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To:
City of Phoenix Historic Preservation Commission
From:
Crystal Carrancho, Historic Preservation Planner
Subject:
Appeal of Hearing Officer’s Decision – Application No. HPCA 2200311
711 West Glenrosa Avenue, Woodlea Historic District
This is a report to request the Historic Preservation Commission uphold the decision of the
Historic Preservation Hearing Officer to approve Certificate of Appropriateness Application No.
HPCA 2200311. The application is for the construction of a 96 s.f. addition to the front of the
attached garage, conversion of the garage to living space, and replacement of the roof structure
on the garage and damaged part of the house.
The Hearing Officer’s March 1, 2023 decision was appealed by Patrick Hallman on behalf of the
owner Janice Ashford on March 2, 2023. Staff’s findings and recommendations are discussed in
the attached staff report. The Hearing Officer approved the application subject to the following
stipulations:
1.
That the existing height and 4:12 roof pitch of staggered inset gable roof above the
garage be preserved and be repaired in kind;
2.
That the existing front façade of the garage not be altered to project forward, and if
the footprint needs to be expanded, that an addition to the south or east be
considered instead;
3.
That the siding be repaired or replaced in kind or use a smooth fiber cement siding
that matches the width of the existing siding boards;
4.
That the proposed faux-garage door use a simplified design or be infilled with a
window and siding;
5.
That the new vent on the east façade of the remodeled garage match the existing
square vent; and
6.
That the existing floor plan be revised to accurately depict the bathroom and all
documents be reviewed for accuracy.
Staff recommends upholding the hearing officer’s decision.
Attachments:
Appeal Form (1 page)
Staff Report (11 pages)
Hearing Plans (5 pages)
1
PHOENIX HISTORIC PRESERVATION OFFICER
Staff Report
Certificate of Appropriateness
711 W Glenrosa Avenue Woodlea Historic District
Case No. HPCA 2200311
March 1, 2023
Background
This is a Certificate of Appropriateness application to approve the construction of a 96 square
foot (s.f.) addition to the front of the attached garage, conversion of the garage to living space,
and replace the roof structure on the garage and damaged part of the house, at 711 W
Glenrosa Avenue in the Woodlea Historic District. The application was filed by the
representative Patrick Hallman, architect of C&H Associates LLC, on behalf of the owner is
Janice Ashford. The property is zoned R1-6 HP (Single-Family Residential with the Historic
Preservation zoning overlay).
Previous Applications
There have been no applications reviewed by the Historic Preservation Office since the
property received historic designation in 1999.
Property Description
The property consists of an irregular-shaped residential corner lot measuring
140 , with an English Cottage style house constructed in 1949. A small
storage building was recently constructed in the rear yard. The house is a contributor to the
Woodlea Historic District. The Historic Property Inventory Form and Update Form are attached
for more details.
Proposed Work
The project consists of constructing a 96 s.f. addition to the front of the attached garage, which
would project approximately 5 ft. forward (north) from the historic front façade of the existing
house.
vinyl window in the top-center and would utilize James Hardie smooth panel siding with
battens at seams to simulate a garage door. On the east façade, a new
hung vinyl window would replace an existing steel casement window using the same opening,
exterior door.
All new windows would be flush with the exterior walls of the building, which would be
sheathed with James Hardie fiber cement lap siding.
The roof plan shows the existing side-gabled roof with a ridge height of
above finished
floor and 4:12 roof pitch. Currently, at the end of each gable on the west and east sides are
staggered inset gables with a ridge height of
above finished floor and a 4:12 roof pitch.
As proposed, the roof trusses would be removed above the garage, and replaced with new
prefabricated roof trusses that would match the height and pitch of the taller gable roof of the
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existing house. A new cross gable with an
ht above finished floor and the same
pitch would be constructed above the new addition and faux-garage door, facing Glenrosa
Avenue. The ceiling plate height of the addition
main house. Part of the roof on the existing house has been damaged by a tree. Rafters would
be replaced, and new prefabricated wood trusses would be installed on this portion of the roof
as well. The roof would be sheathed with asphalt shingles to match the existing house.
On the interior, the existing garage would be converted to living space as a new work room
area. The bathroom would be moved from the existing house footprint to the new addition
area and would include a new laundry closet. The location of the existing bathroom in the main
dwelling would be incorporated into the kitchen. A new hallway portion and door would
connect the main house to the converted garage living space.
The Tufa stone wall sheathing, and steel casement windows would remain on the existing
house, and no other exterior changes to the house are proposed.
Findings
(http://www.nps.gov/tps/standards/four-treatments/treatment-rehabilitation.htm) are the ten
principles set forth by the U.S. Department of the Interior for the repair and alteration of
historic buildings. The proposed work does not meet the following Standards:
2. The historic character of a property will be retained and preserved. The removal of
distinctive materials or alteration of features, spaces, and spatial relationships that
characterize a property will be avoided.
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.
10. New additions and adjacent or related new construction will be undertaken in such a
manner that, if removed in the future, the essential form and integrity of the historic
property and its environment would be unimpaired.
delines for Historic Properties
(https://www.phoenix.gov/pddsite/Documents/pdd_hp_pdf_00035.pdf), which are based upon
the principles set forth by the
, expressly
recommends against incompatible additions:
Additions should be designed and located in a manner which results in new construction
which is subordinate to the primary historic building. Additions or changes to the
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primary facades are discouraged. The location of the addition or alteration should
conform to the setbacks, spacing, alignment and orientation of the historic building
and/or historic buildings in its immediate vicinity.
Additions should be similar in height and width to the historic building. Its form should
correspond to the shape, ridge lines and cornice of the main roof. Doors and windows in
the addition should be similar in shape and placement to the openings in the historic
buildings. Together, the addition s shape, size and openings should create a directional
emphasis (horizontal or vertical) that is similar to the historic building.
Staff finds that the forward projecting addition on the front façade would not meet the
General Design Guidelines. The 1949 historic house is
on a corner lot and has a front façade that faces Glenrosa Avenue. Although, the addition
would have a small footprint, it would project the new construction in front of the front façade
of the main house. The forward projection and forward-facing gable take away visual focus
from the lower broad sides of the gable roof, exposed rafter ends, and cantilevered porch
canopies on the front of the main house. The wall sheathing materials will be similar to the
wood siding used on the existing attached garage, which may give the appearance of being part
of the original construction.
Staff also finds that the proposed alteration to the roof above the garage would not meet the
General Design Guidelines. Per the 1949 aerial, the roof
of the garage is visible, and by 1951, advertisements for the address mention an attached
garage. The garage also has a steel casement window on the east façade. The garage may be
original or near contemporaneous to the construction of the house. The staggered inset gabled
roof over the existing garage is symmetrical with the opposite gabled end over the living room.
This appears to be an intentional design feature. Altering the roof would impact the balance of
the design
.
Per Section 702.D of the Zoning Ordinance, surface tandem parking spaces shall have
With the addition projecting
forward into the current legal, non-conforming parking space leaving a depth
, there
would no longer be sufficient space to support a required parking space. Additionally,
conversion of the garage to living space would eliminate the second required parking space for
a single-family residence. Additionally, per Section 702.F.1 of the Zoning Ordinance, required
parking spaces for single-family residences may not be in the front yard setback, which is the
west side. This will necessitate the required parking spaces to be added on other parts of the
lot.
Staff finds the remainder of the property is intact. As long as no other changes occur to the
exterior and steel casement windows are preserved, the property may remain a contributor to
the Phoenix Historic Property Register. However, the State Historic Preservation Office may
disagree.
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Recommendation
Based on the findings above, staff recommends approval of this application with the following
stipulations:
1. That the existing height and 4:12 roof pitch of staggered inset gable roof above the
garage be preserved and be repaired in kind;
2. That the existing front façade of the garage not be altered to project forward, and if the
footprint needs to be expanded, that an addition to the south or east be considered
instead;
3. That all historic steel casement windows including the steel casement window on the
east façade of the garage remain on the house and be preserved;
4. That the siding be repaired or replaced in kind or use a smooth fiber cement siding that
matches the width of the existing siding boards;
5. That the proposed faux-garage door use a simplified design or be infilled with a window
and siding;
6. That the new vent on the east façade of the remodeled garage match the existing
square vent;
7. That the existing floor plan be revised to accurately depict the bathroom at the end of
the hall with a tub next to the window;
8. That the proposed floor plan be revised to change Note 16 label
second Note 7 label at window;
9. That all notes and plans submitted for final stamp generally be checked and revised as
needed for accuracy.
The application is consistent with the Standards of Consideration for a Certificate of
Appropriateness set forth in Section 812.D of the Zoning Ordinance.
_______________________________
Crystal Carrancho
Planner III (acting)
Attachments: Historic property inventory form
Historic property inventory update form
1949 and 2022 Aerial photographs
1952 advertisement
Site-visit photographs
Applicant-provided plans
7
2022 aerial
1949 aerial
Newspaper advertisement from the Arizona Republic, February 10, 1952.
8
Front façade of 711 W Glenrosa Avenue (facing south), taken February 24, 2023.
Front façade of existing attached garage (facing south), taken February 24, 2023.
9
Damaged roof (facing south), taken February 24, 2023.
Another view of the front of the house (facing south), taken February 24, 2023.
10
View of the west façade of the house (facing east), taken February 24, 2023.
View of the east façade and rear yard (facing southwest), taken February 24, 2023.
11
Facing southwest, taken February 24, 2023.
Facing southeast, taken February 24, 2023.