Potential Hollin Hills HOD- Work Group Meeting #1
Transcript of Potential Hollin Hills HOD- Work Group Meeting #1
Potential
Hollin Hills HOD-
Work Group Meeting #1
April 23, 2019
Mount Vernon Supervisor’s Office
Fairfax County Department of Planning and
Zoning
Laura Arseneau, Nicole Brannan
and Leanna O’Donnell
Agenda Welcome
Binders/Notebooks
Work Group Role/Staff Role
Background/ History
Staff and Work Group Analysis Role
Task #1 Defining Significant Features of Neighborhood
Public Comment
Next meeting
Date
Chair
Homework
Binder Materials-
Work Group Roles and Responsibilities
Work Group Responsibilities
Appoint chair
Liaison between community and staff
Provide community opinion and feedback for staff
Time commitment- Monthly meetings, more if needed
Staff Responsibilities
Lead and Coordinate Work Group Meetings
Coordinate technical work
Interagency discussions
Administrative Staff Report issues- timing of public hearings, needs for staff report
Binder Materials-
Supplemental Materials
Draft Maps
Z.O. 7-200 Historic Overlay Districts and
19-300 Architectural Review Board
Example of Existing HOD-Lake Anne-
ZO Appendix
Design Guidelines
Map
National Register Nomination Hollin Hills
Resource List
Binder Materials-
Supplemental Materials
Draft Maps
Z.O. 7-200 Historic Overlay Districts and
19-300 Architectural Review Board
Example of Existing HOD-Lake Anne-
ZO Appendix
Design Guidelines
Map
National Register Nomination Hollin Hills
Resource List
History of Hollin Hills/
Staff and Work Group Tasks
Hollin Hills National Register Significance Significance of Hollin
Hills Subdivision
Modern architectural style- Charles Goodman and Robert Davenport
Land design significance
National Register Historic District listing-September 30, 2013
County Inventory of Historic Sites listing-September 12, 1972
Sherwood Hall Lane
Fort Hunt RoadAnnotated by
county staff
3/11/19
Staff and Work Group Analysis
Section 7-203.3 of the Zoning Ordinance:
Staff “shall prepare and submit a report to the Planning Commission and Board of Supervisors evaluating the proposal to establish a Historic Overlay District.” Including:
1. Analysis of current conditions
2. Description of individual structures, present trends, conditions and desirable objectives for preservation
3. Description of existing structures and uses likely to have an adverse effect on desired character
Staff and Work Group Analysis (cont.)
Section 7-203.3 of the Zoning
Ordinance:
4. Analysis of archaeological features and
sites
5. Identification of HOD boundaries
6. Recommendations concerning detailed
regulations to be applied within the
district
New Zoning Ordinance Appendix
(regulatory)
What does HOD Designation do?
It does not apply to interior alterations.
Existing renovations can remain
Underlying rezoning (R-2) remains in place
Deeds, covenants and DRC roles remain the same
ARB approval would be required before a building permit can be
issued and applies primarily to larger, exterior renovations,
construction or demolition
What requires a building permit?*,** (Partial List)
A permit IS required for... A permit IS NOT required for...
New buildings, additions and structures Fences
Porches and decks (including alterations to
existing)
Residential window replacements
Sheds and playhouses over 256 square feet Residential door replacements
Swimming pools Gutters
Retaining walls over 3 feet Playground equipment
New exterior stairs or stoops On-grade patios (including wood patios)
Demolition of buildings and structures Driveways
* Please visit the Land Development Services Webpage for a complete list
** Alterations for ARB review may be added or removed from this list pending the staff analysis and Work Group
determinations if a HOD is recommended
Work Group Meeting #1 Task-
Defining Significant Features of
Neighborhood
Defining Significant Features of Neighborhood
Why?
What makes Hollin Hills unique?
What are some attributes that most of the homes share?
What visual elements demonstrate that you know this house belongs in Hollin Hills?
County Permitting process- reviewing exterior additions that require permits
Relation to overall analysis
Item #2 for ZO Sect. 7-300- Identification of historic, architectural, or cultural significance of building structures and sites to be protected
Determine which buildings are contributing – ie have features that are representative of the original design (windows, chimneys, low roof lines
Determine which buildings are non-contributing
Creates a sort of checklist to see if homes meet criteria to be in potential HOD
Creates a baseline of how to analyze if newer additions add or detract from visual features of home
Hollin Hills Significance- NR/Staff Analysis
Sculptural chimney and masonry end walls
Large exposures of glass/windows
Roof shape
Height of buildings
Landscape
“Modern Movement”: clarity and rationality of design, clean lines, generally cubic shapes, and a conscious renunciation of all historical references
Examples Hollin Hills Unit Types
Unit #1• Split level house, often viewed as
three levels depending on the slope
of the site
• First two levels predominantly
masonry with concrete-block walls,
optionally faced in brick
• Upper level us wood frame and
cantilevered out beyond the brick
lower level, clad in 1” x 4” wood
siding
• Low-sloped gable roof or shed roofs
with wide overhanging eaves
• Large interior brick chimney rising
from the center
• Designed in 1949 and 24 Unit 1s and
it’s variations were constructed in HH
• Located in Section 1, along Rippon
Road, downhill on portions of Drury
Lane and along Paul Spring Road
Unit 1, variation, 1950. 1819 Drury Lane
Unit 1 Variations
Unit 1B-Primary split level model for the first sloped sites
• Banked into a sloping site
• Integrated into the landscape, it includes an upper-level terrace that extends from the living area through the glass doors
Unit 1BE
• Changes interior layout and provides an additional bedroom, bath and storage space on the uphill side of the living area
Unit 1B, 1949. 1805 Drury Lane
Unit #2
• Typically sited on a flat lot and is
a one-story building 25’ x 46’ and
could be enlarged up to 54’ by
adding 4’ increments
• Low-sloped gable roof with wide
overhanging eaves and has a
large brick chimney rising at the
end
• Inset corner porch includes
external storage closet
• Most popular of Goodman’s
designs with more than 202
constructed in HH
• The modular window first used in
Unit #1 became the basis for the
large window areas in No. 2.
Unit #2, 1952. 1904 Martha’s Road.
Unit #2, 1952. 1915 Martha’s Road
Variants• #2 Butterfly-with butterfly roof with tapered 4’
overhanging eaves
• Unit 2K4 included an addition four feet in the
kitchen or a 2K4B4 if another four feet were
added to the bedrooms
• Unit 2B42LB which is a longer model (2B4) of two
levels. It was designed to be placed diagonally
across sloping sites.
Unit #2 Butterfly, 1952. 2208 Martha’s Road.
Unit 2B42LB, 1952. 2108 Popkins Lane
Unit #4
• Two level, 1600 sq ft
• Smaller version of the 2B42LB (26’ x 34’)
• Also designed for sloped sites
• Large masonry fireplace replaced by much smaller chimney mass and moved to inside wall
Unit #5
• 31’ x 37 one story
• Flat roof
• 1100 sq ft
• Living and sleeping spaces arranged around a central mechanical core containing kitchen, bath and utility room
• The core contained a raised roof section to introduce light into the bath and hallways
• To accommodate the roof, Goodman designed an entirely new structural framing system
• This new method led Goodman to directly express the framing on the exterior elevations resulting in the distinctive “frame and infill” aesthetic of this new phase of HH Unit 5A, 1952. 7213 Beechwood
Road
Variants
• 5B is a two-level slightly
larger No. 5
• Built into the slope on a
cinder-block base
• Lower level had a wall of
glass toward the front
• Upper level cantilevered
above the lower base
• Two small entry decks
projected from both
sides of the house
Unit No. 5B. 2205 Paul Spring Rd.
Unit 5CS. 7401 Rebecca Drive
Unit 5CS. 7322 Rebecca Drive.
Variants cont.
• Took the basic 5B and enlarged the entry
decks and added another bedroom and
bath to the lower level
• Featured a distinctive single pitch roof
of modest slope
• Extremely wide overhang
• Banks of elongated window modules
along the highest rear wall
Hollin Hills Significance- YOUR Thoughts
Significant features
of Hollin Hills
Site visit/ Google
street view
3-5 architectural
features in common
3-5 defining site
features
Exercise/Case Study
Paul Spring Road
Apply “checklist” to determine if each property on Paul Spring is contributing
or non-contributing
House-by-House approach/discussion
Look at site visit photo:
Compare to 2006 National Register file pictures
Compare to original floorplan (building permits)
Next Steps
Public Comment
Sign up for List Serve
Finalizing defining architectural features of each property/ “check-list”
Analysis of each property
Defining the boundaries
Next meeting
Spring 2019
• 1st
Community meeting
• Establish work group
Summer/Fall 2019
• Work group meetings
• Review by boards/agencies
Fall 2019
• Draft Recommendations
• 2nd
Community Meeting
• Response Period for Comments
1st Quarter
2020
• Planning Commission and Board of Supervisors Public Hearings
Timeline/Schedule Review
Potential
Location of
Potential HOD
and current
NR
Nomination
Boundary
Sherwood Hall Lane
Fort Hunt RoadAnnotated by
county staff
3/11/19