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Commission postpones contentious Fort Sanders new‑building proposal after debate over scale
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Summary
The commission postponed consideration of a large secondary building proposed at 1803 Clinch Avenue after weeks of refinement; staff said the new structure's massing and scale overwhelm the primary historic house and recommended denial, while the applicant argued revisions address prior concerns.
The Knoxville Historic Zoning Commission voted April 16 to postpone for 30 days a decision on a large new secondary building proposed at 1803 Clinch Avenue in Fort Sanders after an extended debate about massing, scale and compatibility with the primary historic house.
Staff said the proposed second building — a three‑story L‑shaped structure located to the rear and left of the existing house — is significantly larger and more complex in form and massing than the primary historic building and that the Fort Sanders design guidelines did not anticipate this type of quasi‑primary construction. "In the opinion of staff, the second building does not meet the intent of the guidelines or the overlay and is not appropriate," staff said, urging denial of the certificate.
Applicant Logan Higgins told the commission the design has been revised multiple times in response to feedback and argued the project complies with underlying zoning, includes upper‑story setbacks and courtyard transitions, and that lower roof pitches can further reduce perceived height. "We believe this follows the goal to compatibly blend old and new," Higgins said, adding that the proposal preserves the historic house and that some reductions in pitch would lower the perceived scale.
Neighborhood representatives and the Fort Sanders neighborhood rep supported staff's concerns about scale; an email from the neighborhood rep was read into the record supporting the staff recommendation. Commissioners debated whether the project can be made compatible by lowering roof pitch, stepping back upper floors and adjusting parking and fenestration. Several commissioners said the application had improved but remained too large. One commissioner summarized the core issue: whether the second building would remain subordinate to the historic house.
Given remaining disagreement over size and massing and the absence of final revised plans, a commissioner moved to postpone the application for 30 days to allow the applicant to submit alternative roof‑pitch options and massing diagrams. The motion passed; staff recommended denial without prejudice in the absence of acceptable revisions, but the commission chose postponement to permit the applicant to return with further changes.
The applicant said the team would examine lower roof pitches, additional stepback and parking strategies to reduce perceived massing and return for further review.
