Tampa ARC grants final approval for two-story house at 1806 W. Bristol Ave. after buildability debate

The City of Tampa Architectural Review Commission on July 9 granted final approval for a certificate of appropriateness for a new two-story single-family residence at 1806 West Bristol Avenue in the Hyde Park Historic District, finding the applicant addressed conditions from a prior review while leaving some commissioners unconvinced about construction-level details.

The project proposes to demolish a noncontributing primary structure, preserve a contributing detached accessory structure that dates to about 1920, and build a new two-story house connected to the accessory building by a covered breezeway separated from the accessory structure by about 4 feet 4 inches. Staff recommended approval, and the commission voted to grant final approval; one commissioner registered opposition, and the motion passed.

Ron Vila, a planner with the city's Historic Preservation staff, told the commission, "Staff's finding that this application is consistent with the conditions from the final approval." Applicant agent Hoso presented updated drawings and detailed materials, saying the revised package added wall sections, enlarged window details, gutter and downspout locations, and the material palette including brick veneer, stucco, limestone cap, round gutters and downspouts, and tongue-and-groove porch ceilings.

Commissioners pressed the applicant on "buildability"—whether the drawings show how elements such as the brick veneer, limestone cap, window sills, drainage and flashing, gutters and brackets, and connections between roof members and masonry walls would actually be constructed in the field. One commissioner said the plans showed a flat, water-collecting sill and lacked a continuous drainage plane from the window to the exterior; another noted a cantilevered floor joist condition above a masonry wall that raised structural questions. The commission repeatedly asked for clearer flashing and water-barrier details at transitions between stucco, brick veneer and limestone caps.

Hoso responded in rebuttal that "the emphasis should be on the overall exterior look at the building, and I think we're getting caught up into some of the stuff that's not even gonna be visible," and said the project team expects to address construction details with a structural engineer as needed. Owner Mark added that the team intends to resist changes that would alter the approved exterior appearance, saying, "If the gutters have to be changed to be in a different location, we're gonna say no. Like, this is how we want it." Both the agent and the owner told the commission they would work to keep the built appearance consistent with the approved drawings.

The commission noted that brick veneer products have been approved previously in Hyde Park if they include corner elements that read like true brick rather than scored stucco. Commissioners and staff discussed the breezeway's legal and permitting implications—whether it will be treated as attached construction for setback and fire-rating purposes—and noted the applicant must satisfy building-permit reviewers, the fire marshal and zoning rules independent of the ARC approval.

There was no public comment at the hearing. After discussion, a motion to grant a certificate of appropriateness for the drawings and documents presented passed; the record shows one opposed vote but does not name the dissenting commissioner in the public hearing transcript. Staff emphasized that any substantial field changes that alter the approved appearance would be subject to review and may require the project to return to the ARC.

The applicant received final design approval from the ARC and must now obtain all required building permits and comply with code and permitting reviews. The commission and staff said they expect to review any field revisions for consistency with the Hyde Park design guidelines and the approved materials and proportions.