Historic Zoning Commission

Old North Knoxville H-1: Level II

7-D-19-HZ

Applicant Request

Level II. Major repair or replacement of materials or architectural elements

COA issued 2/28/2018 stated "an opening in the existing stone retaining wall on Armstrong Ave [to align] with a new staircase in the existing stone wall will provide access from the sidewalk and on-street parking." Applicant is requesting omission of this requirement, based on concerns for the structural integrity of the wall which extends across three lots, including the lot where construction is taking place. 1403 is located in the middle of the three lots. Applicant provided an assessment by a structural engineer, which opines that opening the wall and vibrations related to stairway construction would create a risk of total wall collapse.

Site Info

One and one-half story, wood-frame house with a clipped gable, metal roof, and an exterior of cement fiber shingle siding. The foundation is continuous parged CMUs. A one-story porch extends the length of the façade (east), featuring a hipped metal roof. A second-story recessed balcony is centered below the primary gable on the façade. An integral, screened-in, porch is located at the southwest corner of the house. Windows are of multiple shapes and sizes, but of wood material with wood trim. Doors are wood-framed, full-light glass doors.

1. The COA, issued on 2/28/2018, stipulates that "an opening in the existing stone retaining wall on Armstrong Avenue aligning with a new staircase in the existing stone wall will provide access from the sidewalk and on-street parking."

2. The house constructed at 1403 Armstrong Ave. is smaller in height, scale, and massing than its two adjacent neighbors and other houses on the street.

3. The masonry retaining wall is a character-defining feature of the Armstrong Avenue streetscape. The masonry wall is approximately 3' high and serves to demarcate the public sidewalk from private yards, which are elevated due to the natural topography of the west side of Armstrong Avenue. The wall also provides pedestrian access to the primary entries.

4. On the west side of Armstrong Avenue, the masonry wall extends in front of six houses, from the street's northern terminus, south to the intersection with Kenyon Street. Four houses have access to the public sidewalk via cuts into the retaining wall, stone or concrete staircases, and sidewalks leading to the primary entries. There are five additional cuts into the wall for driveways.

5. One section of the wall, in front of 1349 Armstrong Avenue, was reconstructed in February 2019 (per Google StreetView).

6. Secondary structures visible from the street, such as those located at 1365 Armstrong Avenue and 1349 Armstrong Avenue, are recessed behind the primary residences and do not feature pedestrian access via cuts in the retaining wall.

7. The pedestrian access cuts into the retaining wall lend a sense of permanent visual connection to the public right-of-way along Armstrong Avenue.