Historic Zoning Commission

Fort Sanders NC-1: Level III

8-E-18-HZ

Applicant Request

Level III. Construction of new primary building

Demolish noncontributing building at 1523 Forest and combine lot with 1519 to construct 2 multi-family buildings at ~2200 sf each. The buildings are set back approximately 12.5 feet on each side from the lot line and 17 feet from the sidewalk. The two-story side-gable buildings will be of frame construction sheathed in smooth-finish fiber cement board or LP board and covered with a roof of dimensional asphalt shingles.The foundation in front will raise up 16" from the walkway. The foundation will be finished in a smooth stucco finish. Each building will be fronted by two-level porches with 1523 having a shed roof and 1519 having a front gable on the second level. The 8-foot deep porches will have tongue-and-groove decking with a composite or synthetic material similar to that supplied by Archadeck, and the top rails, also supplied by Archadeck, will have a double top rail as shown. Balusters to be either flush with bottom rail (preferred) or sandwiched between a top and bottom 1x4. Windows will be vinyl 2-over-2 single-hung with single-light 2x2 square casement windows on the side elevations at bathrooms. Painted wood or fiberglass doors will be half -light. Vehicular acess will be from the alley with parking in the rear. The parking lot will be paved in a combination of concrete and reinforced gravel.

Site Info

1519 Forest is a vacant lot and the 1523 Forest rancher is non-contributing due to age

1) The Ranch-style house at 1523 Forest is noncontributing due to its late age, constructed or heavily remodeled sometime between 1980 and 1990 according to tax records. The lot at 1519 is vacant - a one-story Queen Anne cottage was once located on this lot, and its demolition date is unknown.The lots are within the Fort Sanders NC-1 and the Fort Sanders NC-1.

2) The setback from the sidewalk at ~17 feet matches that of the historic house at 1531Forest Avenue.

3) The streetscape and context of the 1500 block of Forest Avenue has been heavily intruded upon and the streetfaces are lined with vacant lots, modern apartment buildings, and altered facades; therefore, there is not an existing historic development pattern to follow. This allows flexibility in building style, placement, and size.

4) Each of the two individual multi-tenant houses appears as a single-family house from the exterior façade.

5) The porch balustrade will have a double top rail to reduce the apparent height, since it must be 42 inches high for multi-family.

6)The building design and materials as submitted meet the Fort Sanders design guidelines for new contruction of multi-family and single-family buildings.

7) The mature holly tree in front of the 1523 Forest will be retained.

8) The parking is situated to the rear of the buildings off the alley, and meets the design guidelines for landscaping.