Infill Housing Review Committee
Updates for 3-B-20-IH

3-B-20-IH

New Primary Structure: Driveways, parking pads, access point, garages or similar facilities
Site Info

The applicant is proposing a new house and driveway for 826 Watauga Avenue. Proposed Site: 1. The front setback of the primary structure is 38.6 ft. and the setback for the front porch is 30 ft. 2. The applicant has stated he will keep as many trees as he is able. 3. The site plan shows driveway access off of Watauga Avenue. 4. The applicant has stated he will provide a walkway to the street. Proposed House: 1. The proposed new house is a 3-bedroom, 1-story structure measuring 30' W x 44' D. It has an asymmetrical front faҫade with a 16'W x 8'D front porch on the left side of the front faҫade. 2. The house is reminiscent of the Craftsman style. 3. The gable roof utilizes seal-tab shingles and has a 7:12 slope ratio. A smaller gable with the same materials and slope extends over the front porch. 4. The walls beneath the gables on the front faҫade are clad in vinyl shake siding. The large gable wall has a small rectangular vent at the top. 5. The porch roof is supported by three tapered wood columns on top of brick piers. The columns feature a plain base and capital. Wood rails and balusters run between the brick piers on both sides of the stairs. 6. The front door is appropriate for a Craftsman-style house. 7. There are two sets of 3-over-1 double-hung, double windows on the front faҫade. All other windows are 1-over-1. Notes on the floor plans state that all bedroom windows meet egress requirements. 8. The left side elevation shows three windows; the right shows two. 9. There is a rear deck with stairs on the left side elevation leading down to the yard. A rear door provides a second access point. 10. Exposed foundation will be stucco on the sides of the house, brick on the front to match the piers. 11. The drawings show horizontal siding on all other exterior walls. The applicant has stated it would be lap siding. However, he is also considering board-and-batten siding to differentiate it from the neighboring structure, which is also before this board this month for review (8-C-20-IH).

Staff Recommendation

1. The finished floor height shall be 1-foot higher than the railway profile due to topography and potential flooding. 2. Driveway and parking pad shall meet City of Knoxville Engineering Department requirements. a. Parking pad shall be 18 ft x 20 ft. b. If using a gravel surface, a minimum of 10-15 ft of asphalt or concrete is required to be installed from the street to keep gravel off of the alley, and landscape timbers must be installed along both sides of the driveway and around the parking pad to contain the gravel. 3. Parking pad should be screened with landscaping and/or fencing (p. 7). 4. A walkway should be installed from the front porch to the street to be consistent with other houses on the block (p. 5). 5. Utilize lap siding versus Dutch lap or horizontal panels to more closely resemble the exterior materials historically utilized in the neighborhood (p.13). 6. At least one tree should be retained (or planted) in the front and rear yards since the house is set back more than 25 ft from the street (p. 16). ADDITIONAL COMMENTS: 1. The City of Knoxville's Engineering Department requested the access to be allowed off of Watauga Avenue since the alley behind this lot is one-way and terminates at the railroad. Conditions of the alley are further complicated by the difference in height between the alley surface and the lot line. The Committee agreed to allow access off of the street for this reason, provided the driveway be located to the side of the house and terminate at least 20 feet behind the front faҫade of the house. 2. The City of Knoxville's Engineering Department requested for the finished floor height of the structure to be 1-foot higher than the railway profile due to topography and potential flooding. This will result in a foundation height that could be as high as 5 feet. Houses on the street have a similar foundation height, so the request is in line with the Infill Housing Guidelines. 3. Front and side setbacks proposed are consistent with other houses on the street. The nearest developed property to the west is set back 40 ft, while the front porch is set back 30 ft from the property line. 4. Neighboring houses on Watauga Avenue feature walkways connecting the front porch or stoop to the street. 5. Lap siding more closely resembles the exterior materials historically utilized in the neighborhood. 6. All other aspects of the proposed project are in compliance with Infill Housing Design Guidelines. 7. Historically, board and batten siding has not been used in these neighborhoods. 8. The site plan shows the correct orientation of the house; it is inverted from the floor plans and elevations, which show the front porch on the other side of the house.

Case Fileposted 2/28/2020
Oakwood/Lincoln Park Infill Housing Overlay District
Planning Staff
Michelle Portier
Phone: (865) 215-3821
Email: michelle.portier@knoxplanning.org
Location
826 Watauga Ave.
Applicant
Gary Koontz
Owner
Gary Koontz

Actions from the April 2, 2020 meeting

4-A-20-IH Approved

1. The addition, while sizable, is located at the rear of the house. The Infill Guidelines allow larger additions provided they are to the rear of the house to keep the original scale of the front faҫade consistent with other houses on the block (p.14). 2. The windows and roof materials selected are like those original to the house (p. 14). 3. The roof line has a slope similar to the original roof (p. 14). 4. Windows on the addition have a balanced solid-to-void ratio (p.10). 5. The exterior covering is not the same as the original material of the house. However, the sides have recently been resurfaced with 4' x 8' Hardi-panels with grooves to simulate siding and placed vertically. Replacement of exterior building materials is not regulated by the Infill Housing Guidelines. The Guidelines only cover materials with regard to new construction or additions. Therefore, since the Committee has no authority over the building materials on the existing structure, staff recommends approval of the vertical siding so that it is consistent with the rest of the exterior.


4-B-20-IH Approved

1. The shed location meets the base zone (RN-1) setback requirements for accessory structures. 2. The Infill Guidelines are largely silent when it comes to the aesthetics of accessory structures. Guidelines on materials, doors, etc. are for primary structures. 3. Alley access should be utilized when a functioning alley is present, so the driveway location meets the Infill Housing Guidelines. 4. The driveway will need to meet the City's Engineering Department requirements: a. The driveway and parking area must provide parking for a minimum of 1 vehicle since there is an existing front driveway. A driveway of less than 18 feet wide must be 35 feet in length. b. The gate must be at least 5 feet off of the property line, and must swing in towards the property and not out towards the alley. c. If the applicant decides to go with the wheel tracks driveway, he will need to utilitze 3-ft wide wheel strips, with a grass strip of 4 feet wide in the middle. We also need a solid surface (asphalt or concrete) in the right of way that connects to the alley or street the full width of the driveway.


4-C-20-IH Approved

The proposal is in compliance with Infill Housing Design Guidelines.


4-D-20-IH Approved With Conditions

Conditions: 1. Utilize horizontal lap siding beneath both gables to more closely resemble the exterior materials used on Ranch style homes and those historically utilized in the neighborhood. The siding should have a wide reveal (7 — 10 in) to be consistent with Ranch style architectural materials. Reasons: 1. The house can be characterized as a Transitional Ranch House. Front porches are not common to Ranch style houses; they mostly feature stoops or entries that are unobscured. There is not a lot of guidance in general regarding porches for this architectural style (p. 9). 2. The Infill Guidelines state that the addition of a porch to a Ranch-style house may be acceptable in some 1930-1950 era neighborhoods. While the Oakwood neighborhood is not from this era, several of the houses on this block are (p. 9). 3. Guidelines recommend an 8-ft porch, but since the proposal is to add a porch over an existing patio slab, staff finds the 6-ft depth acceptable. It is unclear when the patio was added. Historical aerials from the early 1980s show the patio; aerials from earlier decades are too blurry to read are (p. 9). 4. The front setback of the primary structure will not change, as the front exterior wall will remain as is. The front setback of the porch will be approximately 20 ft. This is similar to that of other front porches on the street. (Front setbacks of the primary structures with porches average approximately 20 ft. Front setbacks of porches average approximately 17 ft.) 5. The open, decorative trusses proposed are not consistent with architectural characteristics of a transitional Ranch-style house. 6. Vertical siding is not permitted per the Infill Housing Guidelines are (p. 13).