Historic Zoning Commission
Ft. Sanders NC: Level II
1-B-22-HZ
Staff Recommendation
Staff recommends approval of Certificate 1-B-22-HZ, subject to the following conditions:
1) Final site plan to reflect City Engineering requirements for parking;
2) Revision to right side elevation, retaining the leftmost projecting bay and cornerboard;
3) Installation of appropriate front porch supports above brick piers;
4) Retention or replication of appropriately-sized cornerboards and window trim
5) Retention of façade hipped-roof bay window and decorative trim, along with original attic vent on front-gable massing;
6) Front-gable roof dormer to be reconstructed in original design and placement.
Location Knoxville
1533 Forest Ave. 37916
OwnerJohn John Holmes
Applicant Request
Additions; Doors; Porch; Roofing; Siding; WindowsExterior rehabilitation of existing house and new rear addition. Demolition of two non-contributing metal secondary structures on the rear of the property.
Exterior rehabilitation scopes include removal of asbestos shingle siding and installation of fiber cement lap siding, with fiber cement diamond-pattern siding in front and side gable fields. The porch will be removed and reconstructed with a new shed-roof to match the existing in footprint and design. Replacement windows. Some windows on original section of house to be relocated.
New rear addition. One section of the house to be removed and reconstructed, with an additional new two-story section to project from the rear. The addition will measure approximately 38' wide and extend approximately 19' long. The addition will extend the main roof hip with cross gables projecting from the side elevations. The addition will feature asphalt shingle roof cladding; fiber cement lap siding; two stories of one-over-one, double-hung windows; and a new rear dormer centered on the roof slope with three one-over-one windows. A secondary entry is centered on the rear elevation. The rear elevation also features a full-length, flat roof porch supported by square 6 by 6 wood posts.
Conditions of approval per 1/20/22 HZC meeting:
1) Final site plan to reflect City Engineering requirements for parking;
2) Revision to right side elevation, retaining the leftmost projecting bay and cornerboard;
3) Installation of appropriate front porch supports above brick piers;
4) Retention or replication of appropriately-sized cornerboards and window trim
5) Retention of façade hipped-roof bay window and decorative trim, along with original attic vent on front-gable massing;
6) Front-gable roof dormer to be reconstructed in original design and placement.
Staff Comments
Queen Anne cottage, c.1900One-and-one-half-story, hipped roof residence with lower cross gables projecting to the front, sides, and rear. Roof is clad in asphalt shingles, exterior clad in asbestos shingle siding, brick foundation. Front-gable roof domer centered on façade. Craftsman porch.
A. Height, Scale, & Massing
1. Foundation heights should be consistent with other pre-1940 buildings in the neighborhood.
2. Single-family detached infill housing should be proportional to other pre-1940 houses in terms of height and width.
B. Roofs
1. Select a roof pitch that is in keeping with other pre-1940 houses of the neighborhood, not being less than an 8/12 pitch.
2. Use variations in the form of the roof above the second story such as gables at different angles, hipped roofs, and dormers.
3. Use roofing materials that are in keeping with the historic development styles. Asphalt, shingle, tile, pressed metal, and slate were used.
4. Darker shades of shingles were historically used and should be selected in new construction.
C. Porches
1. Provide porches with proportions and materials that complement pre-1940 housing. For clapboard-type construction, wood is the most appropriate primary material. Brick or cut stone are appropriate as foundations or in column supports.
D. Wall Materials
2. Clapboard (or clapboard-like materials such as aluminum or vinyl, shingle (or shingle-like material), or brick should be used.
5. In making additions to existing buildings, wall cladding should complement the original wall covering.
6. Materials that are not typical in pre-1940 construction should not be used. These include cinder block, T-111 siding, and stone facing.
E. Windows and Entrances
1. Window proportions and symmetry should be similar to the pre-1940 styles in the neighborhood.
2. Windows should be double-hung sash windows. Vinyl or metal-clad may be used in place of wood frame windows.
2 [sic]. Egress windows will have to be designed to comply with fire/building code provisions.
6. The proportions of upper level windows should not exceed the proportion of the first level.
7. Upper level windows should be provided and aligned with doors.
8. There should be at least 50% transparency that is created by windows or French doors and balconies on the recessed breaks between sections of buildings, including buildings joined together.
9. Entrances to the building should be provided from the street, using doors that have similar proportions and features to pre-1940 architecture.
10. When parking areas are provided behind buildings, rear entrances are also allowed.
F. Parking
1. In new building construction, the front yard space shall not be used for parking. Do not break up curbs or sidewalks to provide street access.
2. Provide parking access off the alley or off a side street.
7. Surface parking area shall always be to the rear of the building.
G. Landscaping, Fencing, & Retaining Walls
1. Plant one native shade tree (e.g. oak or maple) and one ornamental tree (e.g. dogwood) in both the front and rear yards for every 50 feet of lot width.
H. Additions to Existing Buildings
1. Additions should be made to the rear or side of the building.
3. Transitional space shall be provided between the addition and the existing structure. This should include a courtyard (200 sq. ft. minimum), and a connecting structure (e.g. porch or breezeway). The wall of the new connecting structure should not be continuous with the wall of the existing building, but have a minimum 4' by 6' indentation.
4. Bays at least two feet in depth shall be provided for 50% of the side façade.
5. Windows or French doors and balconies shall provide 10% to 20% transparency on the sides of buildings.
