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Design Review Board

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

4-C-16-DT

This case has been appealed

Staff Recommendation
APPROVE Certificate 4-C-16-DT as determined appropriate by the Downtown Design Review Board.Case File
Location
620 S Gay St
Applicant Request
The adaptive reuse of the former KUB Building (620 S. Gay Street) in Downtown Knoxville into the headquarters for the Tombras Group. The proposed scope of work includes alterations to the building envelope to increase interior daylighting and improve the energy efficiency of the building as well as the addition of a new rooftop structure. The primary material palette consists of a rainscreen panel system and brick veneer. A metal panel system provides an accent to these materials. This material palette relates to the downtown context. A new roof addition replaces the former mechanical penthouse and allows access to a new roof deck. Mechanical screening will be provided at all roof mounted equipment.

Materials:
1) New brick veneer - floors 2 and 3 of the 3-story building, 1st and basement floors of the 4-story building
2) Rainscreen panel system - floors 2, 3 & 4 and rooftop addition of the 4-story building (Gay St. and Church Ave. elevations). The rainscreen panels are made of a concrete and fiber mix that is a dense material, and will have slight color variation from panel to panel so as to not have an exact color consistency.
3) Storefront and windows - clear glass, aluminum framing
4) Metal panels system with concealed fasteners - adjacent to and recessed with some upper story windows, within the recessed entry of the 3-story building, adjacent to the basement level entry (Church Ave. elevation), canopies, metal reveal trim (vertical element on 3-story building and horizontal element between floors 1 & 2 on the Church Ave. elevation), and mechanical screen on top of the addition on the 4-story building
5) Metal guardrail - rooftop decks
6) Wood veneer - within the recessed entry of the 4-story building, on the underside of the roof on the rooftop addition of the 4-story building

Signs: All wall signs are halo lit
1) Basement level: 1' x 8' wall sign
2) 1st floor: 1' x 8' wall sign, window signs for corner space to be no more than 30% of window area (Gay St. and Church Ave. elevations)
3) 4th floor: 2' x 16' wall signs on both the Gay St. and Church Ave. elevations (near this building corner)
4) 5th floor (rooftop addition): 2' x 16' wall signs on both the east and north elevations
Staff Comments
The former KUB Building, which includes both the current 4-story green brick building and the adjacent 3-story brick building, are NOT within the Gay Street Commercial (National Register) Historic District. However, there are contributing structures within this national register historic district immediately to the north (Arcade Building) and the east (Keyhole Building). There are two distinct building facades along Gay Street but the buildings have been heavily modified over the years, into three sections with different construction types that complicate the configuration of the buildings. For instance, the structural system for the rounded building corner of the 1950's building remains within the current squared off building. This makes installing windows near the corner of the building difficult.

The guidelines recommend that new building materials should relate to the scale, durability, color, and texture of the predominate building materials in the area. To accomplish this the guidelines recommend using complimentary materials and elements, especially next to historic buildings, and dividing larger buildings into 'modules' similar to traditional downtown buildings with a recognizable base, middle, and top. While the subject buildings are shorter than most historic buildings along Gay Street and would suggest that dividing the building into 'modules' may not be necessary, it is taller than the historic buildings that are immediately adjacent. The brick veneer is a complimentary material to most buildings downtown, however, to adjacent structures have stone facades. The rainscreen is a solid material similar to stone but is a modern interpretation and installation method of the material. The guidelines also encourage ground floor uses that draw walk-in traffic and include largely transparent and consistent rhythm of entrances and windows along sidewalk, which this redevelopment accomplishes.

This proposal requires the board to interpret several recommendations of the guidelines to determine if it is appropriate as presented. In doing so, in addition to the recommendation of the design guidelines the board should consider the objectives of the overlay zone that the design review board shall work to realize (particularly 1, 3, & 6):
1. Promote downtown as a place for a viable mix of commercial, office, civic and residential uses, including street level development that creates a pedestrian-friendly environment.
2. Create quality publicly-oriented spaces, including streets, pedestrian ways, parks and squares that are safe and beautiful.
3. Create harmony in architectural and landscape architectural elements to provide a pleasing environment and continuous commerce and interest along sidewalks.
4. Create efficient processes for the review and approval of downtown projects.
5. Establish a means for design review for public improvements and building development and renovation to protect overall downtown investments.
6. Foster new development that complements adjacent historic resources.
7. Provide for the development of areas of special character, including the older grid street district (including such streets as Gay and Market streets and Clinch and Cumberland avenues), the Warehouse District (the Jackson-Central vicinity) and areas that are characterized by boulevard-like streets (such as sites along Summit Hill Drive and Henley Street).

Applicable guidelines:

Section 1.B.1 (BUILDING MASS, SCALE AND FORM) Building form should be consistent with the character of downtown as an urban setting and should reinforce the pedestrian activity at the street level. Creating pedestrian-scale buildings, especially at street level, can reduce the perceived mass of buildings... There is still a need for buildings that respond to pedestrians. The use of 'human-scale' design elements is necessary to accomplish this. Human-scale design elements are details and shapes that are sized to be proportional to the human body, such as, upper story setbacks, covered entries, and window size and placement.
1d. Divide larger buildings into 'modules' that are similar in scale to traditional downtown buildings. Buildings should be designed with a recognizable base, middle, and top on all exposed elevations.

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.
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.
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.
4d. Differentiate the architectural features of ground floors from upper floors with traditional considerations such as show-windows, transoms, friezes, and sign boards.
4e. Design top floors to enhance the skyline of the block through cornices and details that are harmonious with adjacent architecture.
4f. Encourage the use of 'green roofs' and other sustainable practices, while minimizing the visual impact from the street.

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.
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.
5d. Consider corner entrances at the ends of blocks.
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.
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.
7d. Locate utility connections and service boxes on secondary walls.
Applicant

Sanders

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