08.0 - 208 W 32nd St — original pdf

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HISTORIC LANDMARK COMMISSION Applications for Certificate of Appropriateness June 3, 2026 HR-2026-057184 Aldridge Place Historic District 208 West 32nd Street 8 – 1 Proposal Relocate a contributing property on the same lot and construct a two-story addition, along with a detached garage. Project Specifications 1) Rotate an existing 1,382 square foot contributing resource on its existing site to allow it to fit within setback requirements. 2) Demolish a rear corner and side wall, along with a portion of the front wall and porch. In its place, construct an addition to the rear of the existing house, along with a second story that encompasses a portion of the existing house’s footprint. 3) Demolish the existing rear garage and construct a new garage in its place. Architecture This property is a single-story, largely symmetrical house that contributes to the Aldridge Place historic district. It features a deep front porch that is located at the center of the front elevation facing 32nd Street. Though it is on a corner lot, and many such properties in the district face Hemphill Park or otherwise open up to both streets, this house does not. There are several sets of paired wood windows on the front and sides of the house. One is found immediately adjacent to the front door, and two are located towards the rear of the Hemphill Park side. Windows are either 1-over-1 or 4-over-1 fixtures, which may indicate some replacement over time. The house is set on pier and beam foundation, and brick posts appear at the bottom half of the front porch supports. The roof is standing seam metal in material. Overall, the house is in a threatened condition due to years of neglect and likely requires foundation shoring and reinforcement. Design Standards The Aldridge Place Design Standards are used to evaluate projects within the historic district. The following standards apply to the proposed project: General Standards 5.1.1. Prevention of Demolition This application seeks to avoid total demolition, but does significantly alter the contributing property to the point that it will be read very differently from the street. While the street facing facades will be largely left intact, the two rear walls will see significant removal of historic material. 5.1.2. Retention of Historic Style While the existing style of the building is largely being retained, there are some features that are proposed to be removed from the 32nd Street elevation, such as the enclosed porch windows to the right of the front door. While these fixtures are clearly not from the period of significance, there are concerns about what will replace it and whether that may create a fall historicism, detailed in sections below. 5.1.3. Avoidance of False Historicism The proposed work does not propose any egregious examples of false historicism. However, there are concerns about new decorative elements matching too closely to a point that it creates the impression that the final design may be confused for the original building. Preservation and Restoration of Contributing Structures 5.2.1. Front of Houses The door and a paired window assembly are to be retained. However, the removal of non-historic glazing to the right 8 – 2 of the front door is to be replaced with a set of paired windows matching those on the other side of the door, creating a symmetrical façade that was not present and could not be confirmed as the historic arrangement. Additionally, by rotating the building to fit within the setback, the front façade will no longer be parallel to West 32nd Street, and instead be more in line with Hemphill Park to the side. This raises concerns about whether the property will still be read as facing West 32nd Street. 5.2.2. Doors and Doorways The front door is indicated as remaining in place. At the Hemphill Park side, a new door is proposed at the existing projecting bay, which currently features three 1-over-1 windows. All of these windows are proposed to be removed, with a single door and two tall side lights installed in their place. This removal of historic fabric does not meet the design standards, and the installation of a doorway, which includes a porch assembly generally matching the front, creates confusion as to which is the primary elevation. 5.2.3. Windows and Screens Several original window openings are proposed to be removed or altered, including on primary elevations. At least five windows on the Hemphill Park side, and two historic windows on the West 32nd elevation, are to be removed. Replacements in several of these locations appear to generally follow design from the historic windows, but it isn’t certain why removal of these fixtures is necessary. Mentioned above, the side doorway and surrounding windows are not an appropriate replacement for existing windows not only because of their removal, but the design of proposed infill may read as too modern. 5.2.4. Porches Porches are being retained. However, while not called out in the design standards, the introduction of a porch on the side elevation, which closely resembles the front porch, raises concerns about whether this meets the intent of the standards. 5.2.5. Roofs Roof pitch and material is either being retained or replaced in-kind. 5.2.6. Chimneys Two chimneys are present at the house. One, at the front corner, is to be retained. Another is towards the rear corner of the house and is proposed to be demolished as part of the second floor addition described below. General Standards for Additions and Changes to Contributing Structures 5.3.1. Preservation of Historic Character Significant portions of the side and rear elevations are proposed to be removed. The front façade is to have two non- historic windows and two historic windows be removed and infilled. Two-story addition is proposed to come up to the peak of the existing roof, and encroach on the front half of the existing house. 5.3.2. General Addition is proposed at the rear corner of the existing building, though it will be substantial in size and visible from both streets. 5.3.3. Size and Scale of Additions The size and scale of the proposed addition threatens to overwhelm the overall house, especially from the Hemphill Park side. There will still be a one-story section that remains and be visually distinct, but the second story addition will be so large that the overall scale of the original house may be lost. The design standards recommend consideration of one-story additions to one-story houses. 5.3.4. Roof, Fenestration, and Siding Siding and roofing are generally compatible with the existing. Windows appear to be in keeping with the historic, but more information about frame material, glazing transparency, and overall measurements may be needed to confirm that they are appropriate. 5.3.5. Driveways and Parking While the curb cut at the side is being reused, a driveway runner system is proposed for the two-car garage, in keeping with the standards. 5.3.7. Garages Garage will be built in generally the same location as the existing. Its style is in keeping with the overall standards. 8 – 3 Summary The project does not meet most of the applicable standards. Department Comments This application will time out on August 17, 2026. Property Evaluation The property contributes to the Aldridge Place Historic District. Architectural Review Committee Feedback March 11, 2026: Consider alternatives to rotation of the main house. Further exploration into the history of the house, including what material is or is not original, will be helpful to understand context and recommendations for proposed alterations. The addition location is likely to be within parameters to meet design standards, but better compatibility and reduction of historic material removal will be required. Recommend discussion with neighborhood group early in the design process. Staff Recommendation Postpone the public hearing to the July 1, 2026 Historic Landmark Commission meeting and invite the applicant to the May 13, 2026 meeting of the Architectural Review Committee. Location Map 8 – 4 Property Information Photos 8 – 5 8 – 6 Site visit, May 2026