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ARC approves large rehab and two‑story carriage house at 1501 S. DeSoto Ave with detailed conditions
Summary
After extensive discussion, the Architectural Review Commission approved a major rehabilitation and a new two‑story detached garage with a two‑bedroom apartment at 1501 South DeSoto Avenue in the Hyde Park Historic District, attaching conditions on materials, window details, corner boards on new work, and simplification of driveway geometry.
The Architectural Review Commission voted June 2 to approve a comprehensive rehabilitation and rear accessory building at 1501 South DeSoto Avenue in Hyde Park, allowing a rear two‑story carriage house with a two‑car garage below and a two‑bedroom unit above, and approving changes to the primary house (including reopened porches and added dormer volume) subject to multiple conditions.
Philip Panzarella, architect and agent for the owner, presented plans showing a reconfigured interior, a larger dormer to address head‑height issues on the second floor, and a new detached two‑story garage/apartment at the rear. He said the new detached structure would have carriage‑house proportions and would be detailed to relate to the main house. “The addition on the back steps in 2 feet on the sides, and the porch steps even more,” he said while describing the plan to step new walls to create distinction between old and new.
Ron Veil, Historic Preservation planner, said staff found the application consistent with the Hyde Park design guidelines after iterations and negotiations, but he and commissioners pressed for changes on several points including siding material (prefer wood rather than Hardie panel), replacement of sliding doors with French doors, more historically appropriate window installation (recessed to create a shadow line), clarified fence design and driveway geometry, and dimensioned roof overhangs and bracket sizes for the additions. The staff report noted the project exceeds 50 percent of the assessed value of the primary structure, which triggers compliance with current codes for interior work.
Commissioners discussed scale, the visibility of a relatively large carriage house from the street and driveway, window installation details, porch materials, and mechanical equipment locations. Several commissioners asked that new work be visibly subordinate to the original building: the motion required that new additions use corner boards (to distinguish new from old) while preserving mitered corners and distinctive skirt details on the original house. Commissioners also asked the applicant to pursue preserving the existing historic curb cut rather than enlarging it.
The ARC’s approval included conditions: all new windows on the primary house and new construction shall be wood (not clad); sliding doors to be changed to French doors; submit window‑installation details showing recessed frames; provide wood porch decking and wood porch framing details; dimension roof overhangs and brackets to confirm the additions are subordinate to the main house; provide cut sheets for exterior fixtures; and simplify and adjust the driveway apron geometry. Staff will confirm final materials and details and administer the conditions during permit review.
Outcome: Motion carried by voice vote with conditions; staff will review final contractor permit documents to confirm compliance with ARC conditions before permits are issued.
Why it matters: The project is a large private rehabilitation in a prominent Hyde Park lot; the approval balances interior modernization and added rental capacity with preservation of visible historic features by requiring detailed documentation and materials that keep new construction subordinate to the original structure.
