239 Atlantic Ave.

Description: Appeal of ARC recommendations for new construction of camelback addition at rear of a Contributing rated, one-story, two-family residential building. 

Staff Recommendations: 

239 Atlantic Avenue is a ca. 1885 frame double shotgun residence with a relatively high degree of original Victorian-era detailing. The current permit application is for the construction of a 1, 000 SF camelback addition. The proposal proceeded through the August and September HDLC Architectural Review Committee (ARC) meetings and was deferred at both meetings. The ARC agreed that several proposed details at the new camelback required revision. The applicant has agreed to revise the design to meet a couple of the recommendations, but has decided to appeal several of the more comprehensive recommendations. 

The main ARC recommendation includes the removal of a proposed two-story exterior stair at the rear elevation. Proposals for two-story exterior staircases are often submitted at the rear of camelback additions or new construction residential buildings. The request often involves the desire to access separate units or provide egress to balconies or raised porch decks. The ARC has a longstanding record of voting against the construction of exterior stairways where highly or minimally visible; recommending that they be incorporated into the interior program instead. Large exterior stairs are not in keeping with the design principles for new construction and/or additions and often distract from the façade of the building. In this instance, the overall visibility is a point of discussion. Site line studies were provided showing that the exterior stair would be minimally visible from different streets due to existing buildings and vegetation. The ARC agreed that the exterior stair should still be moved to the interior. Staff agrees with this ARC recommendation. 

The proposed roofing type at the camelback was initially a Dutch-gable configuration. The ARC requested further study of different roofing options. At the September meeting, three (3) roofing types were presented and the hipped option was selected as the most appropriate. The hipped option is in keeping with the existing roof form and does not visually compete with the existing double shotgun portion. Staff agrees with the ARC recommendation of a hipped roof at the camelback. 

The proposed roof form is also driving the inclusion of brackets at the rear second story. In general, the rear façade of a building should be treated in manner that does not mimic the detailing of the front façade. For this reason, Staff agrees with the ARC that brackets at the rear elevation should be removed from the design. 

The overall height and size of the proposed camelback was a concern for the ARC. The original proposal included a first-floor, floor to ceiling height of 12'-0" and second-story height of 13'-0". The ARC recommended that this floor to ceiling height be reduced to 11'-0" to reign in the overall proportions of the camelback and to better fit within the context. Although reducing the height was achieved, it only lowered the second-story floor to ceiling height to 11'-6". Staff agrees with the ARC that this floor to ceiling height should be further reduced at the second-floor. 

In general, the ARC recommends that additions to existing buildings include detailing where the new and existing meet to delineate the two. Often, this condition is achieved through a 6" wall inset between the existing building and its camelback addition. Due to the overall size of the proposed camelback, the ARC recommended that the camelback be stepped in 6" where the two portions meet to communicate this difference. Staff again agrees with this ARC recommendation. 

• Recommendation: 

  • Exterior stairway at rear of camelback :Deny the appeal.

  • Dutch-gable roof type: Deny the appeal.

  • Brackets at rear elevation: Deny the appeal.

  • Reduce the floor to ceiling height: Deny the appeal.

  • 6" inset at camelback addition: Deny the appeal.

Previous ARC Recommendations: 

09/19/23: The ARC voted to defer the application for additional review. The ARC agreed that:

• The exterior stairway should be incorporated at the interior of the building rather than being exposed at rear of the building.

• The hipped roof option should be used for the camelback. 

• Windows closest to the rear wall of the camelback should be shifted away from the corner board. 

• Windows at the front façade of the camelback should be smaller and moved toward the corners.

• All other recommendations front the August ARC meeting should be incorporated into the revised design. 

08/15/23: The ARC voted to defer the application for additional review.  The ARC agreed that:

• The exterior stair at the rear façade of the camelback addition should be incorporated into the interior plan of the building. 

• The camelback roof type should be hipped rather than the proposed. An attached awning and/or balcony could be utilized at the rear of the camelback. 

• First floor, floor to ceiling height at camelback should be reduced from 11’0” rather than the proposed 12’0”.

• Camelback windows should be a standard 3’x6’ size. 

• Brackets should be removed from the rear façade of the camelback. 

• The addition should be stepped in 6” at either side elevation to delineate the existing from the new. 

Context Photos:

Context Photos for Exterior Stair:

Current Drawings:

Sightline Study:

Previous Drawings:

Applicant Letter:

Sanborn Maps:

Street View: