Page 1 of 12
STAFF REPORT:
APPLICATION FOR COA
Bowling Green/ Warren County
Historic Preservation Board
1141 State Street
Bowling Green, KY 42101
DATE OF HEARING:
August 25, 2016
DOCKET NUMBER:
2016-16-COA
LOCATION:
1302 Chestnut Street
HISTORIC DISTRICT:
College Hill
PVA PARCEL
NUMBER:
040B-02-080
CURRENT ZONING:
RM-3
HISTORIC RESOURCE SURVEY NUMBER:
WA-B-0182
APPLICANT’S NAME:
Gary R. Larkin
1302 Chestnut Street
Bowling Green, KY 42101
OWNER’S NAME:
Gary R. Larkin
1302 Chestnut Street
Bowling Green, KY 42101
BUILDING DESCIPTION: The structure located at 1302 Chestnut Street, also known as the
Farnsworth House, was completed in 1908 in Queen Anne style on land that was referred to as
Smallhouse Lawn. The house was built for Mr. and Mrs. Joseph Farnsworth by contractor Charles
H. Smith. It is two-stories, brick, with a corner octagonal bay, rough-cut stone lintels, a Palladian
window over the main entrance, and a side passage. At the time of construction, there was no
dedicated 13th Avenue. That street, which currently abuts the house on the southeast side, was cut
about five years after the house was built. One of the Farnsworths’ daughters, Louise Farnsworth,
lived in the house until her death in 2002 at the age of 102, after which the house was sold at
auction.
In 2003, then-owner Gary P. West obtained a façade grant from Renaissance Kentucky. The project
included restoring the wrap-around front porch and its Corinthian columns; repairing a stone
lintel; repairing the front door with its leaded glass originally imported from Florence, Italy; and
repainting the front and side facades.
In February 2013, then-owner Kate Bonner obtained a Certificate of Appropriateness for a six-foot
wood privacy fence to extend from the back of the property to the southeast corner of the back
porch. The new fence matched the fence that already existed along the back of the property.
The house is currently being used as a single-family residence.
Page 2 of 12
PHOTOGRAPHS
Front of House at 1302 Chestnut Street
Fence on SE side of House at 1302 Chestnut Street
Southeast side of House at 1302 Chestnut Street
Parking on SE side of House at 1302 Chestnut Street
Page 3 of 12
HISTORIC PRESERVATION DESIGN GUIDELINES, 2015
SECTION 5.03 RESIDENTIAL DESIGN (NEW CONSTRUCTION)
A)
Size & Setting
1) In the residential area infill, new construction shall reflect its period. Historic reproductions
are to be avoided. (NOTE: Direct replication of historic designs should be avoided. The
reproduction of historic styles will blur the line between which structures are genuinely
historic and which are new. Appropriate new construction in historic residential areas
repeats the basic elements inherent in the district but creates different forms of
expression.)
2) Historic buildings which have been clearly documented (original floor plans, drawings, or
photographs) may be reconstructed on the original site.
3) Reconstructed buildings should be constructed with materials, details, and decorative
features to match or closely approximate the original building.
4) Reconstructed buildings must be compatible with other structures in the neighborhood.
5) Reconstructed buildings must be clearly designated so as not to misrepresent them as
being historic.
6) New structures should be compatible in height with adjacent structures and should not
vary more than 10% from the average building height along the block.
7) New structures in residential areas should have foundation heights of at least one foot
above grade on the primary façade and should be within 10% of the average foundation
height on adjacent structures.
8) No building should be constructed at grade in the historic areas.
9) The foundation level on brick structures should be delineated by some type of belt course.
B)
Floor-to-Ceiling Heights
1) Floor to ceiling heights in new buildings should be compatible with those in adjacent
structures.
C)
Primary Entrances
1) Primary entrances should be located on the primary façade of new buildings constructed in
Bowling Green and Warren County. The entrance on the main or street façade must have
proportions and detailing that gives it the appearance of being the primary entrance.
2) New buildings on corner lots may have entrances located on both street facades. However,
the main entrance should be placed on the facade which is considered to be the primary or
dominant façade.
Page 4 of 12
HISTORIC PRESERVATION DESIGN GUIDELINES, 2015 (Continued)
3) New dwellings may also have entrances on secondary facades, and in some cases these
entrances may be the most heavily used. (NOTE: Historic residences in Bowling Green were
built with the main or primary entrance on the street façade. This pattern should be
preserved on new structures.)
D)
Doors & Windows
1) The rhythm and spacing of window and door openings in new residences must be
consistent with that of adjacent historic structures.
2) There should be no blank or “dead” space in the primary façade.
3) Window and door openings should not exceed the height and width ratios of adjacent
buildings by more than ten percent 10%.
4) If window shutters are desired, they should meet the size and configuration guidelines set
forth in the window guidelines.
E)
Roof forms & Orientation
1) Flat, shed, or mansard roofs should not be constructed in Bowling Green historic districts.
2) Roof slope ratio should be a minimum of 6:12 and a maximum of 12:12. Roof eaves should
be at least eight inches deep.
3) Ridge lines should be parallel to the street. Gable front houses are not appropriate.
4) New construction should follow the roof forms and orientation of adjacent buildings.
F)
Materials for New Construction
1) Frame and brick construction are both appropriate in Bowling Green historic districts.
2) Artificial siding on newly constructed frame buildings is inappropriate. Appropriate siding
materials include weatherboard, clapboard, or shiplap siding, four to six inches wide.
3) New buildings of brick construction should be compatible with historic buildings in the
neighborhood. Mortar joints, brick size and scale, color, and texture should be consistent.
4) Oversized or undersized bricks, light colored or patterned brick, or unusually wide or
narrow mortar joints should not be used.
5) Other masonry materials such as concrete, stone veneers, i.e. permastone, or aggregate
and stucco mixtures should not be used.
6) Porch columns, railings, and details should be wood or brick.
7) Foundations may be brick, stone, or concrete. If concrete blocks are used they should be
painted or covered with stucco.
Page 5 of 12
HISTORIC PRESERVATION DESIGN GUIDELINES, 2015 (Continued)
8) Asphalt shingles and metal standing seam are acceptable roof materials. Wood shingle
roofs should not be added.
9) Vinyl siding, drivit, aluminum siding, and other synthetic siding materials are not
compatible with the historic neighborhood and should not be used in new construction.
G)
Additions
1) Contemporary additions may be made to rear facades and secondary facades not readily
visible from the street, but not to primary facades.
2) Additions should be contemporary but compatible with the building. An addition should
not be an imitation of the original building and should not have reproduced historic details.
3) Additions should not overwhelm or dominate the original structure. The square footage of
additions should be limited to no more than 50% of the square footage of the original
structure.
4) Additions should be compatible in height, and no part of the addition’s roofline should
project higher than the roofline of the original building.
5) An addition may have different siding materials, windows and door arrangement, roof form
and pitch, and massing to distinguish is from the original building.
6) The construction of wood or brick decks on rear facades or secondary facades not readily
visible from the street is acceptable.
Page 6 of 12
WARREN COUNTY ZONING ORDINANCE
SECTION 4.4.5 SINGLE FAMILY RESIDENTIAL DISTRICTS, GENERAL RESIDENTIAL
DEVELOPMENT STANDARDS
A)
PROPERTY DEVELOPMENT STANDARDS
Only one principal residential unit shall be allowed per platted lot in the R-E, RR, and RS
districts. Development in each District shall comply with the general residential
development standards in the following table:
RR
Lot Area (min sf)
Public Sewer
Septic System
2 acres 43,560
2 acres 43,560
RS-1A RS-1B RS-1C RS-1D
MHP
12,000
N/A
10,000
N/A
8,000
N/A
5,000
N/A
*217,800
N/A
Lot Width (min at bldg line)
100
100
85
75
60
50
50
Lot Frontage (min)
Public Street
Cul-de-sac (bulb only)
50
40
50
40
50
40
50
40
50
32
50
32
50
40
30%
30%
40%
50%
60%
70%
N/A
Setbacks (min)
Front Yard
Side Yard
Rear Yard
Accessory Structure
25
25
25
5
25
10
10
5
25
10
10
5
25
7.5
10
5
25
7.5
10
5
25
5
10
5
50*
25*
25*
5
Height (max)
35
42
42
42
42
42
35
Lot Coverage (max)
See Sec. 1.13 for Fire Protection Requirements.
Fire Protection Required?
Parking spaces required
B)
R-E
2
2
2
2
2
2
2
ACCESSORY STRUCTURES
Accessory buildings, except as otherwise permitted by this Ordinance, shall require a
building permit and shall be subject to the following regulations in all single family
districts:
1) No accessory building or structure shall extend beyond the front of the principal
structure, excluding fences 4 feet or less in height.
2) When a corner lot adjoins another lot in the rear which is used for residential purposes,
no accessory building or structure shall extend beyond the front of the principal
structure or be nearer to the side street than the depth of any required front yard for a
dwelling along such side street, again excluding fences 4 feet or less in height.
Page 7 of 12
3) An accessory building may not exceed the height of the principal structure.
4) The total area of all accessory buildings shall not exceed the floor area of the principal
building.
5) No detached accessory building including, but not limited to smokehouses and fire pits,
shall be located closer than 10 feet to any principal building, and may require greater
separation when requested by the Fire Marshal/Building Inspector.
6) An accessory building may be connected to the principal building by a breezeway or
other similar structure but shall not project nearer the side lot line than the minimum
side yard required for the main building. An accessory building located on a through lot
shall conform to the required building setback line set forth for the District.
7) Accessory buildings/structures shall be permanently affixed to the ground and shall not
include mobile home, bus, travel trailer, RV, trailer, cooler, vehicle or freight container.
8) Fences. For the purpose of determining yard setback, the accessory setback shall not
apply to fences.
9) No accessory structure that is not designated to breakway on impact shall be permitted
in or extended over a public right-of-way or utility easement without the express
written consent of the controlling jurisdiction or utility company. Such structures
incluude, but are not limited to, rock or brick mailbox structures.
SECTION 4.9.4 DEVELOPMENT STANDARDS – COLLEGE HILL LOCAL HISTORIC DISTRICT
Buildings should reflect an individual design that has considered the architectural and historic
character of surrounding development. For all developments within the overlay district, the
following technical standards apply:
A)
FENCES
All proposed fences within the Historic Overlay District must obtain a COA from the
Historic Preservation Board or staff.
1) Acceptable fence material shall be wood, brick, stone, aluminum and wrought iron and
must be appropriate and compatible with the architectural style and period of the
associate building.
2) Wood privacy fences and solid wall fences of wood or brick may be built to a height of
six feet on interior side and rear property lines. Such Fences shall be set back from the
plane of the front façade of the house.
3) Fences in front yards must be of a style that is compatible and appropriate for the style
of the house and street and must be of a maximum height of four feet. (A list of
appropriate fence styles, materials is included in the design guidelines.)
4) New retaining walls should be of BRICK or STONE and not of poured concrete, concrete
blocks, rusticated concrete block or railroad ties.
5) Vinyl fences, wooden split rail fences, and all chain-link fences are prohibited within the
Historic Overlay District.
Page 8 of 12
PROPOSED SCOPE OF WORK
The applicant is proposing the following new construction:
 Build a 30 x 24-foot structure on the 13th Avenue (southeast) side of the property. The
structure will include an oversized two-car garage with a second story to be used for
storage. The new building will not exceed the height of adjacent buildings and will be 23
feet tall. The siding will be either weatherboard, clapboard or shiplap, based on the
builder’s recommendations. Roofing will match the current home shingles. Windows will be
a design that is similar to the double-hung windows currently on the home. Steps at the
side of the new structure will be wood. Ductless units that will not require units that can be
seen from the road will be used for heating and cooling;
 Demolish wood fence currently encasing the driveway;
 Erect a 4-foot aluminum fence (wrought iron in appearance).
STAFF ANALYSIS
The Planning Commission staff reviewed the proposed project with the above guidelines. All of the
proposed alterations appear to be in compliance with the Historic Preservation Design Guidelines
and Warren County Zoning Ordinance.
ITEM OF CONCERN
 None.
Page 9 of 12
MOTIONS
Motion for Approval:
I make the motion to approve the application. My motion is based on the findings of fact as
presented in the Staff Report and testimony presented in this public hearing. The proposed
alterations work are in agreement with the adopted 2015 Bowling Green Historic Preservation
Design Guidelines and the proposed work will not negatively affect the structure or other
properties within the College Hill Local Historic District.
Motion for Denial:
I make the motion to deny the application. My motion is based on the findings of fact as
presented in the Staff Report and testimony presented in this public hearing. The proposed
alterations work are not in agreement with the adopted 2015 Bowling Green Historic Preservation
Design Guidelines and the proposed work will negatively affect the structure or other properties
within the College Hill Local Historic District.
Page 10 of 12
SS
BOWLING GREEN, KY
SS
W
SW
5.4'
SS
OHU
C
X
X
NOT TO SCALE
E
PROPOSED
GARAGE
ADDITION
24.0'
SS
NW
N 38°40'42" W - 145.22'
146.98'
SS
SS
S 38°40'42" E
SS
SS
SS
SS
E 13TH AVENUE
50-FT R/W - 24-FT PVM'T
OHU
OHU
OHU
OHU
OHU
OHU
7303 S.F.
0.1676 AC.
N
REYNOLDS
D.B. 760, PG. 243
LARKIN
D.B. 1090, PG. 262
3.7'
5.4'
SS
SS
SS
SS
SS
SS
SS
SS
CHESTNUT STREET
OHU
OHU
OHU
OHU
OHU
OHU
PROPOSED LOT COVERAGE:
BUILDINGS: 3,006 S.F.
DRIVES/WALKS: 1,354 S.F
PROPOSED COVERAGE: 4,360 S.F.
(59.7%)
OHU
OHU
OHU
OHU
OHU
WKU FIVE, LLC
D.B. 1078, PG. 461
OHU
E 13TH AVENUE
BAKER
D.B. 1052, PG. 774
OHU
50-FT R/W - 28-FT PVM'T
OHU
OHU
OHU
50-FT R/W - 26-FT PVM'T
OHU
NOTES:
1) THERE MUST BE A MINIMUM OF
6 INCHES FALL IN 10 FEET AWAY
FROM STRUCTURE.
2) CONTROL ALL SILT FROM
LEAVING LOT.
EXISTING LOT COVERAGE:
EXIST. BUILDING: 2,334 S.F.
EXIST. DRIVES/WALKS: 1,610 S.F.
EXIST IMP. COVERAGE: 3,944 S.F.
(54.0%)
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
SS
OHU
SS
N 49°55'05" E
50.00'
SS
OHU
W
1302
CHESTNUT
STREET
UTILITY NOTE:
UTILITIES SHOWN HEREON WERE
LOCATED FROM FIELD EVIDENCE
AND OTHER AVAILABLE RECORDS.
OTHER UTILITIES MAY EXIST THAT
MAY NOT BE SHOWN. NO
GUARANTEE IS EXPRESSED OR
IMPLIED AS TO THE LOCATION OF
THE UTILITIES.
FLOOD NOTE:
I HEREBY CERTIFY THAT THE
PROPERTY AS SHOWN HEREON IS
NOT IN A 100 YEAR FLOOD PLAIN
AS LOCATED BY FLOOD
INSURANCE RATE MAP
#21227C0302E, DATED MAY 2, 2007.
25-FT B.S.B.L.
OHU
SW
7.5-FT SIDE S.B.
OHU
SE
NE
10.4'
SS
EXISTING
ASPHALT
PVM'T
VICINITY MAP
28.0'
28.0'
SS
OHU
ST
X
OHU
K
R
PA
X
X
20.5'
E
AV
5.5'
24.0'
S
SS
X
TH
14
OHU
S 51°56'01" W - 49.99'
OHU
S
E
AV
S
HE
MINTER
D.B. 689,
PG. 351
E
ST
SE
UT
TN
N
W
SITE
HEAD
D.B. 791, PG. 865
E
N
REAMES
D.B. 906,
PG. 896
TH
13
OHU
SS
N
OHU
BENCHMARK
RIM OF SANITARY SEWER MANHOLE
ELEV.: 548.29
SOURCE: NAVD88
0'
30'
60'
90'
SCALE: 1 INCH = 30 FEET
GENERAL LEGEND
MONUMENT FOUND
EXISTING GUY WIRE
EXISTING POWER POLE
1302 CHESTNUT STREET
DEED BOOK 1090, PAGE 262
PVA #040B-02-080
BOWLING GREEN, KY
VAN METER & SLAVEY, LLC
W
N
N
W
E
PROFESSIONAL ENGINEERING - LAND SURVEYING
SW
8-11-2016
OWNER:
GARY R. LARKIN
PO BOX 50842
BOWLING GREEN, KY 42102
972-672-1900
PROPOSED CONDITIONS FOR:
1015 Shive Lane - Bowling Green, KY 42103
P : 270.799.1001 F : 270.721.0011 E : [email protected]
V&S JOB #:
16212
PLOT DATE:
E
SE
S
8-11-2016
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EXISTING ZONING
RM-3
DOCKET NO.:
2016 - 16 - COA
RM-3
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AG
PUD
RM-4
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OP-C
R-E
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RS-1D
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NB
CB
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ST
T
NU
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ES
H
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E
AV
AERIAL
DOCKET NO.: 2016 - 16 - COA
20
0
20
40 Feet