06.0 - 208 W 32nd St — original pdf

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HISTORIC LANDMARK COMMISSION Applications for Certificate of Appropriateness July 1, 2026 HR-2026-057184 Aldridge Place Historic District 208 West 32nd Street 6 – 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 Most of the existing historic style will be retained, and some demolition is propsed at non-historic infill, which is compliant with the standards. 5.1.3. Avoidance of False Historicism The proposed work does not propose any egregious examples of false historicism. Previous concerns about the intoduction of decorative elements that may be confused as original have been removed. Preservation and Restoration of Contributing Structures 5.2.1. Front of Houses The door and a paired window assembly are to be retained. Previous concerns about the bay window at the southern portion of the west wall are no longer present, though the proposed work does still call for removal of the bay window and introduction of an entryway in this location. However, the overall design now defers to the original entry location. Additionally, by rotating the building to fit within the setback, the front façade will no longer be parallel to West 32nd 6 – 2 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. Alterations to the previous inappropriate design at the side bay window are mentioned above, and the proposed design is now more closely aligned with the design standards. 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 and are appropriate. 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. Summary The project does mostly meets the applicable standards. Department Comments This application will time out on August 17, 2026. 6 – 3 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. June 10, 2026: Continue to consider options for the proposed side porch to look less like a second front entry. The proposal of a hipped roof assembly at this location serves this goal well. Any elements of the bay window assembly that can be preserved are recommended. Staff Recommendation Approve the Certificate of Appropriateness in concurrence with Architectural Review Committee feedback. Location Map 6 – 4 Property Information Photos 6 – 5 6 – 6 Site visit, May 2026