SUBDIVISION OF LAND
1. There is no minimum lot area or minimum lot width in the I-MU zoning district.

2. Guidelines note that the typical city lot prior to 1930 was 50' wide; which led to the development of houses which were relatively narrow and had substantial depth. While the three proposed lots are more narrow than recommended, many lots measuring 25'-35' in width exist in Oakwood-Lincoln Park and Old North Knoxville. The proposed lot size will lead to the development of house forms which reflect the guidelines (narrow facades with depth extending to the rear of the property).

3. The proposed three lots will be complimented by one similarly-sized new parcel to the north, and approximately four more to the south. The lots will create a new streetscape pattern fronting Oswald Street which will generally be compatible with Lincoln Park's overall character.

4. The provided lot dimensions are sufficient for the Design Review Board to review the "request for subdivision approval" (16.6.D) for the three new lots to be created. If there are any substantial deviations from the proposed lot size and layout on the final plats, final plats will require further review by the DRB.

HOUSES (ALL)
1. The three proposed new houses, along with the additional 3-4 houses planned, will create a new streetscape on the west side of Oswald Street. The front setbacks proposed for these three houses will create a consistent front yard space and are compatible with the setbacks of the two existing houses on the south end of the block (3419 Oswald Street and 3415 Oswald Street), which are located very close to the front property line.

2. Guidelines also recommend that porches and the habitable portion of the houses should be comparable distances from the street as original houses on the block. The new houses include front porches which are compatible in placement and proportion with the two historic houses on the block.

3. The proposed houses are proportional to the dimensions of the lot (which are relatively small in size). The side setbacks for the houses will be relatively narrow; however, the necessity to accommodate parking on the site of the lot/house and the required fire separation setbacks will ensure relatively compatible side setbacks.

4. There are no alleys on the proposed development. The proposed parking meets the guidelines by allowing for two cars at least 20' behind the front façade of the house, with access limited to one lane between the street and front façade. City Engineering has noted a number of items to address in final plats and site plans, including providing the exact location of the lots; showing all recorded easements in the area; providing sight distance for the driveways; sloping of the lots to drain towards future detention; and modifications to Oswald Street. Final site plans and plats should meet City Engineering standards.

5. Drawing on the constraints of the lot and density goals for the overall property, the houses are somewhat smaller in façade width and taller than the neighborhood's original houses. However, the designs do accommodate 2-3 bay facades (similar to nearby houses) and well-proportioned porches, and will create a consistent pattern of façade widths. The two-story houses along an established residential street will serve as a transition to larger mixed-use development on the middle and west side of property in the future.

6. All three houses feature foundations which are 1'-4" tall on the façade elevation, which is preferable to a concrete slab and will contribute foundation height without adding too much overall height to the two-story houses.

7. The houses have steeply-pitched roofs and incorporate sufficient complexity via eave overhangs, porch roofs, and the shed roofs covering the glass block walls.

8. The proposed materials of asphalt shingle roofing and 6" wood lap or HardiePlank lap siding for all houses are appropriate within the design guidelines. Proportionate window trim, corner boards, and fascia and soffits should be included to complement the overall design.

9. While the two-story glass block walls are a unique feature not seen in the neighborhood, the associated shed roofs provide additional complexity to the roofline, and the block contributes substantial transparency and visual interest to the side elevation. It will be flush with the rest of the side elevations. The Board should discuss the appropriateness of the glass block walls within the broader context of the new development and the neighborhood. Should the approximately 20' tall glass block walls prove cost-prohibitive or difficult to build, removal and fully revised side elevations would constitute a substantial change and require further review by the Design Review Board.

10. The Board may also choose to discuss the prevalence of single-light casement windows in comparison with the window recommendations in the design guidelines, and the placement of the windows.

11. The I-MU zoning includes transparency requirements; the ground floor of the façade must maintain a min. transparency of 30%, between 2 and 10' in height from grade; and the upper floors must maintain a min. transparency of 15% of the wall area of the story. The applicant has provided measurements to ensure the three house facades do meet these requirements, including windows and full-light doors.

12. Though largely not visible from the street, the applicant should clarify the design and intent of the "aesthetic wall openings" noted on all three houses.

HOUSE 1
1. The house is proposed to be set 1' from the left (south) side property line. A deed restriction will be required to ensure adequate fire separation with the adjacent house while also allowing the proposed windows on the left side elevation.

2. The proposed 8' deep, hipped-roof porch meets the design guidelines and is proportionate to the size of the house. The vertical plank screening is not a historic form but a minor element and does not detract from the overall design of the house.

3. Guidelines recommend a consistent ratio of solid (wall) to void (window and door openings), including on side elevations. The left (south) side windows are irregularly spaced but maintain sufficient transparency, especially in the frontmost locations which will be more visible from the street.

HOUSE 2
1. The house is proposed to be set 1' from the left (south) side property line. A deed restriction will be required to ensure adequate fire separation with the adjacent house while also allowing the proposed windows on the left side elevation.

2. The proposed 8' deep porch, recessed under the house's second story, does have historic precedent and will be a positive variation on the other two houses. The paired square columns contribute to the overall design.

3. Guidelines recommend a consistent ratio of solid (wall) to void (window and door openings), including on side elevations. Both side elevations feature a sufficient amount of transparency with generally consistent window placements and proportions.

HOUSE 3
1. The house is proposed to be set 1' from the left (south) side property line. A deed restriction will be required to ensure adequate fire separation with the adjacent house while also allowing the proposed windows on the left side elevation.

2. The hipped-roof corner porch draws historic influence from similar two-story Queen Anne houses and will sufficiently vary from the other proposed houses.

3. Guidelines recommend a consistent ratio of solid (wall) to void (window and door openings), including on side elevations. The left (south) elevation features a large swath of siding with no transparency, but does include transparency on the side of the house that will be most visible from the street.

OVERALL
Subdivision of three parcels of land and design review for three new single-family houses as part of a broader mixed-use development on an approximately 8-acre property in Lincoln Park which previously held manufacturing facilities and other industrial uses. Applicant has already rezoned the property from I-H (Heavy Industrial) to I-MU (Industrial Mixed-Use) to allow for compatible commercial, single-family residential, and multi-family residential uses.

SUBDIVISION OF LAND
Three subdivisions of land fronting Oswald Street. New subdivided parcels are located at the northeast corner of the development, fronting Oswald Street, but do not include the northmost parcel (which will be subdivided and platted at a later date). The parcel labeled as PLAT 1 in the drawings (p.8) measures 32' wide and 63'-9" long. The parcel labeled as PLAT 2 measures 32' wide and 65'-3" long. The parcel labeled PLAT 3 measures 32' wide and 66'-8" long.

HOUSE 1
New primary residence fronting Oswald Street (on parcel labeled PLAT 1). Two-story house measuring 20' wide by 41'-6" long, with an additional 7' deep front porch and a 7' deep rear porch. The two-story house features a 10/12 pitch front-gable roof clad in asphalt shingles, an exterior of wood or HardiePlank lap siding with a 6" exposure, and a CMU foundation which slopes towards the front with the site's topography, measuring approximately 1'-4" tall at the façade. The façade features a centered, 7' deep by 18' wide, hipped-roof porch. The porch is supported by a 4" round steel column on the right side and a vertical screen wall of 2 by 6 wood planks.

The façade features three adjoining single-light casement windows followed by a half-light door on the first story. The second story features two single-light 30" by 54" casement windows. On the right (north) elevation, a two-story, approximately 18' wide swath of glass block is topped by a low-pitch (2/12) shed roof which intersects the main roofline. The left (south) elevation features a 30" by 60" single-light window towards the rear and paired single-light casement windows close to the façade on the first story, and three single-light windows on the second story. A 7' deep corner porch (recessed under the primary roof gable) is located on the rear elevation, accessed by three sets of 7' tall French doors topped by transom windows. A small balcony is centered on the second story.

Parking is provided by a 10' wide by 48'-8" long strip driveway on the north (right) side of the lot. The house is proposed to be set approximately 11' from the end of the front porch to the proposed sidewalk which will extend along Oswald Street. The site plan includes a walkway from the sidewalk to the front door.

HOUSE 2
New primary residence fronting Oswald Street (on parcel labeled PLAT 2). Two-story house measuring 20' wide by 39' long, with an additional 8'-6" deep front porch and an 8' deep rear porch. The two-story house has a 10/12 pitch front-gable roof clad in asphalt shingles, an exterior of wood lap or HardiePlank siding with a 6" exposure, and a CMU foundation which measures approximately 1'-4" at the façade. The façade features an 8'-6" deep full-length front porch which is recessed below the house's second story, supported by square columns (two pairs on the side and one centrally-located). The porch is enclosed by a wood lattice screen wall on the left (south) elevation.

The façade features two centered 30" by 60" single-light casement windows, followed by an 8' tall half-light door. On the second story, there are three 30" by 54" single-light windows, sited somewhat off-center to the right. The right (north) elevation features a series of single-light casement windows, with four (two single and one pair) on the first story and four on the second story. The left (south) elevation features a two-story, approximately 10'-12' wide glass block wall. The glass block wall is topped by another low-pitch (2/12) shed roof. The rear elevation features three pairs of single-light casement windows on the second story, with three sets of 7' tall French doors on the first story. A hipped-roof porch extends from the rear elevation, supported by 8 by 8 wood columns.

Parking is provided by a 10' wide by 49'-2" long strip driveway on the north (right) side of the lot. The house is proposed to be set approximately 10'-11" from the end of the front porch to the proposed sidewalk which will extend along Oswald Street. The site plan includes a walkway from the sidewalk to the front door.

HOUSE 3
New primary residence fronting Oswald Street (on parcel labeled PLAT 3). Two-story house measuring 20' wide by 46'-10" long, with an additional 8' deep rear porch. The two-story house features a 10/12 pitch hipped roof with a front-gable massing projecting to the front, and a one-story hipped corner porch. The roof is clad in asphalt shingles, with an exterior clad in 6" wood lap or HardiePlank siding, and a CMU foundation which measures 1'-4" tall at the façade.

The façade features a two-story, projecting front-gable roof massing on the left side, with three adjoining single-light casement windows on the first story and paired single-light casement windows on the second story. The hipped-roof corner porch is supported by a 6 by 6 wood column, with a half-light door recessed below the porch. The right (north) elevation has a two-story, approximately 18' wide glass block wall, topped by a low-pitch (2/12) shed roof). The south (left) elevation features a single-light picture window on the frontmost bay, with three single-light windows on the second story. An 8' deep, hipped-roof porch is centered on the rear elevation, accessible by three pairs of French doors.

Parking is provided by a 10' wide by 50'-6" long strip driveway on the north (right) side of the lot. The house will be set approximately 12' from the proposed sidewalk which will extend along Oswald Street. The site plan includes a walkway from the sidewalk to the front door.