Attachment A - HP Commission Staff Report
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STAFF REPORT
To:
City of Phoenix Historic Preservation Commission
From:
Helana Ruter, Historic Preservation Planner II
Subject:
Appeal of Hearing Officer’s Decision – Application No. HPCA 2100392
2215 N 9th Street, Coronado Historic District
This is a report to request the Historic Preservation Commission modify the decision of the
Historic Preservation Hearing Officer to approve Certificate of Appropriateness Application No.
HPCA 2100392, subject to a revised plan submitted by the applicant on March 14, 2022.
Background
The original application was to allow the construction of two, two-story dwelling units connected
by a single-story carport with a total 2,835 sf footprint under roof at the subject property. The
hearing was held on January 11, 2022.
The Hearing Officer, Janet Reed, approved the application subject to three stipulations:
1.
Any proposed gate or fencing over 3’ in height be stepped back 3’ from the front corners
of the primary dwelling;
2.
Change window headers to sills; and
3.
Parapet to have a varied roofline – increases above existing roofline to be minimal in
height and width subject to approval of Historic Preservation staff.
The Hearing Officer’s decision was appealed on January 14, 2022, by five appellants including:
Carol Simmons, Cody Castelletti, Donna Reiner, Arthur Vigil III, and Heidi D’Angelo.
Subsequent to the filing of the appeals, there was additional discussion between the applicant
and appellants that resulted in a new version of the plan, received by staff on February 7, 2022.
The changes, which included a reduction in height of the rear dwelling unit to one-story, were
supported by staff.
The appeal was heard by the Historic Preservation Commission on February 14, 2022, and
continued to the March 21, 2022, HPC meeting.
Subsequent to the February 14, 2022, HPC meeting, there were continued discussions between
the applicant and appellants which resulted in a further modified proposal submitted on March
14, 2022. Staff is in support of the revised proposal.
ATTACHMENT A
Recommendation
Staff supports the proposed changes made in the March 14th submittal.
Attachments:
Appeal Forms and appellant letter (7 pages)
Staff Report (8 pages)
Hearing Plans (10 pages)
Phoenix Historic Neighborhoods Coalition letter (3 pages)
Plan submittal from February 7, 2022 (7 pages)
Plan submittal from March 14, 2022 (8 pages)
PHOENIX HISTORIC PRESERVATION HEARING OFFICER
Staff Report
Certificate of Appropriateness
2215 North 9th Street
Case No. HPCA 2100392
January 11, 2022
Background
This is a Certificate of Appropriateness application to construct two, two-story dwelling units at the
subject property. The property is zoned R-3 HP (multi-family residential with historic preservation
overlay). It is also within the boundaries of the Coronado Neighborhood Special Planning District (SPD). The
application was filed by Michael Gilson of Accurate Estimating on behalf of owner LG Properties Plus, LLC.
Previous Applications
The following applications have been reviewed by the HP Office since the property received historic
designation in 1986:
Application No.
Application Type
Scope of Work
Date Approved
HPDE 1600401
Demolition Approval
Total demolition
Denied – October
16, 2016
HPCA 1700130
Certificate of
Appropriateness
Two-story addition
Withdrawn
HPCA 1700521
Certificate of
Appropriateness
Infill – two-story residence and
detached garage with second
story living unit
April 26, 2018
HPDE 1800461
Demolition Approval
Total demolition
September 13,
2018
Property Description
The subject property consists of a 134 ft by 50 ft vacant parcel located within the Coronado Historic
District. The ca. 1925 house on the property was declared an imminent hazard by the City of Phoenix
Building Official in September of 2021 and was subsequently demolished. Please refer to the street view
photos, inventory form and aerial of the parcel.
Proposed Work
The applicant proposes to construct two, two-story dwelling units connected by a single-story carport.
The footprint of the dwelling, with carport, would be 2,835 square feet. The front dwelling would have a
footprint under roof of approximately 1622 sf with the rear unit approximately 760 sf attached through a
single-story carport. The total lot coverage of the proposed project would be 43%.
The first story of the front facade of the primary dwelling would incorporate a shed roof with a recessed
5’10” x 16’11” front porch area. The front façade would be set back 25’ from the front property line. The
historic dwelling (demolished) was set back 20’ from the front property line. The front setbacks along the
HPCA 2100392, 2215 N 9th Street
2
east side of 9th Street generally range from 18’ to 21’. The home immediately to the north (2217 N 9th
Street) has a setback of approximately 21’ and the home to the north of that (2223 N 9th Street) has a
setback of approximately 22’ from the property line. The home immediately to the south of the subject
property (2209 N 9th Street) has a setback 19’ from the property line.
The proposed primary dwelling would be two-story with a flat roof and parapet with a height of 22’7
3/8” above finished floor. The ridge height of the demolished dwelling, above finished floor, was 22’8”.
The first-floor ceiling would be 9’ in height with the second story ceiling at 8’ in height. The rear dwelling
would have a parapet height of approximately 22’ with the first and second floor ceiling heights at 8’.
The home immediately to the north (2217 N 9th Street) has a ridge height of 12’ with the ridge height of
the home to its north (2223 N 9th Street) at 13’. The home immediately to the south (2209 N 9th Street)
has a ridge height of 18’. The height of the parapet for the single-story carport – stretching between the
two buildings – would be 12’5 3/8”.
The shed roof, along the first story front façade of the primary dwelling, would be red barrel tile with the
recessed front porch section supported by 2-6”x6” wood posts. Similarly, wood-framed awnings above
the windows on the second story of the front façade would be covered with red barrel tile. The windows
would be vinyl in a combination of double hung and sliding operating systems. The windows would be
recessed 2 inches from the wall with exterior wood headers.
A 6’ tall concrete block fence would be constructed along the northern and southern property lines. A 6’
tall wrought iron gate would extend from the front (southwest) corner of the dwelling to the block fence
and provide auto access to the interior carport. Additionally, approximately 42’ of 6’ tall wrought iron
fence/gate would be located along the rear (eastern) property line to provide access to uncovered
parking at the rear of the second dwelling.
Findings
The City of Phoenix’s “General Design Guidelines for Historic Properties”
(https://www.phoenix.gov/pddsite/Documents/pdd_hp_pdf_00035.pdf) recommend compatible new
construction within historic districts:
Similar Scale New Construction
x
Within the historic residential areas, new construction should be similar in height, shape and
materials to the historic structures in its vicinity. Where changes in size must occur, the visual
impact of the new construction should be minimized by stepping back the new construction
from the historic buildings.
x
Building features, such as roof lines, window and door openings, porches, entrances, pergolas,
porte-cocheres or carports should resemble those related forms found on adjacent or
surrounding historic strictures.
The demolished building on the property was unique in that it was the only primary two-story dwelling
on 9th Street between Monte Vista Road and Oak Street (three, two-story dwellings exist as alley
houses). A new primary two-story dwelling on the site would inherently create a building that is taller
than the historic structures in the immediate vicinity. However, the proposed building would incorporate
a flat roof so as not to exceed the height of the former historic dwelling and disrupt precedent.
The R-3 zoning and the Coronado Neighborhood SPD require a 25’ front yard setback for new
construction on vacant lots. This would set the new construction back from the front facades of the
adjacent historic properties. Additionally, the proposed design of the primary dwelling incorporates a
HPCA 2100392, 2215 N 9th Street
3
roughly 5’ deep single-story portion along the front façade with a recessed porch. This single-story
segment would further step the two-story height back from the adjacent single-story historic dwellings.
In order to reduce the overall massing of the two units, under one roof, an interior, single-story carport
was incorporated into the site plan. The second unit would also have a modest reduction in height from
the primary unit.
While the historic homes along this section of 9th Street are primarily Bungalow, Vernacular, or Ranch-
style, Spanish Colonial Revival is characterized by the Coronado Neighborhood SPD as one of the four
most common architectural styles in the Coronado Historic District. The proposed flat roofs of the
dwelling units serve to reduce the overall proposed height, while the stucco walls and additions of the
red barrel tile first story roof and awnings add characteristics of Spanish Colonial design. The recessed
double-hung windows resemble forms on surrounding structures with the lack of sills and modern
materials defining new construction.
Recommendation
Based on the findings above, staff recommends approval of this application with the following stipulation:
1.
Any proposed gate or fencing over 3’ in height be stepped back 3’ from the front corners of the
primary dwelling.
Subject to this stipulation the application is consistent with the Standards for Consideration of a
Certificate of Appropriateness as set forth in Section 812.D of the Zoning Ordinance.
Helana Ruter
Historic Preservation Planner
Attachments: Photos, inventory form and aerial
HPCA 2100392, 2215 N 9th Street.
Historic dwelling (from google street view, facing east) demolished 2021
Now vacant lot, facing east
HPCA 2100392, 2215 N 9th Street.
Adjacent property to south, view facing southeast
Adjacent properties to north, view facing northeast
Disclaimer : The information provided on this map is based on record drawings submitted by others.
Users of this information are cautioned that independent verification of actual conditions may be necessary. Printing Water Data is for Internal Staff Only
Date: 1/7/2022
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