Historic Zoning Commission

Fort Sanders NC-1: Level III

6-I-18-HZ

Applicant Request

Level III. Construction of new primary building

Construct parking garage of brick and precast concrete (scored with reveals) as an addition to an existing parking garage to the adjacent north. The garage is proposed to have two above-ground levels along Highland and Eighteenth within the NC-1district, and due to the topography, rises three levels along Laurel Avenue, which is outside the NC-1 district. The levels are dileneated by horizontal band openings in the current design. The garage is proposed to cover most of the lot with a setback on Highland Avenue to be 14 feet and on Eighteenth Street to be between 4 and 6 feet. The overall height along Eighteenth Street and Highland Avenue is 22 feet. A recessed public seating area featuring an angled metal panel (with rubbed finish) is proposed at the corner of Highland Avenue and Eighteenth Street. The design incorporates large format metal panels by Duracast and angled metal mullion fins or blades. The currently proposed design exhibits 6 metal canopies which project 3 to 5 feet from each bay on the first level of the Eighteenth Street façade. There will be no vehicular entrances or exits in the garage addition, only openings for pedestrians. The masonry wall the ground level is proposed to be 3 feet high and will block the headlights of vehicles. Shades of rigid metal fabric are proposed within the openings for screening of interior views of the garage.

Site Info

Formerly two residential lots fronting Highland Avenue within the NC-1containing three contributing Queen Anne-style houses and one masonry store building (fronting Eighteenth Street). Demolition approved for all four historic buildings May 24, 2018.

1. The proposed setback is 14 feet from the sidewalk along Highland Avenue and between 4 and 6 feet along Eighteenth Street. The design guidelines for Large-Lot Development recommend 20 feet for front yards. The two street frontages at corner lots are each considered to be front yards.

2. The pilasters along the street frontages are proposed to project a few inches as scaled on the drawings, and the overhanging metal canopies project about 4 feet; however, there are no projecting bays indicated. The design guidelines for Large-Lot Development recommend building bays that project out to 5 feet for 50% of the façade. These bays should be arcticulated to have vertical orientation to be compatible with the character of this urban neighborhood.

3. The proposed facades are punctuated by pilasters at about ~ 27 feet on center. The design guidelines for Large-Lot Development recommend breaks (projections and recesses) in front facades of at least 6 feet wide and 5 feet deep.

4. The proposed height above grade is ~ 22 feet which is permitted by the underlying zone and would not be taller than two-story houses in the surrounding area.

5. The front setbacks for houses along Highland are etween 15 and 20 feet. The design guidelines for Commercial Development recommend that commercial buildings have similar setback and bays so as not to detract from the historic architecture on the street.

6. The proposed materials for the garage are brick and pre-cast concrete. The design guidelines for general development list brick as an acceptable material. Metal and pre-cast concrete are not a material listed in the design guidelines.

7. The horizontal band openings are not compatible with the residential character of the buildings in the surrounding streetscapes. Vertically oriented windcows with metal framed divisions to breakdown the scalewould be more compatible with the residential character of the surrounding development.

8. Screening of the openings is important to reduce view of the interior and light overspill.

9. Although trees are indicated in the rendering, there are no specifications for size and type available to staff at this time. The design guidelines recommend planting one native shade tree (e.g. oak or maple) and one ornamental tree (e.g. dogwood) in both the front and rear yards for every 50 feet of lot width.

10. Shrubs and plantings are indicated along the base of the building in the rendering. The design guidelines recommend planting shrubs near new buildings to complement the foundation height, windows and entries.

11. The design has a similar aesthetic to other buildings on the medical campus, and provides a contrast to the residential character of the frame historic houses along Highland Avenue and Eighteenth Street.