Level III: Ft. Sanders NC
10-F-21-HZ
Approved With Conditions
Recommendation
Staff recommends approval of Certificate 10-F-21-HZ, subject to the following conditions:1) Revision to rear elevations to correct proportions and more clearly correspond with facades, to be submitted to the Commission for review;
2) Updated site plan to reflect requirements of City Engineering and provisions of the zoning ordinance;
3) Material specifications to be provided to staff for approval, including correct eave overhangs, siding details, window selection, and front doors;
And providing for discussion from the Commission on the proposed height and scale of the structures.
Applicant Request
Other: New construction- Proposed construction of three new primary buildings (residential duplexes) on a vacant lot. The lot is currently composed of four parcels, which will be subdivided to create one large lot.
- The three houses are proposed to be set 21'-0" from the front property line (south), and set equidistant from each other. The rightmost house will be set 15' from the right side property line (fronting James Agee Street), and the leftmost house will be set 9' from the left side property line. Parking will be provided by a large surface parking lot to the rear of the property (fronting the alley). The proposal also includes the retention of several large existing trees (including two maples on the southwest corner of the property, a large hackberry on the southeast corner, and a maple fronting James Agee Street), and the planting of new trees and other landscaping on front, rear, and side yards, and surrounding the parking lot.
- The three houses are generally identical in size, shape, and height. The proposed houses are rectangular in form, measuring approximately 45' wide by 42' long. Measuring to the center of the primary roof gable (per City of Knoxville measurements), the houses measure 30' tall from the main floor level, with an additional ~5' to the roof peaks. The houses are three-and-one-half stories, including a basement level visible on side elevations via window wells set into the foundation, and dormer windows on the front and rear roof slopes. Each façade features a front porch, and rear elevations feature two entry porches on each building. Materials are listed as brick-clad foundations, wood (OSB) siding and trim, and fiberglass-shingle-clad roofs. The porches are supported by prefabricated poly columns on brick bases. Windows are double-hung vinyl windows.
- Each façade features differences in porch design, dormer form, and minor window details. The side elevations of Duplex 1 and Duplex 2 are identical, and the right side elevation of Duplex 3 (fronting James Agee) is unique. The rear elevations are proposed to be identical.
- DUPLEX 1:
- 8/12 pitch side-gable roof. Four-bay façade on the ground level, featuring a shed-roof projecting bay window with a metal roof on the first and fourth bays, with two shed-roof entry porches centered over the doors on the second and third bays. The porches measure 8' deep at the deepest point, and are supported by 8" square columns on brick bases. Second-story windows include paired double-hung vinyl windows on the first and fourth bays. Steeply-pitched triangular dormers are centered above the first and fourth bays, featuring a shingle cladding and a Queen-Anne influenced tripartite casement window.
- Side elevations are three bays wide, featuring varying arrangements of double-hung vinyl windows and trim. Three bays of window wells on the basement level. Round louvered vent on gable field.
- DUPLEX 2:
- 8/12 pitch side-gable roof. Four-bay façade on the ground level, featuring paired double-hung vinyl windows on the first and fourth bays and entry doors on the second and third. A shed-roof porch, supported by five sets of paired 8" square columns, extends the length of the façade. The porch measures approximately 7' deep and approximately 9' tall to the eaves. Second-story windows include paired double-hung vinyl windows on the first and fourth bays. Gable-roof dormers, featuring single double-hung windows, are centered above the first and fourth bays.
- DUPLEX 3:
- 8/12 pitch clipped side-gable roof. Four-bay façade on the ground level, featuring a hipped-roof projecting bay window with a metal roof on the first and fourth bays, with two hipped-roof entry porches centered over the doors on the second and third bays. The porches measure approximately 8' deep at the deepest point, and are supported by 10"-12" round tapered columns. Second-story windows include paired double-hung vinyl windows on the first and fourth bays. Clipped-gable, shingle-clad dormers with recessed casement windows are centered above the first and fourth bays.
- The right (east) side elevation features a full-height, 11'-6" projecting bay which is centered on the elevation. The bay features decorative trim on the fascia, a small casement window on the gable field, and a canted bay window on the first story. First and third bays of the side elevation feature double-hung vinyl windows.
- REAR ELEVATION (DUPLEX 1, 2, 3):
- Four-bay first-story, featuring paired double-hung vinyl windows on the first and fourth bays, and a centrally-located, hipped roof porch over the secondary entry doors on the center two bays. The entry porch features an 8/12 pitch hipped roof. A large, single, hipped-roof dormer is centered on the roof slope, with windows placed toward the outside of the dormer.
Ft. Sanders NC
- Style: N/A
- Vacant lots.
- Style: N/A
Applicable Guidelines
Fort Sanders NC-1, adopted by the Knoxville City Council on September 13, 2000.
See Guidelines- 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.
- 3. With redevelopment of two or more lots for apartment, office, commercial, or mixed use development, street-facing facades of new buildings should be broken up with bays or porches that are consistent with the dimensions of historic buildings in the neighborhood.
- 6. For the first 35 feet, buildings should have similar setbacks, bays, and covered entrances that complement the historic architecture on the street.
- 7. Upper stories should be stepped back at least 8 feet. In addition to providing a pedestrian scale at street level, the landings should be used for balconies, providing open space to those who use the building.
- 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 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.
- 2. Porches should be no less than 6 feet deep and no more than 10 feet deep. They may be recessed behind the main setback line or alternatively can extend 10 feet into the front setback line.
- D. Wall Materials
- 1. Paint color is not regulated.
- 2. Clapboard (or clapboard-type materials such as aluminum or vinyl), shingle (or shingle-like material), or brick should be used.
- 3. Board and batten siding can be used on accessory buildings.
- 4. Quarried, square cut stone can be used on porches or other accents. Such stone should be used in constructing retaining walls.
- 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 windows 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.
- 3. Accent windows are appropriate with new construction.
- 4. Double-hung sash windows are recommended for two- to three-story new construction.
- 5. Variations of double-hung windows should be considered in relation to the design of new buildings.
- 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.
- 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.
- 3. Plant one native shade tree for every 50 feet of lot width, adjacent to or as islands within the lot area.
- 7. Surface parking area shall always be to the rear of the building.
- 8. Primary or secondary entrances to the buildings from parking areas are allowable.
- 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.
- 2. Plant shrubs near new buildings to complement the foundation height, windows, and entries. Select species and a distance from the building that will not harm foundation materials.
- 5. Keeping with tradition, low, square cut stone, poured concrete, or brick walls should be used in constructing retaining walls.
- I. Placement on the Lot: Traditional Lot Development
- 1. The front yard setback should be the same distance as the majority of the pre-1940 houses on the block.
- 3. Porches should extend 8 to 10 feet into the front yard setback. Steps needed to reach the front of a porch may also extend into the front yard.
- 4. Bays, composing up to 50% of the side façade, should extend 5 feet into side yard setback on corner lots.
- 5. Bays, composing up to 60% of the front façade, should extend up to 8 feet beyond the predominant portion of the structure or alternatively a porch should extend along the façade.
