Historic Zoning Commission
Ft. Sanders NC: Level II
4-A-22-HZ
Staff Recommendation
Staff recommends approval of Certificate 4-A-22-HZ, subject to the following conditions:
1) Receiving all necessary variances at the May 17, 2022 BZA meeting;
2) Final site plan to meet City Engineering requirements for parking;
3) Retention or replication of appropriately-sized cornerboards and window trim;
4) Retention of character-defining features such as partial cornice returns and façade gable details.
Location Knoxville
1537 Forest Ave. 37916
OwnerJohn John Holmes
Applicant Request
Additions; Porch; Roofing; Siding; WindowsExterior rehabilitation of existing house and new side and rear addition.
Exterior rehabilitation scopes include removal of vinyl siding and installation of fiber cement lap siding, with a fiber cement diamond-pattern siding on front and side gable fields. Front porch to be removed and reconstructed with a brick-clad foundation, tongue-and-groove flooring, and a wood ceiling. Front porch will be extended in length, wrapping around front left corner of house and projecting from side addition. Replacement windows. Roof replacement with new asphalt shingles.
Additions: side addition to measure 25'-1" long by 10'-6" wide, recessed from the primary façade by 9'-1". Side addition features a side-gable roof. Rear addition connects to both the main massing of the house and the new side addition, measuring 16'-5" long by 30'-6" wide. Rear addition will extend the primary hipped roof slope. Additions are two stories tall above a basement, with a foundation clad in brick, an exterior of fiber cement lap siding, and gable fields clad in diamond-pattern fiber cement siding. Double-hung, one-over-one windows will be added to the basement level on side and rear elevations. One secondary entry on the main level accesses a new rear deck, and another secondary entry accesses the ground level at the basement. Additions feature three levels of paired and single double-hung, one-over-one, vinyl windows.
CONDITIONS OF APPROVAL PER 5.19.22 HZC MEETING:
1) Receiving all applicable variances at the May 17, 2022 BZA meeting;
2) Final site plan to meet City Engineering requirements for parking;
3) Retention or replication of appropriately-sized cornerboards and window trim;
4) Retention of character-defining features such as partial cornice returns and façade gable details;
5) Use of one-over-one, double-hung windows and appropriately-sized window trim.
Staff Comments
Queen Anne, c.1900Two-story, wood-frame residence with a hipped roof with a lower projecting front gable, an exterior clad in vinyl siding, and a stuccoed foundation. A full-length, hipped-roof porch is supported by square wood posts on stuccoed piers.
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.
