Board favors larger hyphen and preservation-minded approach for addition to 83 South Riverview Street

The Architectural Review Board provided nonbinding feedback on a proposed addition to 83 South Riverview Street, a landmark property in Dublin's historic residential district. Applicant Jeffrey Hamm presented two design options and staff and board members discussed roof pitch, dormer windows, hyphen length and materials to ensure the addition remains subordinate to the historic structure.

Jeffrey Hamm, representing the property, described the home's layered history — the main 1820s/1830s core, an early kitchen wing and a later 1930s concrete addition — and explained the family's objective to add a modest footprint with a first-floor primary suite and improved kitchen and accessibility. "Our thinking on that has changed," Hamm said during his presentation, later explaining the goal is to "have the smallest footprint addition that we can actually fit on the house that fits our needs." He told the board the family prefers minimizing backyard sprawl and retaining as much of the site's historic character as possible.

Staff summary and board priorities Planning staff presented two illustrative options for massing and said both would require a waiver for structure coverage if the shed and other accessory structures are retained. Staff noted some surviving details of the former open porch on the 1930s addition (trim and notches consistent with an earlier porch) that could inform the design. Staff asked the board for guidance on roof pitches, dormer proportion, window orientation and materials.

Board members generally expressed a preference for the more articulated option that creates an L-shaped massing and a longer hyphen separating the new work from the historic core. Several members said a longer hyphen better preserves the perception of the original house and makes the addition feel subordinate. Concerns and guidance from the board included: - Roof pitch and complexity: Board members asked the applicant to simplify roof forms where possible and to keep the historic porch roof as low as practical while ensuring proper water shedding and long-term performance. Staff noted some roofing types have minimum pitch requirements for watertight details. - Dormer windows: The board urged the applicant to avoid strongly horizontal window configurations in dormers; vertical window proportions are preferred where feasible. - Hyphen: A longer hyphen (option 1) was favored to create separation between old and new and maintain the original house's visual primacy. - Materials: Staff recommended simpler siding treatments customary for historic additions (historically lap siding), although the applicant proposed combinations including shingles and board-and-batten to distinguish new construction. The board asked the applicant to simplify materials so the original stone facade remains the visual focal point.

Existing 1930s addition and demolition concerns The applicant and his father explained why they plan to retain the concrete-block 1930s addition rather than demolish it immediately: removal would require excavation adjacent to the original stone foundation and likely underpinning or retaining-wall work that could be costly and risk the historic foundation's stability. The applicant said contractors are being engaged to price demolition and retaining-wall work, and demolition remains an eventual goal if safe and affordable. Board members asked staff to require specific temporary-cladding details to avoid the structure becoming an attractive nuisance if it remains in place during construction.

Next steps Because this was an informal review, no vote was taken. Staff will work with the applicant on revised drawings that respond to board direction on roof simplification, dormer/window proportions, hyphen expression, and material choices. The board indicated it would be open to granting required waivers for coverage and roof pitch if the final design shows the addition is subordinate and preserves visible historic fabric.

Provenance: Discussion began with the applicant's presentation of the property's history and two options, and the conversation concluded with board members expressing preferences and directing staff/applicant to refine roof pitches, dormers, hyphen length and materials.