Historic Zoning Commission

Ft. Sanders NC-1: Level II

8-J-20-HZ

Applicant Request

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

Full exterior rehabilitation. House has received numerous modifications since its original design as a prominent house on a corner lot, including the accommodation of six separate apartments on the interior; this rehabilitation aims to restore historic features. Original features to be preserved include steeply-pitched primary hipped roofline, four projecting side gables with wide eave overhangs and cornice returns (two on each side), brick masonry exterior, projecting masonry bays on east elevation, and large window openings. Applicant will restore corner wrap-around porch as visible on 1917 Sanborn maps, and remove and reconstruct non-historic side additions.

Façade (north elevation):
- Removal of non-historic enclosed front and side porch. Scope will include reconstruction of hipped roof, front porch, which will wrap around east elevation. Proposed porch details include a square cornice, 6x6 turned posts, a balustrade of square wood pickets, tongue-and-groove flooring, and a shiplap porch ceiling.
- Removal of non-historic façade dormer
- Reconstruction of shed-roof addition on façade, including foundation. Foundation reconstruction will incorporate existing brick on façade (with CMU behind).

East elevation (fronting 17th Street):
- Removal of enclosed front and side porch. Front porch will wrap around east elevation, with a hipped roof. Porch foundation will be reconstructed using historic brick as cladding for CMU foundation.
- Side porch and gable-roof dormer above will be reconstructed. Porch will receive new brick-clad foundation, round columns, and a shed roof with design and eave overhangs to reflect original. Reconstructed dormer will be centered between existing gables.
- Removal of metal stairs.

South elevation (rear):
- Removal of non-historic rear addition.
- Repair to masonry.

West elevation:
- Removal of multiple non-historic, structurally unsound side additions.
- Reconstruction of existing shed-roof dormer. Reconstructed dormer will be centered between gables.
- Side additions (towards rear) will be replaced with one new shed-roof addition. Addition will feature fiber cement board siding and three one-over-one, double-hung windows. Existing footprint will not be expanded.
- Repairs to masonry foundation on section highlighted on application drawings in green. Reconstruction of this section of masonry foundation/wall will re-use existing brick and install a new footing behind.

Work also includes: repair to existing foundation brick, replacement of front and side doors, replacement of windows with 1/1 double-hung vinyl windows; replacement of fascia, soffits, and gutters; new asphalt shingle cladding on roof; new porch steps with handrails.

Conditions of approval identified at 8/20/20 HZC Meeting:

1) The overall project (including the reconstruction of elements) should retain (or reconstruct, where necessary and documented) character-defining features on the house, including the brick masonry exterior, wide eave overhangs with detailed fascia and soffits, the porch cornices, eave overhangs and full cornice returns on the side gable fields, original window openings and sills, projecting side bays with masonry details;
2) Original window openings not to be expanded or enclosed, especially on the rear and side elevations;
3) All masonry repair and repointing to meet the standards of NPS Preservation Brief 2;
4) Overall size of side elevation projecting gables to be maintained (not to be expanded or reduced);
5) Rear parking to meet City Engineering standards;
6) If masonry foundation or wall repair exceeds the scope presented in this application, a new application should be submitted to staff and/or the HZC.

Site Info

One-and-one-half-story masonry residence with a hipped roof with four lower gables projecting to the east and west elevations. Multiple significant alterations, including several shed-roof additions on west elevation, dormer additions, and a rear addition. House features masonry exterior with projecting bay windows, full cornice returns, and an enclosed front porch.

1. 1702 Highland Avenue is a contributing structure to the Fort Sanders National Register Historic District and the local historic overlay.

2. Overall, the application includes the preservation and restoration of many character-defining features of the house, including the corner wraparound porch visible in the 1917 Sanborn maps, the brick masonry exterior, the four projecting gables with wide eave overhangs and cornice returns, and the large original window openings. These existing architectural details of the house should be retained.

3. While the two side dormers (east and west elevation) are later modifications, the existing materials indicate they could be considered historic additions. Reconstruction of these dormers to meet contemporary building codes and maintain egress capacity is appropriate within Fort Sanders's design guidelines.

4. The removal of several non-contributing, poorly constructed additions is appropriate, including the multiple shed-roof additions on the west elevation, the enclosed front porch, and the rear corner addition.

5. Removal of the enclosed front corner porch and restoration of the wraparound porch with a hipped roof, square cornice, and new porch supports and balustrade meets the design guidelines. Eave overhang and cornice details should match those installed on the east elevation side porch.

6. On the east elevation, the reconstruction of the side porch to meet building codes and support the gable-roof dormer is appropriate. The new porch should include the character-defining features of a square cornice, wide eave overhangs, and wide columns.

7. On the west elevation, repair and reconstruction to the section of masonry foundation and wall that has been documented as deteriorated is appropriate. As this house is listed on the NRHP, repair to the masonry and repointing should meet NPS Preservation Brief 2. If the extent of masonry reconstruction exceeds the sections that are presented in the application, a revised application should be submitted to HZC and/or staff for review.

8. New materials proposed for the side addition and dormers meet the design guidelines. The use of fiber cement siding on the side addition and shingles on the gables will serve to differentiate the new elements from the historic house.

9. The proposed replacement windows meet the neighborhood design guidelines. New windows should be installed in original window openings, especially on the rear and side elevations, and not enclose the openings.

10. Parking should meet City Engineering Standards.