Historic Zoning Commission

Ft. Sanders NC: Level II

10-F-23-HZ

Applicant Request

After-the-fact review of exterior rehabilitation elements which do not align with Historic Zoning Commission review and issued COA (1-D-23-HZ). The application was postponed by the HZC at the October 2023 meeting so the applicant could provide specific proposed solutions.

Changes completed during construction are described below. The applicant has provided a response document as a revised application. The primary change proposed in the packet is the installation of double-hung windows with a tint coat in front of the installed glass block windows. The applicant proposes to retain the slider windows based on a guideline that "egress windows should comply with fire and building code provisions" and proposes a single-light window to be installed in the doors.


Façade windows:
- On the center bays of the second story, glass block windows were installed instead of one-over-one, double-hung windows as proposed. The glass block windows also appear to be extended in height from the drawings, with the bottoms of the windows resting on the porch roof instead of separated by sills and 1-2 courses of brick as shown.
- On the outside bays of the second story, the windows are smaller in height and width than shown in the approved drawings. The drawings show the outermost frame of the second-story windows aligning with the outermost frame of the first story windows; as built, the second-story windows are centered over the first.
- On the dormer, windows have been enclosed from the inside with black-painted, fire-resistant backing. Photos provided indicate two pairs of sliding or casement windows on the new right side dormer (left side dormer not shown); approved drawings indicated three double-hung windows.

Brick masonry:
- The COA stated that brick repair and masonry repointing should meet specifications of NPS Preservation Brief 2. The brick used as infill is different in color and texture than the original.

Front entry:
- A projecting entry vestibule was constructed, with doors recessed from the primary façade. The approved elevation drawing depicted two multi-light exterior doors flanking a wood panel, flush with the primary elevation, and centered on the façade. The doors are two six-panel metal doors separated by a brick wall.

Site Info

Two-and-one-half-story residence with a hipped roof clad in asphalt shingles, a brick exterior, and a continuous brick foundation. Hipped roof centered on façade.

1. 1800 Clinch Avenue is a contributing resource to the Fort Sanders National Register Historic District and local NC overlay. Exterior rehabilitation and dormer additions were approved by the HZC in February 2023 (1-D-23-HZ). At the October meeting, the application was postponed to allow the applicant opportunity to submit specific solutions to the various discrepancies from the initial approval and COA.

2. All review of the work is after-the-fact; the changes to be reviewed by the HZC were completed on-site and recognized by Plans Review and Inspections to differ from the approved COA. The application describes fire and building-code related decisions driving the changes. The design guidelines do note that "egress windows will have to be designed to comply with fire/building code provisions" but these elements require approval by the HZC. The applicants should have identified the fire-rated requirements for duplexes/independent living facilities with many bedrooms alongside the floor plan and elevation designs.

3. Second-story center windows: the glass block windows and window size is inappropriate for the building's design and does not reflect the approved COA. The initial staff recommendation, and Commission discussion, noted that the applicant should select double-hung, one-over-one windows and revise the window heights to reflect the initial approval, be the same overall size and placement as the windows on the second-story outer bays, and include sills as initially submitted.

The application proposes installing "tint coated" double-hung windows in front of the glass block windows, to retain the fire protection of glass block but meet the design guidelines which recommend double-hung windows be used. The applicant should submit additional details on the "tint coat," and a section showing the double-hung windows' installation within the

Provided the framing and panes of the additional double-hung window are aligned in plane with the adjacent second-story windows, this may be an appropriate solution. If they are flush or project outward from the building elevation, the applicant should remove the glass block and install double-hung windows as initially proposed instead.

4. Side dormer modifications: instead of three double-hung windows as proposed, the applicant installed two sliding windows. The design guidelines note that double-hung windows should be used on two- and three-story new construction details; the dormers are new construction. To accommodate a 24" clear height and use easy-purchased materials, the applicant used slider windows. As installed, the slider windows are lower in header height than the depicted double-hung windows. The applicant should discuss why 24" clear height could not be accomplished with double-hung windows. The slider windows should be replaced with double-hung windows as initially proposed.

5. Entryway: The new entry vestibule somewhat reflects the engaged brick pilasters which used to flank the front door. The new entry vestibule differs from the approved designs, but does not detract from the overall building's design. New entry doors are recommended to have "similar proportions and features to pre-1940 architecture." Due to the projecting entry vestibule (constructed outside of the approved COA), the doors will be minimally visible from the right-of-way. The Commission recommended incorporating additional transparency into the doors via the installation of fixed windows, transoms, or sidelights. The applicant proposes to install single-light fixed windows in the upper panels of the door.