2223 Carondelet St.

Description: Final detail review of previously approved new construction of a 5,345 SF two-story, single-family residential building on a vacant lot. 

Previous ARC Recommendations & Commission Actions: 

09/04/24: The Commission voted to grant conceptual approval of the massing with the final details to return for additional ARC review once further developed. 

08/20/24: The ARC voted to recommend conceptual approval of the massing with the final details to return for additional ARC once further developed. This  The ARC agreed that the changes implemented since the previous review were successful and the current iteration is much improved and more contextual with the surroundings. The ARC also agreed that: 

• Stair Option 2 at the left side is preferred, however, the area of sloped roof is still too visible. The applicant should investigate additional options to further integrate this stair with the overall massing and to obscure its visibility from the street.

  • • For example, the 2nd floor bedroom overhang could be extended further out to help reduce visibility to this area, or the stair can be pushed further back so that the first-floor massing is simplified. A simple awning could be installed above the door, if desired. 

• Full-height windows shown at the front porch should extend fully down to the porch floor without the half-high sill height shown.

• The gallery entablature size and details should be further studied and developed (including how the main roof enters the entablature and porch roof) and provided for the next ARC review. 

• The pitch of the main building roof should be increased.

• The long run of narrow clerestory windows at the left side of the building close to the street should be removed and replaced with windows that are more consistent across the elevation. 

• The overall building type/style appears to be a traditional townhouse at the front and a Craftsman bungalow at the sides, and the building details should be further studied and refined so the elevations are more compatible. 

  • • The divided light configurations of windows should be further studied, and the side elevation windows could be simplified to 1-over-1.

    • The proposed overhanging roof eaves should be eliminated. 

04/16/24: The ARC voted to defer the application for additional review. The ARC also agreed that:

• The front, two-story portion of the building is too short, does not appear to relate to the proportions, datums, and floor-to-ceiling heights of the adjacent context, and the massing and design of this area should be reconsidered. To accomplish this:

  • • The floor to ceiling heights should be adjusted so that they align more closely with the surrounding context, particularly 2227 Carondelet Street.

    • The building could be extended further back into the open rear yard, or the second interior staircase could be eliminated so the overall massing can be reduced.

    • The pitch of the roof could be increased to 7:12 to become more contextual.

    • The applicant could consider an alternative building typology, such as a double gallery building with a gable roof parallel to the street (reference 1635 First Street) that could have an occupied third floor attic to achieve the desired interior square footage. 

      • • The ARC also noted that a larger three-story massing may be more appropriate if it can be located behind the parallel gable roof ridge, like the adjacent existing building at 2233 Carondelet Street.

    • The applicant could also consider developing the front portion of the building so it is more traditional and proportional for the surrounding context and have a change of massing or floor levels toward the rear where they will be less visible from the street. 

    • The applicant should consider providing a few options for the proposed changes at this area for the next ARC review.

• The window composition at the left side is too scattered, and the window composition at both sides should be further studied so there is more cohesion and more regularity in their placement, with fewer overall window types.

• An additional window or two should be added to the left side elevation toward the street.

Context Photos:

Current Drawings:

Previously Reviewed Drawings - 08/20/24:

OPTION 1:

OPTION 2:

OPTION 2 - Perspective Views:

Previously Reviewed Drawings - 04/16/24:

Sanborn Maps:

Street View: