Historic Zoning Commission

Ft. Sanders NC-1: Level III

8-L-20-HZ

Applicant Request

Level III. Construction of new primary building

Proposed construction of a new primary structure (duplex). The proposed house is 42' wide by 42' long, and proposed to be set 25' from the property line, approximately 9' from side property lines, and approximately 53' from the rear property line. The house has a centrally-located front porch, measuring 20' wide by 6' deep. A secondary porch is centrally located on the rear elevation, measuring 16' wide by 5' deep.

The proposed house features a side-gable roof with a pitch of 8/12, clad in asphalt shingles, with approximately 24" eave overhangs on front and side elevations. The house rests on a 9'-4" tall brick foundation, with a solider course and a rowlock sill course above the foundation. The exterior is proposed to be clad in fiber cement lap siding, with fiber cement corner boards and trim, and fiber cement shingles in the side gable fields.

The façade (north) features two hipped dormers with 4/4 double-hung windows evenly spaced on the roof slope. The first story is four bays, with the two outside bays as paired 9/9 double-hung vinyl windows with fiber cement board trim. The two inside bays are multi-light doors, evenly spaced on the centrally located porch. The roof features two evenly-spaced hipped massings, centered over each entry, supported by round Doric-style columns. The second story features two paired 9/9 double-hung vinyl windows aligned with the first-story windows, and smaller paired 4/4 double-hung windows on the center bay.

The side elevations (east and west) are identical. Side gable fields feature triangular louvered vents, fiber cement shingles, and 1' wide horizontal trim. The basement level features three sets of three adjoining 9/9 double-hung vinyl windows and a smaller window. The first-story features one pair of the same windows, followed by a single window of the same design, and a smaller 3/3 double-hung window. Second-story windows are the same design, including one set of three adjoining 9/9 double-hung windows.

The rear (south) elevation features a centrally located, hipped-roof porch supported by round columns, above two multi-light secondary entries. There are no other windows proposed for the first story. The second story features two sets of paired 9/9 double-hung windows and two smaller windows.

The house will be accessible from a set of concrete steps leading from the sidewalk. The design includes a significant amount of built up grade on façade and rear elevations, which serves to obscure part of the 9'-4" tall foundation. The applicant has included one new oak tree and one new ornamental tree in the front yard, the preservation of one tree in the rear yard, one new ornamental tree, and one new maple in the rear yard. There are six parking spots accessible from the alley.

Site Info

Vacant lot.

1. The proposed house will be located on what the guidelines classify as a "traditional lot." Nearby houses on the block fronting Laurel have setbacks between 19' and 26'. The lot immediately east of the proposed new construction is a paved parking lot. Placement of the primary house at 25' from the property line, with a 6' deep front porch, will maintain a consistent streetscape along the 1700 block of Laurel Avenue. Placement of the house is appropriate.

2. A two-and-one-half-story house could be proportionate to the surrounding houses on the block. Adjacent houses are two stories with steeply pitched roofs, with a two-and-one-half-story house located at 1711 Laurel Avenue. However, the house proposes a total foundation height of 9'-4" to incorporate habitable space in the basement level. While the applicant is proposing to build up the grade on the façade and rear elevations, the height from the bottom of the foundation to the roof peak would be approximately 42' tall. The proposed foundation height is not consistent with the historic context, and would make the overall house taller than its context.

3. The surrounding block features several examples of houses designed in the 1920s and 1930s, featuring Revival styles that are slightly later than the Queen Anne styles in other sections of Fort Sanders. The adjacent houses at 1723 and 1724 Laurel Avenue demonstrate a Colonial Revival style; the proposed new construction is a contemporary interpretation of this style, featuring a symmetrical façade, multi-light windows, Doric porch supports, and a simple side-gable roof. Drawing inspiration from different architectural styles will add to the overall richness of the neighborhood context.

4. The proposed roof pitch of 12/12, with an 8/12 pitch on the front porch roof and 12/12 pitch on the façade dormers, is appropriate for the style of the house and the neighborhood context. The roof incorporates sufficient detailing, including eave overhangs, fascia details, and dormers to provide variation.

5. The proportions and materials of the front porch clearly correspond to the house's proposed style and reflect similar proportions of the 1700 block of Laurel, especially the adjacent Colonial Revival houses. While the two hipped massings on the porch are a unique design, they are proportionate to the house and clearly delineate the two entries on the façade. The cornice detail and columns add to the overall effect.

6. The proposed 9/9 double-hung windows, and smaller double-hung accent windows, are appropriate for the house's style and meet the design guidelines. Additional windows are needed on the rear elevation's first-story. The proportions of windows on the basement level are not comparable to historic houses in the neighborhood. As the "built-up grade" proposed for the façade and rear elevations is not incorporated in the side elevations, these basement level windows will be significantly visible from the public right-of-way. The front doors should be centered under the porches to provide symmetry consistent with historic architecture.

7. The proposed materials, including fiber cement lap siding, trim, and cornerboards; an asphalt shingle roof with eave overhangs and fascia details; and a brick foundation all meet the design guidelines.

8. The incorporation of new native shade trees and ornamental trees in the front and rear yards meets the design guidelines.