3-D-24-IH

Level III: New Primary Structures

Approved With Conditions

Recommendation

Staff recommends approval of Certificate 3-D-24-IH, subject to the following conditions: 1) meeting all relevant standards of Section 4.6, Middle Housing Standards, or receiving the necessary administrative variation or variance; 2) meeting all City Engineering standards; 3) meeting the transparency requirements of the base zoning; noting that major revisions to site plan, parking, or building design would require further review and approval by the DRB.

Property Notes / Work to be Completed

- Two new townhouse buildings: building fronting Money Place contains three units; building fronting Whittle Springs Road contains four units. On Money Place, the townhouses are set 10' from the front property line; on Whittle Springs Ave, the units are set 12' from the front property line.
- Parking is proposed for a "public alley or drive" accessible from Whittle Springs road, featuring 7 parking spots in a parking area recessed behind both buildings.
- The Money Place building ("Building B") is two stories tall, featuring a cross-gable roofline, with 6/12-pitch front-gable roof massings projecting towards the façade. The units are 17' wide, with the building a maximum of 51' wide, and measure 22'-3" deep including the front and rear entry stoops. The building will feature an asphalt shingle roof, fiber cement lap siding with a 4-inch exposure, and a CMU veneer foundation. The façade features a second story cantilevered above a 4'-deep, full-length entry stoop, supported by 4" steel posts. The rear elevation features cantilevered massings projecting from the second story's right side, a secondary entry, and a CMU veneer knee wall delineating a dooryard area. Windows include fixed single-light and double-hung, and doors are full-light entries.
- The building fronting Whittle Springs Road ("Building A") is two stories tall, featuring a cross-gable roofline, with irregular pitched front-gable rooflines on each individual unit. The roof pitches vary on the left and right slopes, at 4/12 and 8/12. The building will be clad in fiber cement lap siding, fiber cement vertical v-groove siding (in panels adjacent to second-story windows), and CMU veneer. The building features recessed full-light entries below flat-roof metal canopies, and fixed single-light windows adjoining double-hung windows. The north elevation of Building A will front Money Place; the elevation features two bays of windows on each story, a section of CMU veneer cladding, and a combination of fiber cement lap and vertical panel siding.

Applicable Guidelines

Heart of Knoxville Infill Housing Design Guidelines

- 10. Multi-Unit Housing
  - Multi-unit housing (where permitted by zoning) should have similar front yard space to that of the traditional single-family houses along the street.
  - In zoning districts where multi-unit housing is permitted, the height of the new housing should be similar to the original houses along the street.
  - Multi-unit housing should be designed to continue the architectural rhythm of the block. In addition to the same build-to line, porches, bays and breaks in the front façade should be created to mimic the look of older homes when looking down the block. This should be done by dividing
    the building into separate sections that are proportionally similar to original houses on the block.
  - Parking should be provided behind apartments with access from the alley.
  - Landscaping, including shade trees, should be planted in both front and back yards.
- 1. Front Yards
  - Consistent front yard space should be created along the street with the setback of a new house matching the older houses on the block.
  - A walkway should be provided from the sidewalk or street to the front door. Along grid streets, the walk should be perpendicular to the street.
  - Healthy trees that are outside the building footprint should be preserved. The root area should be marked and protected during construction.
- 2. Housing Orientation
  - New housing should be proportional to the dimensions of the lot and other houses on the block.
  - On corner lots, side yard setbacks should be handled traditionally (that is, closer to the side street). The zoning requirement to treat corner lots as having two frontages should not apply in Heart of Knoxville neighborhoods.
  - Side yard setbacks should be similar to older houses on the block, keeping the rhythm of spacing between houses consistent.
- 3. Alleys, Parking, and Services
  - Parking should not be in front yards.
  - Alley access should be used for garage or parking pad locations. On level ground, pea gravel or similar material may be used as a parking pad off alleys.
  - Garages which are perpendicular to the alley should be about 18 feet from the center line of the alley pavement, allowing a comfortable turning radius for a driver to enter a garage.
  - Alley-oriented parking pads, garbage collection points, and utility boxes should be screened with a combination of landscaping and fencing.
  - On those streets which have alleys, driveways should not be permitted from the front of the house.
  - On corner lots, a driveway to the garage may be provided off the side street.
- 4. Scale, Mass, and Foundation Height
  - The front elevation should be designed to be similar in scale to other houses along the street.
  - The front façade of new houses should be about the same width as original houses on the block.
  - New foundations should be about the same height as the original houses in the neighborhood.
  - If greater height is to be created (with new construction or an addition), that portion of the house should be located toward the side or rear of the property.
- 5. Porches and Stoops
  - Porches should be part of the housing design in those neighborhoods where porches were commonplace.
  - Porches should be proportional to original porches on the block, extending about 8-12 feet toward the street from the habitable portion of the house.
  - Porches should extend into the front yard setback, if necessary, to maintain consistency with similarly sited porches along the street.
  - Porch posts and railings should be like those used in the historic era of the neighborhood's development. Wrought iron columns and other materials that were not used in the early 1900's should not be used.
  - Small stoops centered on entry and no more than 5 feet deep are appropriate on blocks where porches were not traditional.
- 6. Windows and Doors
  - When constructing new houses, the window and door styles should be similar to the original or historic houses on the block.
  - To respect the privacy of adjacent properties, consider the placement of side windows and doors.
  - The windows and doors on the front facade of an infill house should be located in similar proportion and position as the original houses on the block.
  - Attention should be paid to window placement and the ratio of solid (the wall) to void (the window and door openings).
  - Contemporary windows such as "picture windows" should not be used in pre-World War II neighborhoods.
- 7. Roof Shapes and Materials
  - New roofs should be designed to have a similar pitch to original housing on the block
  - More complex roofs, such as hipped roofs and dormers, should be part of new housing designs when such forms were historically used on the block.
  - Darker shades of shingle were often used and should be chosen in roofing houses in Heart of Knoxville neighborhoods.
- 8. Siding Material
  - Clapboard-like materials (such as cement fiberboard) should be used in constructing new housing where painted wood siding was traditionally used.
  - Brick, wood shingle, and other less common material may be appropriate in some older neighborhoods, particularly those with a mix of architectural styles.
  - Faced stone, vertical siding, and other non-historic materials should not be used in building new houses. In 1930-1950 era neighborhoods, faced stone may be appropriate (see Section 12).
- 11. Landscape and Other Considerations
  - One native or naturalized shade tree should be planted in the front and rear yards of in fill lots with 25 feet or more in depth to front of house.