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Board denies new-construction plan at 51830 Third Street, cites incompatibility with Old Northwood context
Summary
The board voted to deny application 24‑101 for a two‑story replacement at 51830 Third Street, finding the proposed design, massing and fenestration inconsistent with Secretary of the Interior standards and the historic district context.
The Historic Preservation Board voted on Feb. 25 to deny application 24‑101, a proposal to replace an existing structure at 51830 Third Street with a two‑story, ~981-square‑foot building, concluding the application did not meet the Secretary of the Interior standards or additional compatibility criteria in the city’s ZLDR.
Applicant representatives said the lot historically contained a building and argued the proposed two‑story structure would align with nearby two‑story houses and that the floor‑area calculations could be adjusted by removing an existing shed. Staff recommended denial, citing excessive floor‑area ratio (FAR), unresolved lot‑coverage calculations, roof and window proportions, and a lack of supporting streetscape sections or precedent images from the immediate district.
Board members critiqued the proposed design’s lack of a rational facade organization, excessive and misaligned window openings, unaccounted changes to a contributing resource (the applicant acknowledged replacement of original shingles during emergency repairs), and missing required materials and sections in the application packet. Following deliberation the board adopted a motion to deny the application on the grounds that competent substantial evidence was not submitted to satisfy the standards in Section 94‑49 of the ZLDR and the Secretary of the Interior standards (Standards 9 and 10). The motion carried by voice vote.
