Major exterior rehabilitation and new secondary structure.

Selective demolition on the existing house:

- Remove upper-level addition; remove front porch enclosure; repair to the front porch foundation (or reconstruction, using as much existing brick as possible); repair to front stairs.
- Removal of shed roof addition on left side/rear.; remove left side stair window; removal of non-historic side porches.
- Removal of rear addition (measuring approximately 11'-6" deep).

Restoration scopes:

- Roofline: reconstruction of centered, two-story, front-gable massing on facade, based on footprint on Sanborn map. Reconstruction of original cross-gable roofline; intersecting gable projecting towards rear to remain. New asphalt shingles on all roof slopes.
- New wrap-around front porch, based on footprint on Sanborn map. The proposed porch will be two stories, featuring composite tongue-and-groove porch flooring (Aeratis Heritage or similar), painted wood balustrades with spindles set into top and bottom rails, new painted wood fluted columns, new upper-level newel posts to match design of lower-level columns. The porch overhang will feature rafter tails. New skirtboard above brick foundation under porch.
- Rear elevation: where non-historic shed-roof addition is removed, a new shed-roof, two-story screened-in back porch is proposed for the rear right corner of the house. The porch will feature painted, fluted wood columns, a painted wood balustrade on the second story, and new composite tongue-and-groove flooring.
- Siding: new wood lap siding, cornerboards, and trim, to match original exposure visible on sections of existing house. New decorative wood shingles proposed for front roof gable.
- Windows: at least 8 existing original windows proposed to be restored to working condition; other non-historic windows proposed to be replaced with new wood double-hung windows with profiles and trim to match original pattern (or simple trim pattern comparable to similar houses in neighborhood).
One new decorative stair window proposed on the left elevation's second story.
- Additional: new gutters, new louvered vent on rear elevation roof gable, new stepped masonry side walls on the existing front steps, with a simple cast iron handrail.

Secondary structure (garage and accessory dwelling unit):

New secondary structure, to be located at the rear right (north) corner of the property, in the location of the historic garage based on the Sanborn map. The secondary structure will measure approximately 716 sq. ft. The building is 1.5-stories tall, with a front-gable roof dormer projecting toward the west elevation, a shed dormer projecting to the east. Carriage-style garage doors will be located on the north elevation (fronting the alley), with secondary entries on the south and west elevations. The roof will be clad in asphalt shingles, with a future rooftop solar array proposed for the west elevation, and the building will be clad in smooth-finished fiber cement lap siding with trim and cornerboards to reflect house. Windows are proposed as paintable fiberglass double-hung windows.

HZC CONDITIONS OF APPROVAL PER 3.21.2024 MEETING: 1) final window selections to be provided to staff for approval; 2) final site plan, including ADU and new driveway, should meet the City Zoning Code and City Engineering standards; minor revisions may be approved by staff; 3) metal roofing details and material to be submitted to staff for approval; 4) denial of proposed new foundation windows.

A. Roofs
1. The shape of replacement roofs or roofs on new construction shall imitate the shapes of roofs on neighboring existing houses or other houses of the same architectural style.
2. The eaves on additions or new buildings shall have an overhang that mimics existing buildings near the property. A minimum eave overhang of at least eight inches must be retained or used on new buildings or additions to existing buildings.
3. Repair or replace roof details (chimneys, roof cresting, finials, attic vent windows, molding, bargeboards, and other unique roof features).
4. Materials used in roofing existing buildings or new construction shall duplicate the roofing materials originally found in the neighborhood. Asphalt or fiberglass shingles can be appropriate, as are wood, slate, standing seam metal, or metal shingle or tile roof coverings. The color of roofing materials should be a dark green, charcoal gray, black, or dark reddish brown to simulate the original roof colors.
6. Roofs that are visible from streets shall retain their original shapes. Do not introduce roof elements such as dormers to a roof shape that is original.
7. Gutters shall be half-round if they are replacing half-round gutters; newly installed gutters may be half-round with round downspouts if they are installed on Victorian-era buildings.

B. Windows
1. Original windows shall be reused if possible. It will be much less expensive and much better historically to retain the original windows, and it is inappropriate to replace them with new windows that differ in size, material, and pane division.
2. If replacement windows are necessary, they shall be the same overall size as the originals, with the same pane division and the same muntin depth, width, and profile. They shall be the same materials as the original windows, which were generally wood.
3. True divided lights shall be used in replacement window sashes with more than one pane.
5. It can be appropriate to design and install additional windows on the rear or another secondary elevation. The design must be compatible with the overall design of the building.
7. Storm windows can be allowed as a way to increase the energy savings of a historic house. Interior storms should be considered. Exterior storms can be appropriate, if they are designed so their meeting rail duplicates that of the original window, and if they are wood or color clad metal, matching the building's trim. Exterior windows shall not be used unless they do not damage or obscure the original window and frames.

C. Porches
1. Historic porches on houses in Old North Knoxville should be repaired, or may replicate the original porch if documentation of its size and design can be discovered.
2. Design elements to be incorporated in any new porch design must include tongue and groove wood floors, beadboard ceilings, wood posts and/or columns and sawn and turned wood trim when appropriate.

D. Entrances
4. A replacement entrance shall not create a false appearance. A new entrance or porch must be compatible in size, scale, and material.
6. Service (rear) entrances may not be altered to make them appear to be formal entrances by adding paneled doors, fanlights, transoms or sidelights.
7. Secondary entrances must be compatible with the original in size, scale, and materials, but clearly secondary in importance.

Wood
3. Replacement siding must duplicate the original. Trim and patterned shingles that must be replaced must also duplicate the original material.
5. Wooden features shall be repaired by patching, piecing-in, or otherwise reinforcing the wood. Repair may also include limited replacement with matching or compatible substitute materials, when elements remain and can be copied.
6. Wood features that are important in defining the overall historic character of the building shall not be removed.
7. Replace only deteriorated wood. Reconstructed in order to achieve a uniform or "improved," "new" appearance is inappropriate because of the loss of good historic materials.
8. An entire wooden feature that is too deteriorated to repair or is completely missing shall be replaced in-kind. If features are replaced, the materials they are made from shall be compatible with the original in size, scale, and material. Replacement parts should be based on historical, pictorial, and physical documentation.

Masonry
7. Match replacement mortar to the original mortar in color, composition, profile, and depth. If necessary, analyze the original mortar to determine the proportions of lime, sand, and cement. A scrub technique shall not be used to repoint. The width or joint profile shall not be changed unless the change will return the joint to its original appearance. Sound mortar should not be removed.

Additions
1. Locate exterior additions at the rear of or on an inconspicuous side of a historic building, limiting the size and scale in relationship to the historic building, and using appropriate proportions.
2. Design new additions so that it is clear what is historic and what is new.
3. Consider the attached exterior addition both in terms of the new use and the appearance of other buildings in the historic district. Additions shall be distinguishable from the historic building, but shall be compatible in terms of mass, materials, size, texture, and scale. Additions shall be designed so they can be removed without destroying the form of the historic building.
4. New additions should not be visible from streets.
6. Do not cause a loss of historic character through a new addition.