D/DRC Case 2313 Marion Street - TMS# 09113-12-17 Cottontown/Bellevue Architectural Conservation District
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D/DRC Case 2313 Marion Street Cottontown/Bellevue Architectural Conservation District TMS# 09113-12-17
DESIGN/DEVELOPMENT REVIEW COMMISSION
DESIGN REVIEW DISTRICT
HISTORIC AGENDA
EVALUATION SHEET
Case #2
ADDRESS: Vacant lot, adjacent to 2317 Marion Street
APPLICANT: Michael Haigler, Architect
TAX MAP REFERENCE: TMS# 09113-12-17
USE OF PROPERTY: Vacant, Residential
REVIEW DISTRICT: Cottontown/Bellevue Architectural Conservation District, -DP
NATURE OF REQUEST: New construction and site improvements
FINDINGS/COMMENTS:
This is a proposal for new construction of a two story, single family residence and site
improvements on an abnormally shaped vacant lot along Marion Street in the
Cottontown/Bellevue Architectural Conservation District. This proposed structure will be situated
between a one story, Craftsman style bungalow on the right and a two-story non-contributing,
multifamily structure on the left. Due to existing site conditions, staff has focused comments on the
front half of the structure, which is what will be visible from the public right of way. The angle of
the right lot line will reduce the visibility of the rear portion of the right elevation and the left lot
line currently has a significant amount of foliage, obscuring the visibility of the rear portion of the
left elevation. It should be noted that were these portions of the structure visible, they would not be
compatible with the guidelines.
The project was before the Commission for an informational presentation in August and was
formally presented for review last month. Per staff recommendation, the project was deferred to
allow the applicant time to further refine the plans per the staff recommendations. The applicant
has incorporated some of the feedback from the Commission and staff, including altering the
massing, which has positively impacted the compatibility of both the size and scale, as well as
several aspects of the roof shape. Staff still has several outstanding concerns related to the roof
shape/form, as well as the rhythm of openings and sense of entry. As staff has previously stated in
new construction does not necessarily need to be duplicative, but it should be consistent with
historic examples of its chosen style in the district. Ensuring that new buildings reflect the character
of the district is an essential function of new construction review. This does leave room for
distinguishing characteristics to allow new structures to be appreciated for both their compatibility
with the district and contemporary design. However, the primary task of the Commission is to
determine whether a new construction proposal meets the guidelines and if it is compatible with
patterns in the district. Based on the changes made by the applicant, staff is recommending the
project be approved with several conditions. Staff is also requesting that the D/DRC leave only the
review of the materials to staff for final review.
McNish 1 October 2020
PERTINENT SECTIONS FROM THE GUIDELINES:
SECTION V: GUIDELINES FOR NEW CONSTRUCTION
1. Height: The characteristic height in Cottontown/Bellevue is 1 to 2 stories. Construct new buildings to a
height that is compatible with the height of surrounding historic buildings.
While the contributing structures in the immediate context of the vacant lot are one
story, the proposed structure is two stories, rising several feet above the adjacent
bungalow. Ideally, a new structure would be consistent in height with the adjacent
contributing structure, however, the proposed height is compatible with this
guideline.
2. Size and Scale: The size and scale of a new building shall be visually compatible with surrounding buildings.
In the plans previously reviewed by the Commission, the side facing gable at the
front of the structure did not extend across the width of the façade, which the
applicant has adjusted per the staff recommendation. This change included
widening the structure to 29 feet, which is closer to the average 35-foot width found
on this section of Marion Street. By adjusting the width of the structure and
presenting a consistent mass across the façade, the building now takes full advantage
of the sense of size and scale that the width can provide. Therefore, staff finds that
the alteration to plans help the proposal better meet this guideline.
3. Massing: Arrange the mass of a new building (the relationship of solid components (ex. Walls, columns,
etc.) to open spaces (ex. Windows, doors, arches)) so that it is compatible with existing historic buildings on
the block or street.
The massing of the majority of structures in Cottontown is simple, which is the case
along this section of Marion Street. The applicant has simplified the massing
significantly by extending the side facing gable across the width of the façade. This
allows the hip roof portion of the structure at the rear to step in at necessary
intervals, while remaining relatively simple in its massing. This form is similar to
other contributing historic structures in the district and staff finds the massing
meets this guideline.
4. Directional Expression: Site the entrance of the building so that it is compatible with surrounding buildings.
The main entry is oriented correctly toward the street, meeting this guideline,
however due to the presence of the two French doors on the façade, the strength of
the main entry is diminished.
5. Setback: Locate the new building on the site so that the distance of the structure from the right of way is
similar to adjacent structures.
The setback of the proposed structure is consistent with the adjacent contributing
property, meeting this guideline.
6. Sense of Entry: Place the main entrance and the associated architectural elements (porches, steps, etc.) so that
they are compatible to surrounding structures. The main entrance shall be constructed with covered porches,
porticos or other architectural forms that are found on historic structures on the block or street.
Historic structures in Cottontown have strong senses of entry, with the primary
entry clearly delineated on the façade. The proposed structure has three doors on
the façade, two French doors on the left side of the structure and the primary
entrance on the righthand side. These three doors are the only openings on the first
story. While duplexes often have both of their entry doors on the façade, this is not
a pattern found historically on single family, Craftsman style residences in the
district. There are a few examples of French doors on the façades of minimal
traditional style buildings. While the guidelines do not dictate style, when the
structure conforms to style, it should be consistent with historic examples of that
McNish 2 October 2020
style found within the district. Staff finds that the additional doors confuse the sense
of entry for the structure and is not consistent with historic patterns in the district.
Therefore, the sense of the entry as proposed does not meet this guideline.
7. Rhythm of openings: Construct new buildings so that the relationship of width to height of windows and
doors, and the rhythm of solids (walls) to voids (door & window openings) are visually compatible with
historic buildings on the block or street. Maintain a similar ratio of height to width in the bays of the façade.
Many of the contributing structures in Cottontown are Craftsman style buildings
which feature an asymmetrical rhythm of openings. These contributing structures
typically have double hung windows in several sizes, one is generally a larger double
hung window that is the most frequently used on the structure, additional windows
include smaller double hung windows about half the height (typically found over
sinks) and narrower double hung windows used in conjunction with transom
windows. On this structure there are several types of openings that will be visible
including 36x66 double hung windows, French doors, a set of glass double doors,
and a triple window on the façade under the gable. The visible portions of the side
elevations feature a rhythm of openings that is largely compatible with historic
examples. The façade, however, is a significant departure from historic examples in
the district. The first story of the façade is dominated by the French doors, which
are not found on visible portions of structures of this style in the district. In
addition, the triple window on the second story is also not a feature found on
historic structures in the district. Staff recommends removing the French doors and
triple windows and replacing them with double hung windows in order to meet this
guideline.
8. Roof shape: Use roof shapes, pitches, and materials that are visually compatible with those of surrounding
buildings. Nearly all of the buildings in Cottontown/Bellevue have pitched roofs, with gable, hip or a
combination thereof as the predominant style.
Since the last meeting, the applicant has significantly altered the massing, which has
also informed the roof shape. Many of staff’s concerns have been addressed or
resolved as a result of this change, however when staff recommended extending the
gable across the width of the façade, the intention was to move the front facing
gable as well. While Craftsman style structures feature some asymmetry, two-story,
Craftsman style structures in the district do not typically have asymmetrical roof
features on the second story. A good example of this is 1403 Confederate Avenue, a
two story, Craftsman style structure, which includes a porte-cochere that creates
asymmetry on the façade. However, the small dormer on the second story is
centered on the main mass of the structure. From both a design and functionality
standpoint, staff is recommending that the front facing gable be centered on the
façade.
9. Outbuildings: Construct garage and storage buildings so that they reflect the character of the existing house
and are compatible in terms of height, scale, and roof shape. Place such buildings away from the primary
façade of the building. Do not allow outbuildings to obscure character-defining features of a building.
No outbuildings are proposed.
10. Materials, textures, and details: Use materials, textures, and architectural features that are visually
compatible with those of historic buildings on the block or street. When selecting architectural details,
consider the scale, placement, profile, and relief on details on surrounding structures for the basis of design
decisions. If horizontal siding is to be used, consider the board size, width of exposure, length, and trim
detail such as corner boards on adjacent historic structures for specifications of the new material.
McNish 3 October 2020
a. Entire house: Plastic, vinyl or PVC products are not permitted for any architectural
feature as these products are not visually compatible with historic materials.
b. Windows: The applicant is proposing 3/1 aluminum-clad wood windows. All
visible windows should have exterior muntins. Specifications for the windows
visible from the public right of way should be provided to staff for approval.
c. Walls: The elevations submitted to staff show horizontal cement fiberboard siding
with fascia, cornice, corner boards, and braces constructed of wood or cement
fiberboard products. The fiber cement siding should be smooth and a similar width
to historic examples of wood siding in the district to be consistent with this
standard. Further details on the braces should be provided to staff for approval.
d. Doors: Details have not been provided on the front door, but the design and
material should be submitted to staff for approval.
e. Porch: The proposed columns are square tapered wood or fiber cement on brick
piers. Simple balustrade and pickets have been incorporated between the columns.
Further information on the porch flooring material, material for the columns, and
design of the balustrade should be provided to staff for approval.
f. Trim and Details: Final details on the window and door trim and braces have not
been provided to staff, but they should be visually compatible with historic
examples in the district. Final material choices and specifications should be provided
to staff for approval.
g. Foundation: The house will feature a brick veneered foundation. The applicant has
not provided information on the color of the brick and mortar. These details should
be provided to staff for approval.
SECTION VIII: GUIDELINES FOR FENCES/WALLS AND DRIVEWAYS/PARKING
AREAS
1. Design a fence or wall so that it is compatible with the associated structure in design and materials.
The applicant is proposing a 6’ tall aluminum fence, the design and location are included on
the landscape plan for the property. While an aluminum fence, without brick piers, in a
highly visible location would not typically be permitted for a historic structure, for new
construction it is consistent with this guideline.
2. Fences shall be no more than 4’ in height in the front yard setback elevation and no more than 6’ on side
and rear elevations.
The proposed fence is 6’ in height and is located on the side elevations, which is consistent
with this guideline.
3. The following materials are not permitted for fences or walls in the front or secondary front yard: chain link,
vinyl; concrete block unless painted, stuccoed or veneered in brick; artificial siding material (ex. T-111,
corrugated metal).
The proposed fence is aluminum, which although generally not permitted for historic
structures, is a permitted fence material for new construction.
4. Driveways 12’ wide for the first 25’ in length.
The proposed driveway is approximately 12’, which is consistent with this guideline.
5. Parking must be placed in a location that has a minimal visual impact on the primary structure.
This driveway is located to the right of the proposed structure. While typically, driveways
would be required to be straight when viewed from the façade, rather than have a bend as
this one does, this lot presents unique circumstances. There is no room on the left side of
the lot and a driveway that runs straight from the street toward the rear of the lot would not
McNish 4 October 2020
be able to accommodate the two required off street parking spaces. For these reasons, staff
finds this variation from this standard to be permissible.
6. Appropriate materials for paved parking are: brick pavers, cobblestones, granite and concrete.
The proposed driveway is concrete with a brick border, which is consistent with this
guideline.
STAFF RECOMMENDATIONS:
Staff finds that the proposed new construction and site improvements at 2313 Marion are generally
compatible Section V and VIII of the Cottontown/Bellevue Architectural Conservation guidelines
and recommends granting a Certificate of Design Approval with the following conditions:
1. The front facing gable be centered on the façade;
2. The French doors be removed from the façade and replaced with double hung windows;
3. The triple windows on the second story of the façade be removed and replaced with double
hung windows with the final number and location of windows be worked out with staff;
4. Materials, textures, and details for the exterior of the structure to be submitted to staff for
approval;
5. All other details deferred to staff.
Streetscape to the right of the vacant lot (Google Maps)
Streetscape to the left of the vacant lot (Google Maps)
McNish 5 October 2020
Properties across the street from the vacant lot, the brick structure on the left side of the structure is immediately across
the street from the vacant lot (Google Maps)
An example of window types found on Craftsman style structures in the district, 1403 Confederate Ave (Google
Maps)
McNish 6 October 2020
THE FOLLOWING INFORMATION WAS SUBMITTED BY THE APPLICANT
Visible from the Street NOT Visible from the Street
12
3.5
12 12 12
12 12 12 36x66
72x20
36x66 36x66 36x66
72x24 72x24
36x66 36x66 36x66
72x60
Rushing Residence
Columbia SC 29205
Exterior Elevations
2313 Marion St.
Example of Front Elevation North Side Elevation Rear Elevation
(Showing Staff Window Recommendations)
Visibility blocked by Trees & Shrubbery Visible from the Street
Sheet Title:
Project:
12
12
72x20
36x66 36x66 36x66
MICHAEL HAIGLER, NCARB
36x66 36x66
72x60 72x60 72x60
South Side Elevation
Columbia, South Carolina 29210
mhaigler@earthlink.net
1529 Elm Abode Terrace
Mobile: 803 318-3089
Tel/Fax: 803 772-5261
Architect
Maximum Building Height Allowed - 40'-0"
12 12
12 12
26'-2"
Drawn by MWH
5'-6" Project # 2020.4
Date 8/27/20
50'-0"
Revisions: 9/28/20
Street Front Elevation
Sheet A2.0
___ of ___
5'-0" 5'-0"
Side Side
Setback Setback
Spa
Fountain
Pool
Pool Patio
20'-7" 20'-7"
Site, Roof, & Floor Plans
Roof
Rushing Residence
Columbia SC 29205
Terrace
16'-0"
Living
2313 Marion St.
24'-1"
30'-1"
30'-8"
14'-8"
Sheet Title:
Master 7'-6 1/2"
Bedroom Dining
5'-0"
21'-6 1/2"
Project:
4'-0" 2'-0"
Bookshelves (under)
Stairs
Down Pantry
13'-11"
Landing
D/W
6'-5 1/2"
Master
MICHAEL HAIGLER, NCARB
Bath Kitchen
23'-2"
23'-7"
Ref
Existing Fence/Gate
W D
13'-4" Stairs
Adjacent House
10'-3"
10'-3"
Master Up
Closet Laundry Library
Columbia, South Carolina 29210
(Approx Locations)
Powder Foyer
6"
mhaigler@earthlink.net
1529 Elm Abode Terrace
Mobile: 803 318-3089
Tel/Fax: 803 772-5261
Coffee
Bath 1
14'-11"
14'-11"
14'-11"
Architect
Guest Bedroom 2
Optional
23'-4"
Bath 2
Guest 1
Closet
Front Porch
29'-2" Adjacent Porch
8'-0"
25'-0"
10'-0"
29'-2"
Property Lines
50'-0"
Drawn by MWH
Marion St. Project # 2020.4
North Side Sight Line Date 9/28/20
Revisions:
1 Roof Plan 2 Second Floor Plan 3 First Floor/Site Plan
1/8" = 1'-0" 1/8" = 1'-0" 1,210 s.f. 1/8" = 1'-0"
Lot Coverage Calcs:
1,545 s.f. Sheet A1.0
Lot: 5,250 s.f.
___ of ___
40% Allowed: 2,100 sf
Proposed: 1,944 sfLeft: 1324 Confederate Ave
Right: 2413 Marion Street Staff Note: Home is minimal traditional, and the French doors cannot be confirmed as
original features
Left: 2301 Marion Street Right: 2407 Sumter Street
Left: 2421 Marion Street Staff Note: This structure is non-contributing
Right: 2325 Marion Street Staff Note: This is another minimal traditional home with French doors, please note it
is not a Craftsman style structure
Photos Submitted by the ApplicantLeft: 1401 Confederate Ave Right: 1306 Confederate Ave
Left: 2306-2308 Sumter Street Right: 2323 Wallace Street
1414 Victoria Street Staff Note: Please note the shed roof is used over a projection which is approximately 1’ by 6’
Photos Submitted by the Applicant1400 Geiger Ave 2307 Marion Street, structure to the left of the site. Photos Submitted by the Applicant
2317 Marion Street, structure to the right of the site.
Photos Submitted by the ApplicantPLANS PRESENTED AT THE SEPTEMBER 2020 MEETING
5'-0" 5'-0"
Side Side
Setback Setback
PLANS Spa
Fountain
PRESENTED AT
THE
SEPTEMBER Pool
2020 MEETING
Pool Patio
20'-7" 20'-7"
Site, Roof, & Floor Plans
Roof
Rushing Residence
Columbia SC 29205
Terrace
16'-0"
Living
2313 Marion St.
24'-1"
30'-1"
30'-8"
14'-8"
Sheet Title:
Master 7'-6 1/2"
Bedroom Dining
5'-0"
21'-6 1/2"
Project:
4'-0" 2'-0"
Bookshelves (under)
Stairs
Down Pantry
13'-11"
Landing
D/W
6'-5 1/2"
Master
MICHAEL HAIGLER, NCARB
Bath Kitchen
23'-7"
Ref
Existing Fence/Gate
W D
33'-6"
13'-4" Stairs
Adjacent House
10'-3"
10'-3"
Master Up
Closet Laundry Library
Columbia, South Carolina 29210
(Approx Locations)
Powder Foyer
mhaigler@earthlink.net
1529 Elm Abode Terrace
Mobile: 803 318-3089
Tel/Fax: 803 772-5261
Coffee
12'-2"
Bath 1
14'-11"
14'-11"
14'-11"
Architect
Guest Bedroom 2
19'-8"
Optional
Bath 2
Guest 1
5'-0"
Closet
Front Porch
23'-1" 5'-0" Adjacent Porch
8'-0"
25'-0"
5'-6" 23'-1"
10'-0"
Property Lines
50'-0"
Drawn by MWH
Marion St. Project # 2020.4
North Side Sight Line Date 8/26/20
Revisions:
1 Roof Plan 2 Second Floor Plan 3 First Floor/Site Plan
1/8" = 1'-0" 1/8" = 1'-0" 1,210 s.f. 1/8" = 1'-0"
Lot Coverage Calcs:
1,545 s.f. Sheet A1.0
Lot: 5,250 s.f.
___ of ___
40% Allowed: 2,100 sf
Proposed: 1,944 sfPLANS
PRESENTED AT
THE
SEPTEMBER
2020 MEETING Visible from the Street NOT Visible from the Street
12
12
3.5
3.5
12 12 12
12 12 12 36x66
72x20
36x66 36x66 36x66
72x24 72x24
36x66 36x66 36x66
72x60
Rushing Residence
Columbia SC 29205
Exterior Elevations
2313 Marion St.
Front Elevation North Side Elevation Rear Elevation
Visibility blocked by Trees & Shrubbery Visible from the Street
Sheet Title:
Project:
12
12
72x20
36x66 36x66 36x66
MICHAEL HAIGLER, NCARB
36x66 36x66
72x60 72x60 72x60
South Side Elevation
Columbia, South Carolina 29210
mhaigler@earthlink.net
1529 Elm Abode Terrace
Mobile: 803 318-3089
Tel/Fax: 803 772-5261
Architect
Maximum Building Height Allowed - 40'-0"
12 12
12 12
26'-2"
Drawn by MWH
5'-6" Project # 2020.4
Date 8/27/20
50'-0"
Revisions:
Street Front Elevation
Sheet A2.0
___ of ___PLANS PRESENTED IN AN
INFORMATIONAL SESSION AT THE
AUGUST 2020 MEETING5'-0" 5'-0"
Side Side
Setback Setback
PRESENTED IN AN Spa
Fountain
INFORMATIONAL
SESSION
AUGUST 2020
Pool
Pool Patio
20'-7" 20'-7"
Site, Roof, & Floor Plans
Roof Roof
Rushing Residence
Columbia SC 29205
Terrace Terrace
16'-0"
Living
2313 Marion St.
24'-1"
30'-1"
30'-8"
14'-8"
Sheet Title:
Master 7'-6 1/2"
Bedroom Dining
5'-0"
21'-6 1/2"
Project:
4'-0" 2'-0"
Bookshelves (under)
Stairs Stairs
Down Down Pantry
13'-11"
Landing
D/W
6'-5 1/2"
Master
MICHAEL HAIGLER, NCARB
Bath Kitchen
23'-7"
Ref
W D
33'-6"
13'-4" Stairs
10'-3"
10'-3"
Master Up
Closet Laundry Library
Columbia, South Carolina 29210
Powder Foyer
mhaigler@earthlink.net
1529 Elm Abode Terrace
Mobile: 803 318-3089
Tel/Fax: 803 772-5261
Coffee
12'-2"
Bath 1
14'-11"
14'-11"
14'-11"
Architect
Guest Bedroom 2
19'-8"
Optional Existing Fence
Bath 2
Guest 1
5'-0"
Adjacent House
Closet
Front Porch
23'-1" 5'-0"
8'-0"
25'-0"
5'-6" 23'-1"
10'-0"
Property Lines
50'-0"
Drawn by MWH
Marion St. Project # 2020.4
North Side Sight Line Date 7/29/20
Revisions:
1 Roof Plan 2 Second Floor Plan 3 First Floor/Site Plan
1/8" = 1'-0" 1/8" = 1'-0" 1,210 s.f. 1/8" = 1'-0"
Lot Coverage Calcs:
1,545 s.f. Sheet A1.0
Lot: 5,250 s.f.
___ of ___
40% Allowed: 2,100 sf
Proposed: 1,944 sfYou can also read
