3-E-21-IH

Level III: New Primary Structure

Denied

Recommendation

Staff recommends denial without prejudice of Certificate 3-E-21-IH, due to the proposal not meeting the Infill Housing design guidelines. If the Board chooses to approve Certificate 3-E-21-IH, approval should be conditioned on a steeper roof pitch (6/12 or above), the addition of a porch to meet design guidelines, the use of lap siding instead of Dutch lap, the addition of windows on side elevations, the revision of parking placement to meet design guidelines, and revision of site plan to provide front and side setbacks more consistent with the context.

Property Notes / Work to be Completed

- Proposed new primary structure. Structure is a one-story, multi-sectional manufactured house measuring approximately 56' wide by 26'-4" long, with a 20" tall foundation. The house is proposed to be placed 60.55' from the front property line, approximately 12' from the right (south) side property line and approximately 135' from the left side (north) property line. A 10' wide existing driveway extends from Johnston Street to be located on the left (north) side of the house.
- The house features a side-gable roof clad in asphalt shingles, with a 3/12 pitch. The façade features a small 3/12 front-gable roof massing, which is flush with the primary façade, and an entry stoop. Windows are 6/16 vinyl single-hung, with no windows on right or left side elevations. The house is proposed to be clad in vinyl Dutch lap siding and rest on a concrete slab foundation. A 5' by 5' wood deck is located on the rear elevation.

Applicable Guidelines

Heart of Knoxville Infill Housing Design Guidelines

- 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.
  - When several infill houses, porches and the habitable portion of each house should be about the same distance from the street as the original houses.
  - 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. House Orientation and Side Yards
  - New housing should be proportional to the dimensions of the lot and other houses on the block.
  - 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 streets without alleys, garages or parking pads should be at least 20' behind the front façade of the infill house with access limited to one lane between the street and the front façade.
  - On those streets which have alleys, driveways should not be permitted from the front of the house.
  - Alley oriented parking pads, garbage collection points, and utility boxes should be screened with a combination of landscaping and fencing.
- 4. Scale, Mass, and Foundation Height
  - The front elevation should be designed to be similar in scale to the other houses along the street.
  - The front façade of new houses should be about the same width as original houses on the block.
  - If extensions or bays were typically part of the neighborhood's historic house design, such elements should be incorporated into infill housing.
  - New foundations should be about the same height as the original houses in the neighborhood.
- 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' 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.
- 6. Windows and Doors
  - When constructing new houses, the windows 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 façade 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 Infill neighborhoods.
- 8. Siding Materials
  - Clapboard-like materials should be used in constructing new housing where painted wood siding was traditionally used.
  - Faced stone, vertical siding, and other non-historic materials should not be used in building new houses.
- 11. Landscape and Other Considerations
  - One native or naturalized shade tree should be planted in the front and rear yards of infill lots with 25' or more in depth to the front of the house