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Design Review Board

Level 2: Major alteration of an existing building/structure
Level 2: Addition to an existing building/structure

3-A-15-DT

This case has been appealed

Staff Recommendation
APPROVE Certificate 3-A-15-DT subject to the following conditions: 1) Modifications to the Broadway driveway access shall be reviewed by staff to verify the changes are in-keeping with the approved materials and landscaping in this plan, 2) Three shade trees must be planted within or adjacent to the parking lot, and 3) The signage must meet all requirements of the zoning ordinance, including structural standards as required by the City's Sign Enforcement Officer.Case File
Location
100 S Broadway
Applicant Request
Renovate the former gas station, create two separate additions, reconfigure the parking area and install new landscaping.

Site Demolition Plan (Sheet C1.1): Remove the existing asphalt and pavement on the site, and portions of the sidewalk to be rebuilt, as shown in the plans. The existing building and canopy structure will remain.

Site Layout Plan (Sheet C1.2):
1) The parking lot will be reconfigured on the site to include 23 spaces and will have access to Jackson Avenue and Broadway. There will be landscaping in the northwest corner of the parking area (at the intersection), within a 4-foot strip with hedges between the Jackson Avenue sidewalk and the parking stalls, and south of the parking lot adjacent to the building, as shown. On the northeastern portion of the parking lot, there will be an 18-inch wide concrete curb between the Jackson Avenue sidewalk and the adjacent parking stall that is parallel with the sidewalk. There are three shade trees proposed, as shown in the 'Conceptual Plan Rendering'. The existing parking lot light fixtures will be refurbished.
NOTE: The development team is considering converting the Broadway driveway access to one-way "in" only and will coordinate with City Engineering and TDOT for final access design. Modifications to the design are to be in keeping with the proposed materials and landscaping in this plan. In addition, the shade tree proposed for the landscape area adjacent to the intersection may need to be moved to a new location.
2) Wood stairs will be installed on the southeast portion of the site connecting the restaurant with the gravel parking area located up the hill. The handrail will be painted steel.
3) Concrete sidewalks and patio will be installed as indicated on the plan (with exception of the rear patio as described below).
4) The rear patio area, behind the 'brewhouse' and adjacent to Broadway, will have a crushed compacted granite ground cover where picnic tables will be located. There will be a 3.5 foot tall stone wall along the Broadway sidewalk that will stretch from the existing concrete wall on the southwest side of the property to a gate at the brewhouse. The gate is for emergency egress, not general access to the site. Landscaping will be provided.
5) There will be two additions to the existing building: the brewhouse will be built below the existing canopy (where the gas pumps were located) and will extend beyond the canopy toward Broadway and will maintain a minimum 5-foot setback as required by the C-2 zoning district; and the addition on the east and south side will be set into the hillside and will accommodate the kitchen, office, bathrooms, and coolers.
6) The dumpster enclosure is located on the southeast corner of the parking lot. The doors will be constructed of unfinished Corten 'Western Rib' metal siding that will weather to have a rusted finish (see the attached information sheet), which will has a similar finish as the steel storefront system and 'rust wall' panel system proposed on the building. The other three walls will be made of concrete and will have the same finish as the retaining walls. NOTE: The east and south walls of the enclosure are retaining walls.
7) The new retaining walls on the east side of the site will be concrete and have a light sandblasted finish.

Exterior Elevations (Sheet A3.1):
1) Elevation detail #5 - Remove existing garage doors and install new steel window wall (see Sheet A5.1, detail #3 for section). The glass is to be insulated and clear. An addition will be constructed on the east side of the building (left side of the elevation) that will be setback 5'-2" from existing front elevation. The exterior material facing Jackson Avenue is 1"x8" wood square lap siding (see attached product information - Montana Timber, Ranch Wood "Eastern Exposure Finish"). The existing fluorescent and pendant lights under the roof overhang will be refurbished.
2) Elevation detail #2 - The east wall of the new addition will have a concrete wall with metal doors as shown in the plans.
3) Elevation detail #1, 3 & 4 - Remove existing storefront and install new steel storefront system (see Sheet A5.2, details 2, 3 & 5).

Exterior Elevations (Sheet A3.2):
1) Elevation detail #1 - The existing canopy structure will be refurbished and a new 'brewhouse' will be constructed below. Approximately 12' of the new structure will extend beyond the canopy structure toward Broadway.
2) Elevation detail #1 & 2 - The storefront system for the brewhouse will be the same steel window wall with clear insulated glass as the main restaurant building.
3) Elevation detail #1 & 3 - The 'mill room' and 'office' portion of the addition will be clad in rust wall panels (see attached product information - Corten Roofing rust wall panels). The windows will have aluminum framing. Mechanical units will be placed on the roof of the addition and will be partially screened by the parapet wall.

Signage (Proposed Signage Package):
Sign 'A': Existing pole sign (top of lot) with 4' tall, individual channel letters with ruby red neon tube, silver aluminum letter cabinets, mounted to open steel framework. Overall dimensions - 8' tall by 10' wide.

Sign 'B': Building eave (roof) signage, 3' tall free standing open face pan channel letters with ruby red neon tube, silver aluminum cabinets. Overall dimension - 6' tall by 10' wide.

Sign 'C': Existing Jackson/Broadway pole sign - reface existing internally illuminated cabinet, install new Plexiglas faces. Overall dimensions - approximately 6' tall by 8' wide, double sided.

Sign 'D': Sign mounted to grain silo, metal panel, face lit with gooseneck fixtures. Overall dimension - 3' tall by 3' wide.
Staff Comments
The following guidelines are apply to this project:

Section 1.A.1. (PEDESTRIAN AND BICYCLIST SAFETY)
Guidelines:
1b. Require sidewalks and crosswalks that are accessible to all and are aesthetically pleasing.
1g. Consolidate curb-cuts and locate driveways near mid-block, when necessary; alley access should be provided for service and parking, if feasible.
1k. Repair pavement surfaces (asphalt, brick, concrete, etc.) to original standards when underground utility or other repairs are necessary.

Section 1.A.3. (PARKING FACILITIES)
It is important to ensure that parking facilities (both public and private) are safe, accessible, and clearly marked. New parking facilities should be designed to be attractive, compatible additions to downtown. In general, new parking facilities should remain subordinate to the street scene.
Guidelines:
3d. Screen surface lots, where they abut a public sidewalk, with decorative walls, fencing and landscaping.
3e. Distribute shade trees within surface lots at a ratio of 1 tree per 8 parking spaces. Trees may be planted in wells between spaces.

Section 1.B.2. (BUILDING LOCATION)
It is important to establish a strong relationship among buildings, sidewalks, and streets. This is typically accomplished through consistent setbacks that locate buildings on the same line.
Guidelines:
2a. Set buildings back five feet in order to provide wider sidewalk space when new construction in non-historic areas is to be more than half the length of the block.
2b. Consider using landscape elements to define the sidewalk edge where a building is to be set back from the sidewalk.

Section 1.B.3. (BUILDING MATERIALS)
New building materials should relate to the scale, durability, color, and texture of the predominate building materials in the area.
Guidelines:
3a. Use complimentary materials and elements, especially next to historic buildings.

Section 1.B.4. (ARCHITECTURAL CHARACTER)
Buildings should be visually interesting to invite exploration by pedestrians. A building should express human scale through materials and forms that were seen traditionally. This is important because buildings are experienced at close proximity by the pedestrian.
Guidelines:
4a. Encourage first floor uses that draw walk-in traffic; businesses that do not require pedestrian traffic should be located on other floors.
4b. Enhance pedestrian interest in commercial and office buildings by creating a largely transparent and consistent rhythm of entrances and windows.
4c. Scale first floor signs to pedestrians.

Section 1.B.5. (GROUND FLOOR DOORS AND WINDOWS)
Entrances and ground floor windows should foster pedestrian comfort, safety and orientation. Not every building in downtown needs to have the same window or entry designs; however, repeating the pattern of historic openings helps to reinforce the character of downtown, differentiating it from suburban areas.
Guidelines:
5a. Use consistent rhythm of openings, windows, doorways, and entries.
5b. Orient primary front entrances to the main street; secondary entrances should be clearly defined and oriented to streets or alleys, as appropriate.
5c. Design entrances according to the proportions of the building's height and width.
5e. All windows at the pedestrian level should be clear.
5f. Recess ground floor window frames and doors from the exterior building face to provide depth to the facade.

Section 1.B.7. (MECHANICAL EQUIPMENT AND SERVICE UTILITIES)
Utilities can include telephone and electrical lines, ventilation systems, gas meters, air conditioners, fire protection, telecommunication and alarm systems. Adequate space for these utilities should be planned in a project from the outset and they should be designed such that their visual and noise impacts are minimized.
Guidelines:
7a. Minimize the visual impact of mechanical equipment through screens or recessed/low-profile equipment.
7b. Do not locate units on a primary facade.
7c. Screen rooftop vents, heating/cooling units and related utilities with parapet walls or other screens. Consider sound-buffering of the units as part of the design.
7e. Reduce the visual impacts of trash storage and service areas by locating them at the rear of a building or off an alley, when possible.
7f. Screen dumpsters from view.
Applicant

Trapp Associates LTD

Planning Staff
Mike Reynolds
Phone: 865-215-3827
Email: mike.reynolds@knoxplanning.org
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