1031 Annunciation St.

Description: Final detail review of previously approved new construction of a 30,000 SF two and three-story townhouse-style hotel on a vacant lot. 

Previous ARC Recommendations & Commission Actions:

05/01/24: The Commission voted to grant conceptual approval with the final details to return for additional ARC review once further developed.

04/19/24: The ARC voted to recommend conceptual approval with the final details to return for additional ARC review. The ARC also agreed that:

• The proposed operable metal shutters at the ground floor are not required but could be an interesting building feature if detailed correctly. 

  • • The flat-bar shutters appear to be a bit too institutional in design and may be causing the first floor to appear too defensive and not as visually light and transparent as a hotel should be. Their operation may also affect the location of landscaping, which the ARC noted was currently helping the building to relate to the streetscape.

    • The applicant could consider utilizing a wood shutter instead, which may be more appropriate for the surrounding Warehouse District.

• True punched openings with windows are preferred at the corner of the building, however, blind walls at the two ends of the building would be acceptable. In general, windows are preferred over blind openings.

• The gable walls at the two ends of the building are not successful and the applicant should adjust the roof form from a gable to a hip at these locations and continue the parapet around to further conceal the roofline.

• The cornice is rather tall, appears too flat and heavy, and the applicant should reconsider the articulation of this element.

• The applicant should further study how the building and site will be utilized to ensure that activities such as loading/unloading of guests, parking, ADA accessibility, and building access can be accommodated.

• The applicant could consider including a small commercial space at the ground floor as a building amenity and to ensure the porch and streetscape remain activated. This may also help to balance out the slightly defensive posture of the current building proposal.  

03/19/24: The ARC voted to defer the application for additional review. The ARC agreed that:

• The proposed townhouse typology is considered appropriate for the site, but the exterior detailing, material palate, fenestration, roof forms, etc. should be further developed.

• There appears to be a slight disconnect between the architectural treatment and expression of the Poeyfarre and Annunciation Street sides, particularly where the building turns the corner, and this area should be further studied and refined:

  • • The Poeyfarre Street side appears more contemporary, and this should be reconsidered so both elevations are more consistent. For example, balconies could be included on this side of the building, or there could be a subtle change of materiality at the corner.

    • Blind walls with false window opening recesses at the corner and at the ends of the building are not as successful as true punched openings with glass windows.

    • The roof form at the corner should be reconsidered so that both sides of the building are more visually connected. The ARC recommended the applicant consider eliminating the pitched roof expression and/or increasing the parapet height slightly to further conceal the roofline. It may be helpful to provide a few roof condition options for the ARC to consider at the next meeting.

    • Overall, the building form, materials, and detailing should relate more to the existing surrounding context, with more of a warehouse identity than a townhouse.

• Due to the proposed roof forms, the location of HVAC and other equipment should be further studied so it can be located where minimally visible from the public right of way. 

• The proposed recessed entry condition can be problematic for security reasons and should be reconsidered or eliminated. A simple metal security gate could be utilized but should be integrated with the overall building aesthetic and detailing.

• Other exterior elements, such as awnings, canopies, signage locations, and lighting should be further studied.

Context Photos:

Current Drawings:

Previously Reviewed Drawings - 04/19/24:

Previously Reviewed Drawings - 03/19/24:

Sanborn Maps:

Street View:

Written Public Comment: