926 N Street

To guide tonight discussion I would like to provide two pieces of information zoning and historic.  The Architect and Property owner will be in attendance with new drawings for our review and comment.

As a matter of right in a C2A zone:

** Can build to 50 feet in height with no limit to the number of stories.

** Can occupy 60% to 100% of the lot depending on the use

** I think the lot size is about 8000 square feet.  If so they can build a 20,000 square foot building of that 12,000 square feet can be for C2A use.  (This reflects a FAR of 2.5 with 1.5 for C2A)

** I will bring a list of C2A uses that are a matter or right.  These are detailed in section 721 of the code.

** Since it is in an Historic District they do not have to provide any parking.

** The existing building is not a contributing historic structure, so it can be torn down.

If the proposal complies with the things above, we do not have a say.  If they propose commercial uses that aren't a “matter of right” than they will have to get a variance which will give us a say.

There is an HPO publication on New Construction in Historic Districts and this is where we do have an input that we can provide direct to the Architect and Owner tonight as well as though the ANC to HPRB.

The key to the design of a new building that enhances the existing environment is its compatibility with neighboring buildings.  Compatibility is achieved through careful attention to the following design principles:

**Setback - Respecting the existing setback is important when locating a new building in a historic district

**Orientation - The orientation should respect that of its existing neighbors, that is face the street.

**Scale - should respect the prevailing human scale of other buildings in the neighborhood

**Proportion - Should be compatible with that of its neighbors.  Think in terms of the relative proportion, size, location of windows and doors in the existing Victorians that surround it.

**Rhythm - Heights of roofs, cornices, towers and other projections establish a rhythm of the street.

**Massing - Matching the general bay front design of the existing buildings on the street

**Height - Should not be significantly higher or lower than its neighbors

**Materials - Since all the buildings on this street are made of brick, the new building needs to respect that including size, texture and finish (glazed vs unglazed, etc.)

**Color of materials should complement those of surrounding buildings

**Roof shape, should be consistent

**Details and Ornamentation - a contemporary interpretation of historic details and ornamentation can be a good way to differentiate a new from a historic building