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Commission approves foundation replacement, siding plan and revised dormer at 3609 Westbrook with egress accommodations
Summary
The Historic Zoning Commission on Jan. 15 approved foundation replacement, siding preservation and revised dormer and window plans for 3609 Westbrook Avenue, subject to shoring and inspection conditions and final material approvals.
The Historic Zoning Commission on Jan. 15 approved a revised preservation-permit request for 3609 Westbrook Avenue that included foundation replacement, sensitive siding work, selective changes to window openings for egress on one side, and retention of a two-foot dormer inset on the addition.
Staff said the property, a circa 1914 bungalow in the Richland West End overlay, has documented foundation problems and submitted an engineer's report recommending replacement in portions of the foundation. Staffnoted a third-party reviewer affirmed the engineer's findings. The commission approved foundation replacement on the front facade and portions of the left-side elevation subject to a shoring plan and inspection prior to foundation work, and a condition that the foundation height not be increased.
The applicant proposed carefully removing historic siding, adding sheathing and reinstalling the original siding where feasible; staff recommended preservation of mitered corners as a character-defining detail. Staff also approved increasing the height of window openings on the left-side elevation to meet egress requirements, but did not recommend increasing the taller openings on the right-side gable because they would be taller than other second-story windows. The project team discussed using casement windows or slightly taller double-hung windows to meet egress while maintaining rhythm and proportion.
On the addition, staff had recommended retaining a two-foot inset for a dormer to distinguish the addition from the historic house; the applicant requested a one-foot inset to gain additional usable space. After discussion about interior bedroom sizes and egress, commissioners accepted the one-foot inset for the dormer for safety/egress reasons while emphasizing the design should remain subordinate to the historic house. The motion to approve staff recommendations (with agreed clarifications for egress and siding details) passed with four concurring votes.
Staff will require documentation of the shoring plan and inspections before foundation work proceeds, and final material choices and window details will be reviewed and approved by staff.
