Historic Zoning Commission
Ft. Sanders NC: Level II
2-A-24-HZ
Staff Recommendation
Staff recommends approval of Certificate 2-A-24-HZ, subject to the following conditions: 1) reconstructed porch roof to match design and pitch of the existing; 2) porch columns and foundation to match dimensions of existing; 3) final drawings to indicate appropriately-sized cornerboards, window, and door trim; 4) new door to meet design guidelines, with approval by staff; 5) final site plan to reflect City Engineering standards.
Location Knoxville
1726 Forest Ave. 37916
OwnerJohn John Holmes
Applicant Request
Additions; Doors; Masonry repair/painting; Porch; Roofing; Siding; WindowsExterior rehabilitation of new house and new rear and left side addition.
Exterior rehabilitation scopes include removal of existing vinyl siding and installation of new fiber cement lap and diamond-pattern siding. Front porch roof and foundation to be removed and reconstructed in-kind; low-slope hipped roof will be reconstructed and new tapered wood posts on brick piers will replicate existing columns. Applicant also lists roof replacement, new fascia and soffits, replacement of windows and doors, repair and replacement in patches of brick foundation.
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. Addition will feature a gable roof clad in asphalt shingles, an exterior of fiber cement lap siding, gable fields clad in diamond print siding, and two stories of one-over-one, double-hung windows. The existing front gable roofline will be continued towards the rear, with a second cross gable replicating the size and pitch of the frontmost cross gable. The rear elevation features a second-story deck and secondary entry.
CONDITIONS OF APPROVAL PER 2.15.2024 HZC MEETING: 1) reconstructed porch roof to match design and pitch of the existing; 2) porch columns and foundation to match dimensions of existing; 3) final drawings to indicate appropriately-sized cornerboards, window, and door trim; 4) new door to meet design guidelines, with approval by staff; 5) final site plan to reflect City Engineering standards; 6) applicant to incorporate an inset between original house and new addition on irght side elevation; 7) vent to be installed on rear elevation gable, to match vent on front elevation gable.
Staff Comments
Queen AnneTwo-story frame residence with a cross-gable roof, an exterior of vinyl siding, and a wraparound Craftsman-style porch with a brick foundation.
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.
