Historic Zoning Commission

Tazewell Pike NC: Level III

4-H-24-HZ

Applicant Request

New primary structure on a newly created lot, located to the rear of a primary structure fronting Tazewell Pike.

New lot, measuring approximately 200' wide by 250' deep, to be created via new subdivision plat, which will be located to the rear left (northeast) corner of the property. Access will be provided by an existing paved driveway extending northeast off Tazewell Pike, then a new driveway easement will extend to the southeast along front property line and turn towards the southwest, wrapping to the rear of the house and the garage. An accessory structure (non-historic, three-bay garage) will be demolished.

The proposed new 1.5-story house measures 73'-7" wide by 50'-5" deep. The house will be clad in a lap siding (material not specified) and feature a brick-clad foundation. The house features a 6/12 side-gable roof with three 6/12 front-gable roofline elements on the façade (south). A shed-roof dormer clad in shingles is located on the front roof slope, containing three single-light fixed windows. A gable-roof garage projects towards the rear (north) elevation, featuring paired double-hung windows in the gable field. A centrally-located porch is recessed under the primary roof slope on the façade.

The façade (south) features two double-hung windows on the projecting front-gable massing, a set of paired double-hung windows adjacent to a double door, followed by a smaller double-hung window. A shed-roof bay window extends from the final bay, a projecting front-gable massing. Side elevations feature four bays of smaller double-hung windows. The rear (north) elevation features a garage, four adjoining glass doors, and a corner screened-in porch.

The house adapts Craftsman elements to a Ranch house form. Details include triangular brackets on gable fields, exposed rafter tails, and square posts on brick piers supporting the porch.

CONDITIONS OF HZC APPROVAL 5/16/2024:
1) New lot to meet subdivision regulations; any substantial revisions to new lot which affect placement or design of the house may require additional review under the NC overlay;
2) Final site plan, meeting City Engineering standards and requirements of base zoning, and depicting new trees and existing trees to be will be conserved, to be submitted to staff for review;
3) Main massing roof pitch to be increased to 7/12;
4) Minor revisions to façade window placement and design, with window specifications to be submitted to staff;
5) New windows to include appropriately-sized trim and sills;
5) Proposed siding specification to be submitted to staff for approval.

Site Info

Vacant lot (to be created).

1. The house at 4121 Tazewell Pike was reviewed by the HZC in 2001 and constructed in approximately 2005. It is not included as a contributing structure to the Tazewell Pike NC Overly District.

2. Overall, the proposed new lot meets the design guidelines as "subdividing an existing parcel to create a lot to the rear of a house that existed at the time of designation." The new lot and new house will be located behind 4115 Tazewell Pike, which is noted as a contributing structure to the district. The subdivision plat has not been submitted to Planning for review. Revisions may be necessary to meet the subdivision regulations. Substantial revisions (such as a revised driveway easement or a revised lot footprint) to the proposed lot may require additional review under the NC overlay, especially if they affect the placement or design of the house.

3. A revised site plan will be required for permitting, including dimensions and materials of the driveway access. The final site plan should meet City Engineering standards and the base zoning. Based on guidelines for landscapes, walls, and fencing, the revised site plan should also depict new trees and existing trees that will be conserved. The final site plan should be submitted to staff for review in advance of permitting.

4. Demolition of the garage/barn building meets the design guidelines. While the secondary structure predates the house and appears to be constructed in the 1950s, it is not noted as a contributing building to the district and does not exhibit architectural integrity representative of the neighborhood.

5. The house is proposed to be centered in the newly created lot, set approximately 116' from the new front property line to meet the RN-1 setback requirements (approximately 375' from Tazewell Pike). The house's placement meets Tazewell Pike guidelines as it is no closer to Tazewell Pike than adjacent houses, and sited with the façade and entrances facing Tazewell Pike. The garage faces the rear of the property.

6. The house adapts Craftsman details to a Ranch house, combining two house styles and forms seen in the districts. Guidelines recognize diversity in design in the neighborhood; while the contributing houses' forms and styles are different, most contain varied rooflines formed by dormers, projecting gables, and wings extending off a house's main body. The guidelines recommend these elements be incorporated into new houses. The house design contains dormers and projecting bays on the sides and front.

7. The proposed roof pitch is 6/12; guidelines note that the minimum roof pitch shall be 7/12. The main massing's roofline should be increased to meet the guidelines. The roofline contains sufficient complexity.

8. While the design guidelines do not contain guidance on window placement or design, guidelines recommend that the "type of features that have formed the aesthetics of contributing structures should be incorporated into new residential design." One recurring character-defining feature in historic houses on Tazewell Pike is generally consistent window design and placement. On the façade, the leftmost bay features two double-hung windows which are close to each other but not paired, with a paired set of double-hung windows on the following bay, and a single larger window on the final bay. The double-hung windows on the facade should be revised to be consistent in placement and size.

9. The application does not include details on window materials. While the design guidelines do not specify preferred window materials, vinyl windows would not be appropriate in a historic neighborhood. The applicant should submit final window specifications to staff. Windows should include appropriately-sized trim and projecting sills.

10. The application does not include a proposed siding material. Based on the guidelines, an array of lap siding materials would be appropriate; if chosen, fiber cement lap siding should be smooth-finished and feature an exposure pattern and cornerboards comparable with historic houses in the neighborhood (shown on drawings already). The brick foundation should extend across all elevations.