Design Review Board

Lonsdale Infill Housing Overlay District

12-B-20-IH

Applicant Request

1. Per 8.7.E, a COA is required for any request for subdivision approval within the IH Overlay District. The Design Review Board has the responsibility of reviewing and approving new lot dimensions and setbacks for conformance with the Heart of Knoxville Infill Housing Design Guidelines. Typically, the subdivision and plat review and approval precede the approval of new construction on the lots. The City Homemaker program requires Infill Housing approval prior to final sale of the lots; subdivision and plat review will return to the DRB for review.

2. The new house is proposed to be placed on the center of two combined lots, with equal side setbacks of 18' and a front setback of 22' from the front porch to the property line and 30' from the primary house to the property line. Per KGIS, the average front setback of the block is 18.4 feet. However, there are substantial discrepancies in front property lines between the tax assessor's parcels and the ward map. Front setbacks should be verified to be consistent with the original houses on the block when the subdivision plat is reviewed by the DRB. The site plan includes a walkway to the street.

3. The design guidelines note that the "typical city lot prior to 1930 was 50 feet wide. This dimension led to the development of houses which were relatively narrow and had substantial depth. Toward the mid-twentieth century, the increase in lot width was reflected by the development of the Ranch house."

This block of Thomas Street has an eclectic mix of contemporary infill construction, some Minimal Traditional or transitional Ranch houses, and some highly modified Craftsman-style houses. There are at least five lots wider than 50' wide on the block, including both older houses and new construction previously reviewed by the Infill Housing Review Committee (in 2016 and 2017). Combining two lots reduces the block's capacity for buildable lots and additional housing. In the context of this specific block, it is not inappropriate.

4. Parking and access from the rear alley meets the design guidelines. Parking should meet City Engineering standards and incorporate landscaping as screening.

5. The proposed house is a Ranch-style house, with a simple rectangular form and a side-gable roof. The front façade is wider than the oldest houses on the block, though the block does feature primarily modified historic houses (Craftsmans and Minimal Traditionals with substantial side additions) and contemporary infill houses with similar façade widths. The one-story height on a raised foundation is appropriate for the context. The foundation should be verified to be consistent in height with original houses in the neighborhood.

6. The proposed 8' deep, 16' wide front porch meets the design guidelines in proportions, placement, and materials. The tapered piers on brick columns demonstrates a Craftsman influence.

7. Guidelines encourage paying attention to window placement and the ratio of solid (the wall) to void (the window and door openings), and that façade windows and doors incorporate similar proportion and placement to original houses on the block. Additional windows should be incorporated on the rear and side elevations, and façade windows should be revised to be symmetrical (with the rightmost window reflecting the same size as the left). The Board may also choose to discuss the placement of the interior windows on the front porch.

8. The design guidelines encourage new roofs to have a similar pitch to original housing on the block. The proposed 5/12 pitch is significantly more shallow than historic properties. Eave overhangs should be incorporated to add visual interest and complexity.

9. Vinyl horizontal siding, an asphalt shingle-clad roof, and a stuccoed foundation meet the design guidelines. The design should incorporate lap siding with an overlap instead of Dutch lap to better reflect historic siding patterns.

10. The application includes the planting of dogwood trees in the front and rear lots to meet design guidelines.

Site Info

Proposed new construction on two approximately 40' wide lots. Rectangular house will measure 44' wide by 30' long and be centered on the lot, with the front porch set approximately 22' from the front property line and the primary house set 30' from the property line. The house features an 8' deep and 16' wide front porch centered on the façade (southwest elevation), connected to the street with a concrete walkway.

Access is provided by a 12' wide by 57.55' long concrete driveway extending off the alley to the rear of the property.

The house features a 5/12, side-gable roof clad in asphalt shingles. The exterior is clad In 4.5" Dutch lap vinyl siding and the foundation is clad in stucco. Windows are one-over-one, double-hung vinyl.

Façade (southwest) features a centrally located door, accessed by a 4' wide stair, flanked by two one-over-one, double-hung windows. The porch features a 5/12 front-gable roof supported by tapered columns on brick piers. The porch gable is clad in vinyl shingles. Two windows are located on the outside bays, with the rightmost window as a smaller, square window. A secondary entry is centered on the left elevation, with one additional one-over-one, double-hung window to the left. One window is proposed for the rear elevation, and one is proposed for the right elevation.