11.0 - 705 West Lynn St — original pdf

Backup

HISTORIC LANDMARK COMMISSION Applications for Permits in National Register Historic Districts August 5, 2026 HR-2026-071919 West Line Historic District 705 West Lynn Street 11 – 1 Proposal Construct a single family residence and rear housing unit. Project Specifications 1) Construct a two-story, L-shaped residence at the front of the property, with a side driveway and garage facing the street. Setback distance and front porch width will be similar to the existing residence. 2) In a possible later phase, construct a rear second housing unit, oriented towards the back alley and set at a lower grade than the front structure. Design Standards The City of Austin’s Historic Design Standards (March 2021) are based on the Secretary of the Interior’s Standards for Rehabilitation and are used to evaluate projects in National Register districts. The following standards apply to the proposed project: Residential new construction 1. Location Proposed construction is set back in line with nearby historic structures on the street, preserving the overall street rhythm along West Lynn. The side garage is set several feet behind the main entry, which is appropriate for such a use and defers to the main house, which is accessed through a front porch. A rear accessory building proposed as part of a future phase is located at the rear of the property and will not be legible from the street. 2. Orientation Like the historic building that this is proposed to replace, the structure is oriented to West Lynn Street, with a front porch facing outwards. As stated above, the attached garage is located to a side set further back from the street, but its orientation is also facing West Lynn Street. 3. Scale, massing, and height The proposed design is two stories in height, which has become common for both new construction and additions to contributing properties in this portion of the district. While typical contributing properties see second floor additions towards the rear of the property, this design calls for the second floor to come to the front of the house, beginning immediately behind the front porch. Additionally, the roof structure (discussed further below) is a front facing gable, which increases the overall height of the building. However, the scale and massing is still in keeping with the surrounding properties as they have changed over time, and floor heights are minimal enough to not emphasize the verticality of the structure. 4. Proportions The proportions, including height and shape of the new construction, are generally in keeping with the neighboring contributing properties. 5. Design and style In retaining a front porch assembly in generally the same location as the existing, the design creates a throughline of street interaction that is typical of other properties on the street. The overall design does not lean too far into being too stylized or creating a false sense of history, but still has a human scale that is found throughout the district. Smooth finish exterior materials and fenestration patterns are generally simple and fit well within the historic context of the neighborhood while also being distinctly contemporary. 11 – 2 6. Roofs Front facing gables are common on the street and district, where Craftsman-style houses and other types of bungalows are common. There is a slight risk in this design of creating a structure that is too tall for the district, given that the house will be two stories immediately behind the front porch, but having the porch roof serve as a horizontal break line softens this overall height. Additionally, a telescoping gable is proposed which creates a stepback effect. Overall, the roof design is found throughout the district and the design does some work to minimize the perceived height. 7. Exterior walls Smooth plaster or stucco finish is proposed at exterior walls. This is commonly found in the district and is compatible, with no risk of creating a false sense of history or appearing out of place. 8. Windows and doors Fenestration size and patterns are similar to other buildings on the street. Since attending the May 13, 2026 Architectural Review Committee, the window sizes on the front façade have been redesigned to not be floor to ceiling in height, which is more compatible with surrounding properties. 9. Porches Front porches are common in this section of the district, including at the existing house on the property. The newly proposed porch will be slightly elevated above grade, but otherwise similar in dimension and depth as the existing. The same number of porch roof supports are also proposed which further continues the appearance of the original house into the new design. 11. Attached garages and carports The proposed attached garage is set well behind the front façade of the house and will reduce its visibility from the street. It is proposed in a location currently used as a driveway. Currently, a tree is present around Summary The project meets the applicable standards. Department Comments Previous Historic Landmark Commission action: A demolition permit was reviewed by HLC in 2025, during which the review period was allowed to expire with no action taken. For projects in National Register historic districts that involve total demolition, the Commission must review and approve a new construction application before the demolition permit may be released. This application will time out on October 19, 2026. Architectural Review Committee Feedback July 8, 2026: The proposed front porch allows for the original orientation and appearance to be carried through, while allowing for the structure to be raised off the ground slightly to prevent future deterioration. Consider lowering the overall height of the front-facing gable. Staff Recommendation Comment on plans for new construction and release the application. While not required when the demolition application was allowed to time out, request a City of Austin documentation package before demolition occurs. Location Map 11 – 3 Property Information Photos 11 – 4 Existing building, Google Streetview, 2024