Commission cites structural risk, approves demolition and reconstruction plan for Fort Sanders house

The Historic Zoning Commission on Dec. 18 approved demolition of a contributing structure at 1618 Clinch Avenue and then approved a reconstruction proposal for the same lot after hearing engineering evidence that renovation would be unsafe or financially infeasible.

Staff presented photos and a structural engineer’s letter noting inadequate floor joists, damaged load-bearing walls and a significantly deteriorated brick foundation. Owner and builder Joshua Henson described interior demolition work that revealed extensive deficiencies and expressed safety concerns. The commission discussed the rising number of demolitions in recent meetings but accepted the engineer’s assessment and voted to approve the demolition with the condition that any salvageable historic materials be identified and documented prior to demolition.

The commission then reviewed the new‑construction proposal for the site. Staff recommended approval of the reconstructed primary structure (certificate 12I25HC) with conditions including reduced side setbacks to match the approved site plan, compliance with building and zoning standards, poured-concrete retaining wall to match the existing, a front-yard shade tree and submittal of final masonry and window details for staff review. Commissioners asked clarifying questions about chimney height and brick details; the owner and design team said they could meet the conditions. The commission added an option for face-brick cladding on the chimney and approved the reconstruction with conditions.

Commissioners repeatedly urged careful documentation and salvage of historic materials where feasible and noted concern about a broader pattern of demolitions tied to ownership changes and interior demo work.

Quote: "It's just so far gone... somebody could either get hurt remodel... or somebody could get hurt in the future." — Joshua Henson (owner)

Next steps: Applicant to submit final site and masonry details for staff review and provide documentation of any salvaged materials prior to demolition.