIndividually Eligible?Undetermined
Is prior documentation available
for this resource?Yes No Not known
General Notes:
Associated Historical Context:Agriculture Architecture Arts
C
D
B
A Associated with events that have made a significant contribution to the broad pattern of our history
Associated with the lives of persons significant in our past
Embodies the distinctive characteristics of a type, period or method of construction or represents the work of a
master, or possesses high artistic value, or represents a significant and distinguishable entity whose components
lack individual distinctions
Has yielded, or is likely to yield, information important in prehistory or history
Areas of Significance:
Periods of Significance:
Integrity notes:See Section 2
Yes NoWithin Potential NR District?Undetermined
Yes NoIs Property Contributing?Undetermined
High Medium
Priority:
Low Explain:Despite some alterations, property is
significant and contributes to neighborhood
character
Other Info:
Type:HABS Survey Other
Documentation details
Contact Survey Coordinator
History Programs Division, Texas
Historical Commission
512/463-5853
history@thc.state.tx.us
Questions?
1984 ID:Not Recorded2007 ID:Not Recorded
2007 Survey Priority:Not Recorded 1984 Survey Priority:Not Recorded
Page 121 of 162
County Williamson
TEXAS HISTORICAL COMMISSION
Local District:Old Town District
Address:1202 E 13th St 2016 Survey ID:125651 B
City Georgetown
HISTORIC RESOURCES SURVEY FORM
2016 Preservation Priority:Medium
Additional Photos
SouthPhoto Direction
Page 122 of 162
Page 123 of 162
1202 E. 13th Street Additions
2020-59-COA
Historic & Architectural Review Commission
April 8, 2021
1Page 124 of 162
Item Under Consideration
2020-59-COA –1202 E. 13th Additions
Public Hearing and Possible Action on a request for a Certificate of Appropriateness (COA) for:
•an addition that creates a new, or adds to an existing street-facing façade to change a portion of the front façade to a screened porch;
•the addition of a porch,patio or deck for the addition of a new front porch;
•a 1.6’ setback encroachment into the required 15’-0” side street setback for the addition of a porch 13.4’ from the side street (west) property line;
•an addition that creates a new, or adds to an existing street-facing façade for a two-story garage addition;
•an 18'-5" setback encroachment into the required 25'-0" street-facing garage setback, for the garage to be constructed 6'-7" from the side street (west)
property line;
•a 2'-6" building height modification to the required 15'-0" maximum building height at the side street setback, to allow the dormer to be 17'-6" at the setback;
•a 3'-0" building height modification to the required 15'-0" maximum building height at the required 10' rear (south) setback, to allow the garage addition to be
18'-0" tall at a distance 11'-7" from the rear (south) property line;
•the addition of a porch,patio or deck for the addition of a new second-floor deck between the proposed new two-story garage addition and the existing two-
story accessory structure;
•a 4’-6” setback encroachment into the required 10’-0” rear (south) setback, for the construction of a second-floor deck 5’-6” from the rear (south) property
line;
•replacing a historic architectural feature with a non-historic architectural feature for the replacement of the 32” front door with a 36” front door;
•replacing a historic architectural feature with a non-historic architectural feature for the replacement of a second-floor window on the accessory structure with
a door for access to the proposed second-floor deck;
•replacing a historic architectural feature with a non-historic architectural feature for the replacement of three historic windows on the west façade of the
historic main structure with a new French door and three windows that are proposed to be relocated from the north and east facades for the creation of the
screened porch; and
•a 0.08 floor-to-area ratio (FAR) modification to the 0.45 floor-to-area ratio for the Old Town Overlay District, to allow a floor-to-area ratio of 0.53
at the property located at 1202 E. 13th Street, bearing the legal description Lot 1, Block 1, Coffee Heights Addition. 2Page 125 of 162
Item Under Consideration
HARC:
•Changing the left side of the front of the house (northeast corner) to a screened porch
•Expanding the front porch, with a setback modification
•The addition of a two-story garage, with one setback modification, two building height
modifications and a floor-to-area ratio modification
•The addition of a second-floor deck between the existing two-story structure and the
new garage addition, with a setback modification
•The replacement of the front door with a wider front door
•The replacement of a window with a door on the existing two-story structure
•The replacement of three windows with a double door and three relocated windows
3Page 126 of 162
Item Under Consideration
4Page 127 of 162
Southwestern
University
5Page 128 of 162
Current Context
6Page 129 of 162
1926 Coffee Heights Addition Plat
7Page 130 of 162
1925 Sanborn Fire Insurance Map
8Page 131 of 162
1940 Sanborn Fire Insurance Map
9Page 132 of 162
c. 1934 SU Special Collections Photos
10Page 133 of 162