Staff Recommendation
Staff recommends approval of Certificate 4-D-22-HZ as submitted, subject to one condition: 1) minor revisions required by the NPS to be submitted to staff for approval.
Historic Zoning Commission
Kerns Bakery Individual H Landmark: Level II
4-D-22-HZ
Location Knoxville
2201 Kerns Rising Way 37920
Owner
FSRE-Kerns Bakery LLC
Applicant Request
Additions; Architectural feature; Awning or canopy; Deck; Doors; Masonry repair/painting; Roofing; Signs; WindowsRevised design of adaptive reuse project for the existing Kerns Bakery Building. Previous proposal approved by HZC in June 2019 (6-Q-19-HZ); revisions driven by requirements of federal historic rehabilitation tax credit program. Scopes of exterior rehabilitation work completed under 6-Q-19-HZ include repair and tuckpointing to exterior brick masonry elements, repair to existing steel multi-light façade windows, restoration of historic Kerns Bakery sign, repair to existing limestone sills and coping on walls.
Façade (west elevation) work not already completed includes the restoration of existing wall sign centered over primary entry, repair and replacement of existing coping, and the installation of a new outdoor dining terrace with a horizontal metal railing, accessible via a multi-light overhead door. New internal metal-clad elevator shaft towards façade elevation.
East elevation: installation of vertical standing-seam metal siding on left half of elevation, new storefront system with metal surround on leftmost bay, new series of aluminum storefront doors. New second-story section clad in vertical standing-seam metal siding, with secondary entry below. In front of the enclosed CMU silo tower, a second-story deck with a tension cable railing is located above two overhead doors at the loading dock.
South elevation: new three-bay storefront system with a flat-roof canopy centered on elevation, including secondary Kerns Bakery signage and a new clerestory addition above, featuring a second-story aluminum storefront system. Multiple bays of garage-door style storefront systems follow, with sections clad in standing-seam metal and horizontal ribbed metal siding; some storefronts feature sloped metal canopies. Second-story deck with horizontal tension cable railing and steps extending along right side of elevation.
North elevation: new storefront systems, repair to existing CMU silo tower, repair to existing steel windows, new aluminum transom windows, and a new aluminum storefront system on the clerestory level. Adjacent to façade, CMU structure to be removed, with a brick-clad deck providing access to an upper level. New aluminum storefront system on rightmost bay below a flat-roof metal canopy adjacent to façade.
Major changes from previous submission: existing silos on the rear elevation (previously proposed to be uncovered) will remain enclosed in existing CMU silo tower. Second-story addition no longer proposed. New Kalwall skyroof and skywall on interior of building. South and east elevations retain historic garage and loading bay configurations.
CONDITION OF APPROVAL PER 4/21/2022 HZC MEETING: 1) revisions required by the NPS to be submitted to staff for approval.
Façade (west elevation) work not already completed includes the restoration of existing wall sign centered over primary entry, repair and replacement of existing coping, and the installation of a new outdoor dining terrace with a horizontal metal railing, accessible via a multi-light overhead door. New internal metal-clad elevator shaft towards façade elevation.
East elevation: installation of vertical standing-seam metal siding on left half of elevation, new storefront system with metal surround on leftmost bay, new series of aluminum storefront doors. New second-story section clad in vertical standing-seam metal siding, with secondary entry below. In front of the enclosed CMU silo tower, a second-story deck with a tension cable railing is located above two overhead doors at the loading dock.
South elevation: new three-bay storefront system with a flat-roof canopy centered on elevation, including secondary Kerns Bakery signage and a new clerestory addition above, featuring a second-story aluminum storefront system. Multiple bays of garage-door style storefront systems follow, with sections clad in standing-seam metal and horizontal ribbed metal siding; some storefronts feature sloped metal canopies. Second-story deck with horizontal tension cable railing and steps extending along right side of elevation.
North elevation: new storefront systems, repair to existing CMU silo tower, repair to existing steel windows, new aluminum transom windows, and a new aluminum storefront system on the clerestory level. Adjacent to façade, CMU structure to be removed, with a brick-clad deck providing access to an upper level. New aluminum storefront system on rightmost bay below a flat-roof metal canopy adjacent to façade.
Major changes from previous submission: existing silos on the rear elevation (previously proposed to be uncovered) will remain enclosed in existing CMU silo tower. Second-story addition no longer proposed. New Kalwall skyroof and skywall on interior of building. South and east elevations retain historic garage and loading bay configurations.
CONDITION OF APPROVAL PER 4/21/2022 HZC MEETING: 1) revisions required by the NPS to be submitted to staff for approval.
Staff Comments
Art Deco, c.1931- The Kerns Bakery building is a red, wire-cut brick building. The building contains a central pavilion of three bays that is two stories in height, with flanking one-story wings. Three central entries mark the first floor of the central pavilion; they are recessed and flanked by square brick pilasters. Each of the three doors contains a full light in a wood frame, with a segmental arched transom of eighteen small panes; the doors and transoms are flanked by small paned transoms. The entries are topped by sixteen-light metal windows with metal awnings. Flanking the central entry bay are bays that contain three windows on the first and second story; with windows also of metal, composed of twelve lights with a central six-light movable section. These windows are marked by soldier courses at the top of the window and below the stone sills. Connecting the windows is an applied detail that creates the appearance of recessed brick. The entry doors are reached by a set of poured concrete steps that are flanked by oversize buttresses. Simple painted metal pipe rails traverse the center of these stairs. Applied oversize letters spell the name "Kerns Bakery" and are located in the cornice above the second-story windows. Flanking the central portion of the building are one story wings on a raised basement, also constructed of brick and matching the materials of the central pavilion. The soldier courses, sills, and brick detail are also present in the wings.
1. A property will be used as it was historically or be given a new use that requires minimal change to its distinctive materials, features, spaces, and spatial relationships.
2. The historic character of a property will be retained and preserved. The removal of distinctive materials or alteration of features, spaces, and spatial relationships that characterize a property will be avoided.
3. Each property will be recognized as a physical record of its time, place, and use. Changes that create a false sense of historical development, such as adding conjectural features or elements from other historic properties will not be undertaken.
4. Changes to a property that have acquired historic significance in their own right will be retained and preserved.
5. Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize a property will be preserved.
6. Deteriorated historic features will be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature will match the old in design, color, texture, and, where possible, materials. Replacement of missing features will be substantiated by documentary and physical evidence.
7. Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means possible. Treatments that cause damage to historic materials will not be used.
8. Archeological resources will be protected and preserved in place. If such resources must be disturbed, mitigation measures will be undertaken.
9. New additions, exterior alterations, or related new construction will not destroy historic materials, features, and spatial relationships that characterize the property. The new work shall be differentiated from the old and will be compatible with the historic materials, features, size, scale and proportion, and massing to protect the integrity of the property and its environment.
10. New additions and adjacent or related new construction will be undertaken in such a manner that, if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired.
2. The historic character of a property will be retained and preserved. The removal of distinctive materials or alteration of features, spaces, and spatial relationships that characterize a property will be avoided.
3. Each property will be recognized as a physical record of its time, place, and use. Changes that create a false sense of historical development, such as adding conjectural features or elements from other historic properties will not be undertaken.
4. Changes to a property that have acquired historic significance in their own right will be retained and preserved.
5. Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize a property will be preserved.
6. Deteriorated historic features will be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature will match the old in design, color, texture, and, where possible, materials. Replacement of missing features will be substantiated by documentary and physical evidence.
7. Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means possible. Treatments that cause damage to historic materials will not be used.
8. Archeological resources will be protected and preserved in place. If such resources must be disturbed, mitigation measures will be undertaken.
9. New additions, exterior alterations, or related new construction will not destroy historic materials, features, and spatial relationships that characterize the property. The new work shall be differentiated from the old and will be compatible with the historic materials, features, size, scale and proportion, and massing to protect the integrity of the property and its environment.
10. New additions and adjacent or related new construction will be undertaken in such a manner that, if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired.
Applicant
Planning Staff
Email: lindsay.lanois@knoxplanning.org
Joseph Joseph Staats - Johnson Architecture Inc. Johnson Architecture Inc.
Planning Staff
Lindsay Lanois
Phone: 865-215-3795Email: lindsay.lanois@knoxplanning.org
