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Design Review Board

Level 2: Major alteration of an existing building/structure

9-C-19-DT

This case has been appealed

Staff Recommendation
APPROVE Certificate 9-C-19-DT subject to the following condition:
1) The signage presented in this package is not to be approved as part of this application. All tenant signage must be approved under a new application(s).Case File
Location
125 E. Jackson Ave.
Applicant Request
Renovation of an existing building, which will include creating new window and door openings, replacing windows and doors, and improving the courtyard.

South elevation (along Jackson Avenue)
1) Create new openings on the first floor for the storefront and entry, and on the second floor for windows.
2) The storefront will have clear glass and cementitious trim. The transoms will have vertical and horizontal mullions to simulate multiple panes of glass.
3) The entry will be recessed approximately 8'-9' and will have wood doors with clear glass panes. The walls of the recess will be constructed of the same windows and trim as the storefront. There will be an egress door on the right side of the recess.
4) The existing stucco walls will be patched, repaired and painted.
5) A signboard will be located above the storefront system.

South elevation (facing the courtyard)
1) On the first floor, replace the existing windows and doors with new stained wood windows and doors. The three middle openings will be expanded to create one large opening for a new Nanawall sliding door system.
2) On the second floor, replace the existing windows and doors with new stained wood windows and doors with cementitious trim.
3) Add five new canvas awnings above the second floor windows and door openings.
4) Replace the existing metal balcony with a new metal exterior stair and balcony with decorative railing. The metal will be painted.
5) The existing stucco is to be patched, repaired and painted.

West elevation (facing the courtyard)
1) Replace the existing windows and doors with new stained wood doors and a metal window system with cementitious trim. The three middle openings will be expanded to create one large opening for a new Nanawall sliding door system.
2) On the first floor, two existing door openings will be expanded to create one large opening for a new Nanawall sliding door system. The other door and window system to the right of the Nanawall will be installed in new openings.
3) Replace the existing metal balcony and stair with a new metal exterior balcony and stair with decorative railing. The metal will be painted.
4) The existing stucco is to be patched, repaired and painted.
5) The existing utilities are located on the right side of this elevation, near the Jackson Avenue sidewalk. The electrical service will be relocated but the others will remain in the same location and are to be screened.

East elevation (facing parking lot)
1) Original window openings are to be reopened for installation of new storefront windows. The window sizes and design are different for the areas of the building constructed of brick and block.
2) The existing egress door in the middle of the elevation on the first floor will be removed and replaced with a new recessed egress. The recessed exterior walls will have a stucco finish to match the existing.
3) Remove metal egress stair and second story door. The door will become a window.
4) Patch, repair and paint the stucco, brick and block walls as necessary.

North elevation (facing railroad tracks)
1) Original window openings are to be widened for new storefront windows.
2) Replace existing metal egress stair with new metal stair and second story egress door. The existing second story egress door will be infilled with block to match the existing.
3) Install a new first floor egress door near the rear of the building (under the metal egress stair).
4) Patch, repair and paint the block wall as necessary.

Courtyard and Landscaping
1) Remove all existing courtyard features, including the gate and landscape wall along the Jackson Avenue sidewalk, one story structure on the west (left) side of the courtyard, fountain, ramps, and stairs.
2) Install new gate and landscape wall 3.6' from the Jackson Avenue sidewalk. There will be a landscape bed between the sidewalk and the landscape wall. The landscape wall will have 4' tall brick columns and 2' tall brick base. There will be a decorative metal fence on top of the brick base.
3) Install an ADA ramp along the left (west) side of the courtyard that will provide access to the middle and upper courtyard terraces, and the building entrance to the rear of the courtyard.
4) The courtyard will have four distinct areas; entrance garden, lower terrace, middle terrace, and upper terrace. The entrance garden will be located adjacent to and at the same elevation as the Jackson Avenue sidewalk. There will be landscape beds, bench seating, a fountain, and a utility enclosure on the east (right) side of the entrance garden. There will be stairs that go up to the middle terrace that is 4.3' above the sidewalk and will have seating and a bar on the right (east) side of the terrace. There will be stairs that go up to the upper terrace, stairs and a ramp that go down to the lower terrace, and metal stairs that go up to the second story balcony. The lower terrace will be 2.3' above the sidewalk but not visible from the sidewalk because of the middle terrace and other landscape walls. There will be bench seating with a fire table and tables. The upper terrace will be 6.3' above the sidewalk and will be visible from the sidewalk. There will be two landscape beds between the middle and upper terraces. The terraces will all have concrete paving.
5) The landscaping includes a mix of trees, shrubs and smaller ground cover in the courtyard. See plan sheet L101 for more detail.

Lighting
1) The south elevation, along Jackson Avenue, has eight gooseneck lights located above the signboard and would illuminate the sign located there.
2) The south and west elevations that face into the courtyard have 2 wall sconces on the first floor and 11 wall sconces on the second floor. The wall sconces are centered between the windows and doors.
3) The courtyard has one light each of the brick columns at the entry gate, 10 gas lamps located on top of the wall along the ADA ramp on the west (left) side of the courtyard, and tree uplights located in the landscape beds in the entrance garden.
Staff Comments
The building is not located within a National Register Historic District so the Historic Resources section of the guidelines does not apply. However, the adjacent building to the west is within the Southern Terminal and Warehouse (National Register) Historic District.

The re-establishment of doors and windows on the external elevations meet the recommendations of the guidelines by using a consistent rhythm of openings, having a primary entrance that faces the main street and proportional to size of the building, recessed ground floor window frames and doors, and clear glass at the pedestrian level.

The guidelines recommend limiting the grade separation above and below the sidewalk to generally no more than 3 feet, and to allow for clear sightlines into and out of buildings and plazas. The courtyard will be 4.3' above the sidewalk at the middle terrace and 6.3' above at the upper terrace. Though these have a grade separation greater than 3' above the sidewalk, the middle terrace located approximately 32' from the sidewalk and there should be sightlines to the rear of the courtyard at the upper terrace.
The lower terrace is only 2.3' above the sidewalk but does not have clear sightlines to it from the sidewalk, however, it is located at the same grade as the adjacent building floor elevation. The courtyard is a private space for the use of the building tenants and can be gated when not in use.

Applicable guidelines

Section 1.A.4. (DOWNTOWN BEAUTIFICATION)
Beautifying downtown can occur through many different elements including architecture, landscape architecture, horticulture, art, and performing art. These elements provide expressions of local history and culture. They contribute to local identity and unique qualities of downtown. Public spaces should be designed to include art and beautification.
GUIDELINES:
4a. Foster downtown beautification with landscaping and plantings, public art, and public open space.

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. Historically, building technology limited height and subsequently created pedestrian-scaled buildings typically less than 10 stories. Building technology no longer limits the height of buildings and there are no height limitations imposed by the zoning ordinance for downtown Knoxville. However, 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.
GUIDELINES:
1a. Maintain a pedestrian-scaled environment from block to block.
1b. Foster air circulation and sunlight penetration around new buildings. Buildings may be designed with open space, as allowed under existing C-2 zoning; or buildings may be 'stepped back' on upper floors with lower floors meeting the sidewalk edge (see Area Regulations of the C-2 Zoning District).
1c. Use building materials, cornice lines, signs, and awnings of a human scale in order to reduce the mass of buildings as experienced at the street level.
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. 1e. Avoid blank walls along street-facing elevations.

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:
2b. Consider using landscape elements to define the sidewalk edge where a building is to be set back from the sidewalk.
2d. Limit grade separations above or below the sidewalk, generally no more than 3 feet. Allow for clear sightlines into and out of buildings and plazas.
2e. Design private plazas to be pedestrian-friendly. Provide human-scale amenities and include landscaping.
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.
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.

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.
7d. Locate utility connections and service boxes on secondary walls.
Applicant

Grohol / R2R Studio, LLC

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