9-D-22-HZ

Level III: Fairmont-Emoriland NC

Approved With Conditions

Case File

Recommendation

Staff recommends approval of Certificate 9-D-22-HZ (secondary submission) as submitted.

Applicant Request

Accessory structure; Other: New primary structure

- New single-family house fronting Emoriland Boulevard, and new secondary structure (accessory dwelling unit) to the rear of the property. The house is proposed for an approximately 50' wide by 150' long lot, and proposed to be set approximately 35' from the front property line. The irregularly-shaped house measures approximately 32' wide on the façade (north), approximately 51' long on the east (left side) elevation, and approximately 32' long on the west (right side) elevation. The house is relatively evenly placed on the lot, set 5' from the left side property line and approximately 12' from the right side property line. The parking extends from Emoriland Blvd on the right side of the house, featuring a 10' wide strip driveway which extends to gravel parking in the rear.
- The cross-gable roof features a 6/12 side-gable massing facing the street, with an irregular hipped-roof massing extending at an angle to the rear. The roof is clad in pre-finished 5V metal roofing, the house is clad in 10" horizontal fiber cement siding, and the house rests on an approximately 2' tall cast concrete foundation. All windows are aluminum-clad wood.
- The façade (north) features two aluminum-clad picture windows on each edge, and a full-light wood door accessible by an entry stoop. The front door is flanked by a small section of wood panel siding and a sliding decorative wood screen door. An irregularly-shaped concrete porch and stairs extend from the front door to the corner of the property. The east elevation (left side) features an angled gable roof, two small single-light windows centered on the elevation, and a single-light picture window at the corner, adjoining the façade. The applicant has provided a secondary option for the east elevation, with an additional single-light picture window in the upper gable field. The south (rear) elevation is comprised of adjoining, full-height, wood sliding doors and windows, with a wood exterior door in the center. An irregularly shaped daylight monitor (similar to a rectangular dormer with a window, extending upwards from the roofline) is located on the roof slope. The west elevation (right side) features a single-light picture window at the corner adjoining the façade, with two additional single-light windows in the upper gable field. The site plan also includes a low wood porch connecting the house's rear with the secondary structure, concrete pavers, and the retention of several existing trees.
- The ADU is approximately 24' by 20', with an additional 6' roof overhang on the front (northwest) elevation. The ADU features a shed roof clad in prefinished metal roofing, 10" horizontal fiber cement siding, and a cast-in-place concrete foundation, all to match the primary structure. On the ADU's façade, a full-light wood door is adjoined by multiple single-light, aluminum-clad wood windows to the right. A single light picture window is located on the upper level of the right side and a secondary door is located on the left.
- CONDITIONS OF APPROVAL PER 9/15/2022 HZC MEETING: 1) Secondary structure to be
- revised to meet design guidelines and City zoning code requirements and return to the HZC for review; 2) Front sidewalk and porch design to be revised to connect directly with the street and meet City zoning code requirements (10.4); 3) Final site plan to meet City Engineering requirements for parking and remain within impervious surface limits of base zoning.

Fairmont-Emoriland NC

- Style: N/A
  - Vacant lot. See associated new primary structure drawings.

Applicable Guidelines

Fairmont Park Neighborhood Conservation District Design Guidelines, adopted by the Knoxville City Council on November 26, 2002.

- A. New Development and Additions Construction of new buildings, accessory buildings and additions
- 1. The design of additions and accessory buildings should be consistent with the character of the main structure.
- 2. New buildings on vacant lots shall be set back the same distance from Emoriland or Fairmont Boulevards as the adjacent buildings.
- 3. The width of side yard setbacks should duplicate the average side yard widths of the three adjacent existing buildings on each side of the subject property.
- 6. The entrances and front facades of new buildings located on Emoriland and Fairmont Boulevards should be sited facing those streets. The front facade should have a strong sense of entry.
- 7. Sidewalks should run from the front sidewalk to the front entrance, reinforcing the established rhythm and emphasizing the importance of the front entry.
- 9. Accessory buildings should be located at least fifteen feet to the rear of the front facade line
- B. Building and Roof Form
- The houses in Fairmont-Emoriland are diverse in their architectural designs and trim, with roof variations formed by flat roofs, offsetting gables or hips, telescoping gables and dormers. Wings extend from the main body of the buildings and porches or porticos add further diversity. In constructing new buildings:
- 1. Houses with the same design of front facades cannot be repeated within five adjacent houses.
- 2. A matrix of the primary architectural designs and their features found in the Fairmont-Emoriland neighborhood is shown on page 6 of this report. New designs should interpret one of these design types, with features drawn from the matrix and appropriate to that style.
- 3. New buildings and additions should not incorporate round-topped windows, or windows with arched transoms. However, Palladian-design windows with flanking side windows, and flat-topped transoms are acceptable.
- 4. The minimum roof pitch should be appropriate for the style of house that is being constructed, as shown on the matrix in these guidelines.
- 5. Stoops, porticos or front porches are required for new buildings in the neighborhood, with the appropriate form drawn from the matrix of style types.
- 6. Most buildings should incorporate complex planes in the design of their front facades, as shown on the attached matrix.
- 7. The average foundation height of new buildings should replicate the average height of buildings on adjacent lots.
- 8. The height of newly constructed buildings from the first floor to the top of the first story should replicate the height of neighboring buildings.
- See chart noting "matrix of prevalent house styles and design features" enclosed in staff report.
- C. Materials
- 1. In constructing new buildings, the materials to be used should respect individual designs as shown on the matrix on page 00 of this report.
- 2. If an addition is made to an existing house, the wall cladding materials should duplicate those on the existing house, or as shown on the matrix on page 00.
- 3. Board and batten and materials noted on the matrix can be used on accessory buildings located in the side or rear yards.
- 4. The following wall cladding materials should not be used on primary buildings or on accessory structures visible from Fairmont or Emoriland Boulevards: T-111 or similar products; exposed concrete blocks.
- D. Access and Parking
- Many of the houses along Fairmont and Emoriland Boulevards were built before use of the automobile was widespread. Driveways, if they exist, are of minimal width. Front sidewalks access the entry off of the primary sidewalk at the street. Garage doors on accessory structures facing the primary streets of the neighborhood are usually located at the rear of the lot. All of these factors act to preserve the impression of the neighborhood as a streetcar, or walking neighborhood, which contributes to its historic setting.
- 1. The carports or doors of attached garages should not face Emoriland or Fairmont Boulevards.
- 2. Attached garages or carports should be located fifteen feet back of the front facing facade.
- 3. Detached garages shall be located behind and to the side of the existing house.
- 4. If driveways are built they should be 9-12' wide. Separate tire strips of aggregate exposed concrete are encouraged.
- 5. Parking pads should not be placed in the front yard.
- 6. Sidewalks should connect the public front sidewalk to the front entrance.
- E. Landscaping, Walls and Fencing
- Several factors form the setting for historic houses in the Fairmont-Emoriland neighborhood. They include the driveways themselves, walkways from the front sidewalk and mature trees. While these visual images affect the setting, they also impact on drainage issues with First Creek. The amount of impermeable features such as paving and roofs has a direct effect on the amount of runoff in First Creek, and the degree of flooding that can occur downstream. Additional mature trees and landscaping will also reduce immediate runoff and moderate the effects of intense rainfall.
- 1. The maximum lot coverage for impermeable features such as paving and roofs on any lot shall be 40%.
- 2. If driveways are constructed, they should be as narrow as possible.
- 3. Mature trees in the designated area should be protected, with residents and agencies encouraged to maintain trees that currently exist, and to begin planting the next generation of trees as soon as possible in conformance with the Master Plan now being drafted.
- 4. Prior to any grading, a site plan should be prepared depicting trees that are to be conserved with any new development.
- 5. The front and rear yards of new houses constructed on Emoriland or Fairmont Boulevards should provide for large, native trees that will reach at least 50' in height at maturity. At least one tree should be placed in each of the front and rear yards. Examples of these include oaks, maples, sweet gums, sycamores, and other native trees that are suited to the environment and soils of the neighborhood. Existing trees may be included.
- 6. At least one native ornamental tree such as a dogwood or redbud should also be planted in the front and the rear yards of each newly built primary structure in the neighborhood.
- 7. Fences and freestanding walls over 30" tall shall not be constructed in front of the front facade of houses facing Emoriland or Fairmont Boulevards.
- 8. There should be no mailboxes at the street on Emoriland or Fairmont Boulevards; all mailboxes should be attached to the front facade of houses.
- 9. Foundation plantings with low ornamental shrubs should be installed with new construction