2-B-21-DT

Level I: 125 E. Jackson Avenue Revisions

Approve As Requested

APPROVE 2-B-21-DT as submitted.

Case File

Recommendation

Staff recommends approval of Certificate 2-B-21-DT as submitted.

Applicant Request

Level I: Exterior rehabilitation

- Revision to drawings previously approved in September and November 2019 (9-C-19-DT and 11-D-19-DT). Changes from previously approved drawings are primarily on the courtyard-facing, west elevation wall; due to structural concerns, west elevation wall needs to be demolished and reconstructed.
- On the west elevation, the new design features a modified window layout. On the first-story, the leftmost bay includes a Nanawall sliding door system and exterior doors in a new opening; single-light doors are topped by three-light transoms. The right bay features a new store-front, single-light door followed by five single-light windows, topped by three-light transoms. On the second-story above the steel balcony are four bays. The leftmost bay is a single-light storefront door providing access to the balcony. The following four bays feature groups of five single-light windows topped by three-light transoms. Original bricks will be salvaged and reused when possible, along with stucco piers where indicated on the drawings.
- Revisions also include a change from the previously-approved wood/cementitious-trimmed, storefront windows to aluminum storefront windows, designed with a decorative trim. Decorative muntins in the transoms will be surface applied to resemble a true divided lite. Finally, the main entry door on the south elevation has been revised to measure 9'-6" in height.

Property Notes / Work to be Completed

- 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 exterior 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 revised entry height remains proportional to the size of the building. The modified window and door placement on the courtyard-facing elevations are complimentary to the building's overall design, use consistent rhythm of solids to voids, and clearly define the secondary entries. The larger sized windows creates additional transparency and visual entrance for the courtyard facing elevations. The proposed design incorporates transom windows for additional architectural character.
- The proposed revision of storefront window and door materials from previously-approved wood/cementitious to the aluminum storefront systems does not detract from the overall integrity and design of the building or the surrounding district. Aluminum storefront systems are common on both historic and new construction commercial buildings.

Applicable Guidelines

Downtown Knoxville Design 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. 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.
- 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.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.
- 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.
- 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 façade.