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Commission allows 10‑foot open porch on landmark property at 122 S. 12th despite guideline limit
Summary
The commission granted an exception to the consolidated design guidelines to permit a 10‑foot deep open porch on the proposed outbuilding at 122 South Twelfth Street; staff had recommended a 6‑foot maximum depth, and the commission recorded a 4‑0 approval with the condition that other staff conditions remain in force.
The Metro Historic Zoning Commission voted 4‑0 to approve an application for an outbuilding and to grant an exception allowing a 10‑foot‑deep open porch on the interior lot at 122 South Twelfth Street in the Laughlin Springs East End overlay.
Staff review: Historic zoning staff told the commission the lot exceeds 10,000 square feet so the consolidated guidelines allow an outbuilding footprint up to 1,000 square feet and permit certain one‑story add‑ons that do not count against that footprint. The consolidated guideline language limits a covered porch add‑on to a maximum 6‑foot depth. Staff recommended reducing the proposed porch depth from 10 feet to 6 feet to meet the standard.
Applicant comments: Will Gadera, the applicant, told the commission the project replaces an existing guesthouse and that the owners intend to restore the property and preserve its historic character. Gadera said the porch is intended as an open gathering area hidden from the street behind the lot’s fence and argued the 10‑foot depth would not be visually prominent or detrimental to neighbors.
Public comments and staff clarification: Staff said they received letters of public comment that did not oppose the request and that the proposal maintains the required 20‑foot separation between primary structures. The commission noted the porch would be open (not screened) and that enclosing the porch later would require a permit and MHCC review.
Commission decision: Commissioners said the proposal was consistent with the landmark property and lot size and that the porch’s interior location and one‑story form made the exception acceptable. A motion to approve the application but waive condition 1 (the 6‑foot porch depth limit) and allow a 10‑foot depth carried with four concurring votes.
Next steps: Staff conditions remain in place regarding final materials review and standard approvals. Any future enclosure of the porch would require a permit and additional review.
