Historic Zoning Commission

Ft. Sanders NC-1:

10-F-01-HZ

Applicant Request

Construct new condominium complex contained in two buildings.

Site Info

CONDITIONS FOR APPROVAL:
1) Alter the window pattern within each vertical bay, and differ the materials, so that the vertical bays read as separate houses.
2) First floor units facing Highland must be accessible directly from the city sidewalk at the front of the parcel; there should be no security fence to isolate the development from the street.
3) The depth of porches facing Highland should be 8' to allow for adequate seating.
4) Wood railings (balustrades) for porches and balconies should be constructed of 1-3/4" to 2" pickets that can be square cut and should be spaced on 5" to 6" centers, with the balusters inset into the top and bottom rails.
5) If street lighting is used, it should be appropriately styled and scaled.
6) Existing trees along Highland should be illustrated and marked for retention. The landscaping plan should utilize foundation plantings.
7) The dumpster should be secured, and readily accessible to tenants and the service company.
8) It is understood that the rear building will not be constructed for at least six months. The historic zoning commission should either word any Certificate so that it is understood the final design of the parking garage must be approved before construction of the second building is approved, or they should limit the expiration date of the Certificate so that final design details can be examined prior to construction of the rear building.


Neighborhood Comments:

The applicant met with the Historic Ft. Sanders Neighborhood Association on Thursday, September 27, 2001. HFSNA has reviewed the proposed drawings submitted to this office on the same date. A summary of their comments is shown below.

I. Design
A. Façade - 1) Eliminate the fake dormers and chimneys, using the money to alter the roof shape to a more complex design. 2) Alter the window pattern to reinforce the "separate houses" look. 3) Differ the pattern of materials on the façade to reinforce the look of "separate houses."
B. Entrances - It should be possible to access first floor units facing Highland directly from the street. Sidewalks in the development should link the front porches with the city sidewalk.
C. Fence - Any fence in front of the façade should be no taller than waist high. If a security fence is necessary it should be moved back to the line of the façade.
D. Balconies and porches - Balustrades should have a top and bottom rail. The balusters can be sawn, rather than turned, but should be set on 5" to 6" centers and should be inset into the top and bottom rail. They should be painted. Porch depth should be greater than 5-6'; an increase to 8', even with reduced setbacks, would allow them to be used.
E. Corner bay/turret - The corner turret could be engaged into the corner to create a more desirable appearance and enhance the interior units.
F. Internal Parking - It would be preferable to block the line of sight into the internal parking by using an "L" shaped building at Highland and 16th. The same location could also be enhanced by using a brick wall with a metal gate linking the two buildings across the driveway.
G. Bays and balconies - How are the balconies that appear above the bay windows supported?
H. Supplemental street lighting, if used, should be appropriately styled and scaled.

II. The existing trees along Highland should be shown and marked "to be retained," with new planting being foundation, rather than "island" style planting.

III. The dumpster should be buffered by landscaping or an enclosure that allows access by the tenants and the service company.

IV. The underground garage with its illustrated parking appears difficult to use in that there is inadequate turn around space and cars will need to back into the alley. The elevation is also unclear.