Historic zoning panel approves Mechanicsville duplex, allows staff to accept alternative siding with neighborhood sign-off

The Knox County Historic Zoning Commission on July 17 approved a certificate of appropriateness for a proposed two-unit duplex at 210 Canceller Avenue in the Mechanicsville overlay, but only after attaching a condition that allows staff to accept alternative siding materials if the neighborhood organization submits formal documentation supporting the change.

Staff had recommended approval subject to multiple conditions — including wood lap siding, wood or aluminum-clad wood windows, brick-clad chimney extending above the roofline, a wood tongue-and-groove porch ceiling and flooring, and a stucco or brick veneer foundation — reasoning that the project’s scale and massing fit the block but that certain materials and details should be refined to meet the overlay’s design guidelines.

Applicant R. Bentley Marlowe told the commission he prefers fiber-cement (Hardie) siding and said he would not proceed if required to use wood. “Hardiplank is allowed by the U.S. Department of the Interior,” Marlowe said, asserting that fiber-cement is used on similar new-construction infill elsewhere and noting durability and fire- and pest-resistance benefits. Neighborhood representative Carly Harrod, speaking for members of the Omni (Old Mechanicsville Neighborhood Interest), said the neighborhood prefers the current written guidelines, which disallow artificial siding on primary structures; she and other neighbors urged the commission to require wood where the guidelines call for it.

Commissioners wrestled with three issues: whether the 1988 (revised 2011) Mechanicsville guidelines’ phrase “artificial siding” was intended to ban only vinyl or also modern fiber-cement products; whether the panel could or should delay a decision to allow fuller neighborhood consideration; and how middle-housing standards (which require a 2-foot projection or recess for long, narrow building forms) affected design choices such as a faux chimney or bump-out. The board attorney and staff explained that the commission could not waive middle-housing zoning requirements and that recent changes to the vested-rights statute (vesting at date of submission in some cases) complicated promises applicants sought about future code amendments.

A first motion — to approve the staff recommendation but omit staff conditions on siding and the middle-housing projection — resulted in a 4–4 tie and failed. After additional deliberation, the commission voted to approve the staff recommendation with one modification: the commission retained the guideline-based preference for wood lap siding but delegated to staff the ability to approve alternative siding material (for example, a specific fiber-cement product or a synthetic brick for a short projection) provided an official letter from the neighborhood organization demonstrates support. Commissioners also removed the separate staff condition labeled #7 in the packet. The roll-call vote on that final motion was recorded in favor by all voting commissioners.

The approval lets the applicant proceed with a design that meets the other code and guideline conditions while creating a clear path for the neighborhood to formally endorse an alternative material without requiring the applicant to return to the commission. The commission’s action preserves the neighborhood’s design guidelines and creates a narrow administrative route to accommodate an alternate siding only after an explicit, documented neighborhood decision.

Next procedural steps: staff will monitor any paperwork from Omni and will review any proposed alternative material submittals under the delegated authority. If the neighborhood submits official documentation of support, staff may approve an alternative siding; otherwise the applicant must meet the board’s original material conditions.