Historic Zoning Commission

Ft. Sanders NC-1: Level III

7-G-13-HZ

Applicant Request

Level III. New construction of primary building(s) or deviation from guidelines

This project is located between Clinch Avenue and Laurel Avenue and is being developed as student housing in two buildings. One building faces Clinch Avenue and one building faces Laurel Avenue. There is about 35' of elevation change between the two streets. An exterior courtyard will be provided between the two buildings, but will not be visible from the public streets. There are two levels of below-grade parking. One level is entered via Laurel Avenue and one level is entered via Clinch Avenue. There is an arched garage entrance at the western-most end of each building facing each street. The windows throughout the project will be dual-pane vinyl double-hung, some single and some grouped.
Along Clinch Avenue, the building is 6 stories and the ground floor units have direct access to the street level. All entry doors will be raised panel, metal doors. The units above will be accessed via a corridor located on the interior of the site. An amenity center is located on the ground floor on the eastern end of the building. The materials on the first two floors will be mostly masonry while the upper floors will be mostly stucco (no EIFS) with some fiber cement siding in the recessed areas. The roof along Clinch Avenue will be flat and will be covered in a single-ply membrane. It will house the condensing units which will be screened from view.The entrance to underground parking will be accessed from Clinch Avenue. Extensive landscaping along the street will be provided and will be composed of native material.
The building facing Laurel Avenue will be three stories in height with a pitched roof (covered in composition shingle) to maintain the character of the existing neighborhood. The condensing units will be located on the interior side of the sloped roof and will be screened from the existing neighborhood. The elevation along Laurel Avenue will have various materials and color. The ground floor will consist of masonry and fiber cement elements while the upper floors will be mostly fiber cement and stucco with some shaker siding on the bay projections. The units along Laurel Avenue will not have direct access to the street. Extensive native landscaping will also be provided along Laurel Avenue.

Site Info

Located between Clinch Avenue and Laurel Avenue. There is approximately 35' of elevation change between the two streets.

STAFF FINDINGS

1) The Fort Sanders Design Guidelines list the following features that were significant in developing the guidelines. This project incorporates the following "Historic Forms" in one portion or another:


• Bays, creating an added dimension along the street

• Porches or stoops, adding architectural rhythm

• Variation in design but consistency in proportions of windows and entrances

• Similar front yard space, framed by bays or porches

2) The Clinch elevation proposal exhibits bays with first-level porches in a rhymthmic streetscape pattern. Heavy projecting cornices delineate the first level. The easternmost bay of this elevation exhibits variation in design. The westernmost end should incorporate more variation as well on the upper levels.

3) The Laurel elevation proposal does not include entrances or porches, but exhibits rhythmic bays as does the Clinch Street side. Recessed raised planting beds would allude to recessed porch areas and will add to the attractiveness of the streetscape.

4) The materials and design are more residential in nature on the Laurel elevation to lend compatibility with existing residences along the street, e.g. front-gabled projecting bays w/shingle siding on the upper level. This elevation should incorporate window proportions on first level that allude to glass (or French) doors in keeping w/street-facing entrances.

5) The stepback of the upper elevations on the Laurel Avenue side are further than the 8-foot recommendation in the guidelines in order to provide more deference to the nearby residential properties along Laurel.

6) In order to provide the greater stepback along Laurel, no stepbacks are proposed for upper levels of the 6-story building along Clinch. However, the building is proposed to be 3 levels less than the 9-story building across the street.

7) The setbacks are similar to most typical on the streetscapes (18'-5"-Laurel, 13'-Clinch, 16' on ends.)

8) The proposed materials are mostly those listed in the design guidelines: fiber cement board, brick, and stucco. However, the guidelines state that stone facing as proposed should not be used. A "blonde brick" in place of the proposed stone would be more in keeping with historic materials.

FORT SANDERS DESIGN GUIDELINES (to be entered in their entirety into the record)

A. Height, Scale and Massing
" Three significant elements: similar height, bays extending toward the street, and porches provide pleasant architectural rhythm -- those elements are important in designing infill housing and larger- scale buildings."

B. Roofs
Historic Fort Sanders houses have steep roofs, dormers, hipped roofs or other variations that enhance
the neighborhood skyline.

C. Porches
Porches were universal in Fort Sanders.They are essential in providing architectural harmony along the street. They also served as a place to enjoy pleasant weather and to socialize. They continue to define the neighborhood, and provide security, offering a built-in neighborhood watch program.

D. Wallcoverings
Clapboard, shingle and brick were the main building materials in Fort Sanders. Stucco was occasionally used . . .Materials not typical in pre-1940 construction should not be used. These include . . . stone facing.

E. Windows and Entrances
Windows were vertical in orientation and doors were generally wood with recessed panels or glass.

F. Landscaping
Front yards in the neighborhood had oak, maples and magnolia trees and houses were framed by shrubbery. With trees on both sides of the street, there was shaded canopy over the sidewalks, making a walk through the neighborhood pleasant even on hot summer days. Fences were not used often in Fort Sanders.

G. Landscaping
Front yards in the neighborhood had oak, maples and magnolia trees and houses were framed by shrubbery.

I. Placement on the Lot
The relationship to the street is critical in maintaining a pedestrian scale n the neighborhood. On most streets, the original setbacks were from 20 to 25 feet away from the sidewalk, less than 10 feet away from side lot lines.