Historic Zoning Commission

Ft. Sanders NC: Level III

10-G-20-HZ

Applicant Request

Level III. Construction of new primary building

Proposed construction of a new primary structure (duplex). The proposed house is 42' wide by 42' long, and proposed to be set 25' from the property line, approximately 9' from side property lines, and approximately 53' from the rear property line. The house has a centrally-located front porch, measuring 20' wide by 6' deep. A secondary porch is centrally located on the rear elevation, measuring 16' wide by 5' deep.

The proposed house features a side-gable roof with a pitch of 8/12, clad in asphalt shingles, with approximately 24" eave overhangs on front and side elevations. The house rests on a brick foundation. The exterior is proposed to be clad in fiber cement lap siding, with fiber cement corner boards and trim, and fiber cement shingles in the side gable fields.

The façade (north) features two hipped dormers with paired 4/4 double-hung windows evenly spaced on the roof slope. The first story is four bays, with the two outside bays as paired 9/9 double-hung vinyl windows with fiber cement board trim. The two inside bays are multi-light doors, evenly spaced on the centrally located porch. The roof features two evenly-spaced hipped massings, centered over each entry, supported by round Doric-style columns. The second story features two paired 9/9 double-hung vinyl windows aligned with the first-story windows, and smaller paired 4/4 double-hung windows on the center bay.

The side elevations (east and west) are identical. Side gable fields feature triangular louvered vents, fiber cement shingles, and 1' wide horizontal trim. The basement level features three adjoining 9/9 double-hung vinyl windows in egress window wells. The first-story features one pair of the same windows, followed by a single window of the same design, and an additional double-hung window. Second-story windows are the same design, including one set of three adjoining 9/9 double-hung windows.

The rear (south) elevation features a centrally located, hipped-roof porch supported by round columns, above two multi-light secondary entries. There are no other windows proposed for the first story. The second story features two sets of paired 9/9 double-hung windows and two smaller windows. The roof features a large shed-roof dormer featuring two sets of paired 6/6 double-hung windows.

The house will be accessible from a set of concrete steps leading from the sidewalk. The applicant has included one new oak tree and one new ornamental tree in the front yard, the preservation of one tree in the rear yard, one new ornamental tree, and one new maple in the rear yard. There are six parking spots accessible from the alley.

Conditions identified at 10/15/2020 HZC Meeting:
1) addition of first-story windows on the rear elevation.
2) revision of dormer proportions and placement to better reflect historic context.

Site Info

Vacant lot.

1. The proposed house will be located on what the guidelines classify as a "traditional lot." Nearby houses on the block fronting Laurel have setbacks between 19' and 26'. The lot immediately east of the proposed new construction is a paved parking lot. Placement of the primary house at 25' from the property line, with a 6' deep front porch, will maintain a consistent streetscape along the 1700 block of Laurel Avenue. Placement of the house is appropriate.

2. A two-and-one-half-story house could be proportionate to the surrounding houses on the block. Adjacent houses are two stories with steeply pitched roofs, with a two-and-one-half-story house located at 1711 Laurel Avenue. The design has been revised; the grade will no longer be built up and foundation windows will be located in egress window wells. The visible brick foundation will be approximately 2' tall on the east side elevation, and approximately 4' tall on the west side elevation. The foundation height has been revised to be more consistent with its historic context. At 30' tall, the house will be on the taller end of houses on the block.

The massing of the house is substantial compared to the surrounding block. Guidelines recommend that "single-family detached infill housing be proportional to other pre-1940 houses in terms of height and width." The proposed infill construction is a duplex, accommodating 6,758 of square footage; with a 42' by 42' square footprint, the overall massing is large.

3. The surrounding block features several examples of houses designed in the 1920s and 1930s, featuring Revival styles that are slightly later than the Queen Anne styles in other sections of Fort Sanders. The adjacent houses at 1723 and 1724 Laurel Avenue demonstrate a Colonial Revival style; the proposed new construction is a contemporary interpretation of this style, featuring a symmetrical façade, multi-light windows, Doric porch supports, and a simple side-gable roof. Drawing inspiration from different architectural styles will add to the overall neighborhood context.

4. The proposed roof pitch of 8/12 is the minimum pitch recommended within the design guidelines, used to accommodate the square shape of the house. The 12/12 pitch on the front porch roof and an 8/12 pitch on the façade dormers are proportionate for the house. The roof incorporates sufficient detailing, including eave overhangs, fascia details, and dormers to provide variation.

5. The overall proportions of the front porch correspond to the house's contemporary interpretation of a Colonial Revival style. While the two hipped massings on the porch are a unique design, they are proportionate to the house and delineate the two entries on the façade. The cornice detail and columns add to the overall effect.

6. The proposed 9/9 double-hung windows, and smaller double-hung accent windows, are appropriate for the house's style and meet the design guidelines. Additional windows are needed on the rear elevation's first-story; guidelines state that "the proportions of upper level windows should not exceed the proportion of the first level." The basement-level windows will be minimally visible from the right-of-way.

7. The full-width dormer on the rear elevation is not a historic form, though it will not be visible from Laurel Avenue and minimally visible from Clinch Avenue. The properties to the rear of 1720 Laurel Avenue, fronting Clinch, are two or two-and-one-half story duplexes or multi-family apartments. The two hipped-roof dormers on the front roof slope are large, to accommodate two adjacent egress windows. From the side elevation views, both dormers are significantly large massings. Their proportions and placement should be considered in relation to other Colonial Revival-style houses.


8. The proposed materials, including fiber cement lap siding, trim, and cornerboards; an asphalt shingle roof with eave overhangs and fascia details; and a brick foundation all meet the neighborhood design guidelines.

9. The incorporation of new native shade trees and ornamental trees in the front and rear yards meets the design guidelines