3413 and 3415 Gap Road, along with five other new houses along Gap Road, were reviewed and approved by the DRB in March 2022. Planning staff reviewed and stamped the final elevation drawings and site plans for permitting in April 2022. By spring 2023, at least five of the houses were completed, received Certificates of Occupancy, and several have been sold. At the time, Plans Review and Inspections staff did not identify any discrepancies with the COAs or notify Planning staff of issues.

Field inspectors identified discrepancies with the COAs for 3413 and 3415 Gap Road in August 2023. 3413 Gap Road has not received siding or porch finishes; 3415 Gap Road looks relatively complete and received a failed inspection.

Reviewing design elements such as foundation heights (when the foundations are already poured), window locations (when the fenestrations area already framed), and porch details is challenging and creates unnecessary delays and expense for the applicants. Additionally, when five adjacent houses with similar discrepancies from approved designs have already been completed and sold, modifying minor design elements on the two remaining has a negligible effect on the streetscape as built.

Applicants (including developers, architects, and contractors) are responsible for meeting the requirements of design-related zoning overlays, and should recognize when site conditions necessitate major design changes, Planning staff should be informed to avoid after-the-fact reviews.
City Plans Review and Inspections staff are responsible for enforcing the zoning code, which includes design-related overlays such as local historic districts and local infill housing overlays. Planning staff review elevation drawings that are submitted for permitting; field inspection should include review of COAs, site plans, and elevation drawings to ensure what is built complies with the zoning code.

After-the-fact review of revisions to the previously approved COA (3-H-22-IH). Approved site plan and elevation drawings are included in application packet, to be compared with photos of existing conditions. A photo of the remainder of the street, as completed, is included in the application packet as reference.

Some variations from the approved drawings include: foundation height (shown as approximately 2' on approved drawings); front porch foundation (shown as an enclosed foundation resting on the grade, instead of an elevated open deck-style foundation); front porch design (shown as a partial-width, shed-roof porch supported by two columns on approved designs); side elevation windows (at least one not installed as shown); siding design (board-and-batten on façade with Dutch lap siding on the side elevations).