1. The applicant intends to use Section 4.6 of the zoning code, the Middle Housing standards, which are "intended to promote the development of neighborhood-scale housing forms which are compatible with existing housing in the surrounding area," and "may allow more flexible development of land than is possible under the base district zoning regulations," subject to additional dimensional, design, and parking standards. Middle Housing review occurs separately through Planning staff; the DRB review focuses on how the project meets the Infill Housing design guidelines. However, some elements of Middle Housing review may trigger site plan and building elevation revisions, which would require additional review by the DRB.

2. To accommodate four units, the applicant will re-address the property to front Bragg Street. The proposed front setback of 10' is appropriate for the context, as the east side of Bragg Street primarily features the side elevations of houses, and it meets the Middle Housing requirement of a front setback reflecting the average of the blockface, plus or minus five feet, and no less than ten feet. At 15', the left elevation will be slightly closer to Delaware Ave than the other houses on that block (the adjacent house is 20' from the front property line) but will meet the required corner side setback.

3. The proposed parking is accessed from the alley and located to the immediate right of the house's right elevation. Site plan revisions may be necessary to meet City Engineering and Middle Housing standards.

4. The guidelines for multi-unit housing recommend that "new multi-family buildings be designed in scale and context with the early architectural features of the neighborhood." the property is a corner lot, with frontage on two streets. The surrounding blocks are characterized by 1-story and 1.5-story Queen Anne cottages, Craftsman bungalows, and infill construction, which feature projecting front-gable massings, steeply-pitched roofs, and front porches. The proposed building does not incorporate many details which align with the architectural context.

5. Guidelines recommend that the height of new housing be similar to similar houses along the street. While a multi-unit townhouse form often necessitates an additional story beyond the height of the one- to 1.5-story single-family houses along the street, the townhouses are not overly tall, measuring 26' to the top of the roof peak.

6. While front-gable stoops project over the doors, the building does not use any other "bays or breaks in the front façade" that "continue the architectural rhythm of the block. The guidelines also recommend the individual units be "divided into separate sections that are proportionally similar to original houses on the block." The proposed design is rectangular in form and the individual units are only visible via the entry stoops.

7. The Bragg Street elevation incorporates 5'-6" entry stoops, supported by square posts on siding-clad piers. The proposed stoops are appropriate in scale for the individual units.

8. The Delaware Street elevation is blank, without any windows, doors, or additional design elements. The intent of both the Middle Housing standards and the Infill Housing design guidelines is to avoid blank walls, using porches, bays, and breaks in elevations to mimic the look of older houses when looking down the block. The design should be revised to provide further articulation and engagement on the Delaware Street elevation. The principal use standards for townhouses (9.3.I) also require at least 15% transparency on all elevations facing the street.

9. Guidelines recommend that windows and door styles be similar to historic houses on the block, with similar proportions and positioning, and similar ratio of solid to void. The proposed square slider windows are not compatible window types with the historic context (where double-hung windows are typical), and there is not sufficient transparency on the front and left side elevations. The proposed flush doors are also not compatible with the context. A revised design should incorporate more windows, including double-hung forms and new windows along Delaware Street, and the doors should be revised to incorporate transparency.

10. At least a 6/12 roof pitch is required in the Middle Housing standards to fill the "steep" category of roofline; 6/12 is also the minimum pitch approved by the IH guidelines. The applicant should confirm the roof pitch. Variations in roofline may be an additional tactic to differentiate the units and break up a large rectangular massing.

11. The buildings are proposed to be clad in stucco on the ground floor with vinyl siding on the upper story. While both meet the guidelines, the vinyl lap siding should feature a horizontal overlap similar to wood siding instead of Dutch lap siding or flush panels.

12. The site plan and renderings include trees and plantings that are atypical of native or naturalized vegetation in East Tennessee. Landscaping should be incorporated in the final design, including as screening for the parking area. A final landscape plan may be required for permitting.

One new townhouse building fronting Bragg Street, containing four units. The building is proposed to be set 10' from Bragg Street (front setback), and 15' from Delaware Avenue (left side setback). Overall, the building measure 91'-10" wide (containing four units that measure 24', 16', 16' and 24' wide) by 25' deep. Parking is proposed to be accessed from the alley and located to the right side of the building.

The building is two stories tall, featuring a 6/12-pitch side gable roofline. The roof will be clad in asphalt shingles; the exterior will be clad in stucco on the ground floor, with vinyl siding on the second story, and rest on a concrete slab foundation with 1'-6" above grade. The façade (southwest, fronting Bragg Street) features four gable-roof entry stoops over solid doors, one bay of 36" by 36" sliding windows per unit on each ground floor and each second story. There are no windows on the left side elevation (fronting Delaware Street) or the right side elevation. The rear elevation features secondary entries.