Historic Zoning Commission

Ft. Sanders NC: Level II


Staff Recommendation

Staff recommends approval of Certificate 4-D-24-HZ, subject to the following conditions:
1) applicant to submit a revised roofline drawing, clearly showing the area to be reconstructed,
2) existing roof pitch on the main front gable massing to be retained;
3) replication of the original round fluted porch columns or installation of 10 by 10 square columns;
4) final drawings to indicate appropriately sized cornerboards and window trim;
5) final site plan to meet City Engineering standards and requirements of the base zoning code.

Applicant Request

Additions; Doors; Masonry repair/painting; Porch; Roofing; Siding; Windows

Exterior rehabilitation and new rear and right side addition.

Exterior rehabilitation scopes include removal of existing vinyl siding and installation of new fiber cement lap and shingle siding. Corner front porch will be reconstructed in-kind, with the corner hipped roof to be reconstructed, and new square porch supports. Applicant also lists roof replacement, new fascia and soffits, replacement of windows and doors, repair and replacement in patches to the brick foundation, removal of the metal awnings and exterior shutters.

New rear and side addition, to include reconstruction of on the right side elevation. The shed-roof dormer on the right side will be removed. New two-story, gable-roof massing to project from the rear, featuring a centered secondary entry, and a side-gable massing projecting to the left. The right side elevation will receive a new addition via two side-gable massings evenly spaced on the building elevation. The right side additions will be clad in fiber cement shingle siding, with windows evenly spaced on the first story, one in the gable field, and two in the basement. A secondary entry will be located in the basement (as existing).

Site Info

Craftsman, c.1915

1.5-story frame residence, with a front-gable roof, an exterior of vinyl siding, and a rusticated concrete block foundation. Recessed corner porch.

1. 1704 Highland Ave is a contributing resource to the Fort Sanders National Register Historic District and local NC overlay.

2. The application includes the removal of exterior vinyl siding and installation of fiber cement lap and shingle siding, which meets the Fort Sanders design guidelines. The project should incorporate appropriately sized vertical cornerboards and window trim, which are not shown on the drawings. The rusticated concrete block foundation is not original to the structure; replacement with a brick cladding typical to the neighborhood is appropriate.

3. Reconstruction of the front porch roof and foundation meet the design guidelines. The drawings show the front porch roof as extended out to the existing foundation. The architectural inventory in the NC overlay report note the round fluted columns are original; if possible, the original columns should be replicated. Larger 8 by 8 or 10 by 10 square wood columns would also be appropriate.

4. Some window openings may be shifted and new openings will be installed on the side and rear elevations. Overall, the revised window placement is evenly spaced and the proportions meet the design guidelines.

5. The drawings show the façade roofline as lower in pitch than the existing roofline; the original roof pitch on the façade should be retained. The application proposes to remove sections of the rear elevation roofline to build a rear addition. The rear addition's roofline appears stepped up in height from the massing closest to the façade, but the roofline drawing provided as part of the site plan does not correspond with the existing roofline or the section highlighted as the proposed addition. As drawn on elevations, the roofline appears appropriate within the design guidelines, but the applicant should provide a revised roofline drawing showing specifically what will be reconstructed.

6. In general, the placement of a new addition on the rear and side elevation is appropriate within the guidelines. The projecting side-gable massing additions on the right side are compatible in scale with the existing house.

7. The replacement door on the façade should meet the design guidelines ("similar proportions and features to pre-1940 architecture") and retain the original transom window if possible.

8. Front yard parking does not meet the design guidelines; the current front driveway is existing but may not meet Engineering standards. Final modifications to the site plan will be necessary to meet City Engineering standards for parking. The house and parking area should remain below the 45% impervious surface requirement for the zoning. The final site plan could be approved by staff, provided there are no substantial modifications to the addition's design and placement.


John Holmes

Planning Staff
Lindsay Crockett
Phone: 865-215-3795
Email: lindsay.crockett@knoxplanning.org
Location Knoxville
1704 Highland Ave. 37916

John Holmes