Level III: Fort Sanders NC-1
8-E-18-HZ
Approved With Conditions
Recommendation
Staff recommends approval of the demolition of 1523 Forest Avenue and the new construction proposal with the condition that the manufacturer for the porch balustrade is provided, along with the profile of the porch components to be utilized. Also, that a landscape plan for the parking area to be provided indicating compliance with the Fort Sanders Design Guidelines.Applicant Request
Other: Construct 2 multi-family buildings- Demolish noncontributing building at 1523 Forest and combine lot with 1519 to construct 2 multi-family buildings at ~2200 sf each. The buildings are set back approximately 12.5 feet on each side from the lot line and 17 feet from the sidewalk. The two-story side-gable buildings will be of frame construction sheathed in smooth-finish fiber cement board or LP board and covered with a roof of dimensional asphalt shingles.The foundation in front will raise up 16" from the walkway. The foundation will be finished in a smooth stucco finish. Each building will be fronted by two-level porches with 1523 having a shed roof and 1519 having a front gable on the second level. The 8-foot deep porches will have tongue-and-groove decking with a composite or synthetic material similar to that supplied by Archadeck, and the top rails, also supplied by Archadeck, will have a double top rail as shown. Balusters to be either flush with bottom rail (preferred) or sandwiched between a top and bottom 1x4. Windows will be vinyl 2-over-2 single-hung with single-light 2x2 square casement windows on the side elevations at bathrooms. Painted wood or fiberglass doors will be half -light. Vehicular acess will be from the alley with parking in the rear. The parking lot will be paved in a combination of concrete and reinforced gravel.
Fort Sanders NC-1
- Style: Ranch (1980-1990)
- 1519 Forest is a vacant lot and the 1523 Forest rancher is non-contributing due to age
- Style: Ranch (1980-1990)
Applicable Guidelines
Fort Sanders NC-1, adopted by the Knoxville City Council on September 13, 2000.
See Guidelines- A. HEIGHT, SCALE, AND MASSING
- 1. Foundation heights should be consistent with other pre-1940 buildings in the neighborhood.
- 2. 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.
- 4. Apartment buildings shall have porches with an outside entrance from the street for every 50 to 75 feet of street frontage. Porches should be proportional to pre-1940 housing.
- 5. The height of new apartment, office and commercial buildings, including a mix of those uses within a building, shall be limited by the underlying zone. The front and side street yard provisions shall be the same as those for single-family detached construction for the first three stories. Upper stories shall be set back further from the street.
- 6. For the fi rst 35 feet, buildings should have similar setbacks, bays and covered entrances that complement the historic architecture on the street.
- 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 the 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.
- 3. Porches and related features shall be counted in the open space calculations as follows:
- • Porches: 3 times the floor space
- D. WALL MATERIALS
- 1. Paint color is not regulated.
- 2. Clapboard (or clapboard-like 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.
- 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.
- 3. Egress windows will have to be designed to comply with fire/building code provisions.
- 4. Accent windows are appropriate with new construction.
- 5. Double hung sash windows are recommended for two- to three-story new construction.
- 6. Variations of double hung windows should be considered in relation to the design of new buildings.
- 7. The proportions of upper level windows should not exceed the proportion of the first level.
- 8. Upper level windows should be provided and aligned with doors.
- 9. There should be at least 50% transparency, that is created by windows or french doors and balconies, on the recessed breaks between sections of buildings, including buildings joined together.
- 10. Entrances to the building should be provided from the street, using doors that have similar proportions and features to pre-1940 architecture.
- 11. 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 parking area. An oak or maple are examples of native shade trees. The minimum space for a tree planting area is 7' x 7'; open space, composed of grass or other natural ground cover, should be at least three times the space devoted to tree planting areas within the parking lot.
