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Design Review Board

Level 2: Addition to an existing building/structure

4-A-19-DT

This case has been appealed

Staff Recommendation
APPROVE Certificate 4-A-19-DT subject to the following:
1) Obtaining approval from City Council to rezone the property from C-3 to C-2.
2) Obtaining approval from the Planning Commission to combine the property for the addition and patio with the existing building (211 S. Central Street).
3) Establishing an access/egress easement for the exit on the rear of the addition across the adjacent property (surface parking lot) if determined necessary by the City of Knoxville Department of Plans Review and Inspections during permitting.
4) Meeting all applicable requirements of the City of Knoxville Department of Engineering for any modifications to the adjacent parking lot (parcel 094EH015) and any modifications to the public right-of-way.
5) Staff review and approval of the location of required bicycle parking.Case File
Location
211 S Central St
Applicant Request
This proposal is to construct a one-story addition on the south side of the existing two-story building at 209 S. Central Street, which was approved for renovation by the board in 2017 (11-A-17-DT). The only visible change to the exterior of the existing building will be the enlargement of a window opening to accommodate a door from the ground floor to the patio. Other modifications will not be visible because they will be internal to the new addition.

Site Plan:
1) The building addition will be setback from the front property line (back of the sidewalk) approximately 18'-10".
2) The addition will be approximately 13'-8" wide and 37'-4" deep.
3) There will be a stair on the rear of the addition for egress. An egress/access easement will need to be provided across the adjacent parking lot to the public right-of-way (not shown).
4) A patio is located between the addition and the sidewalk.
5) The land where the addition and patio are located is proposed to be subdivided from the parking lot (adjacent property to the south) and combined with the existing building so they are on one lot.
6) The finished floor elevation of the addition and patio will the same as the adjacent building but will be 4' to 5' lower than the adjacent parking lot, which will require retaining walls at the rear building exit and on the south (left) side of the patio.

Building:
1) The walls on all elevations will be constructed of CMU with a smooth stucco finish to match the adjacent wall of the existing building.
2) The front (east) elevation has an aluminum storefront system with a bronze finish and insulated glazing.
3) Between the lower and upper (transom) portions of the storefront is intermediate steel structure that is exposed.

Patio:
1) The patio surface will be constructed of pavers over a porous base.
2) The retaining wall on the south side of the patio and the wall along the sidewalk will be constructed of segmented block that matches the existing block wall along sidewalk on the parking lot property.
3) The wall along the sidewalk will be 4'-0" tall and will be recessed approximately 2' to accommodate a gas meter that is required by KUB to be located along the sidewalk.
4) A sliding metal gate will be installed at the 6'0" wide patio opening to the sidewalk.

Mechanical:
1) A grease trap will be located under the patio, an electrical meter center is located on the side elevation of the existing building (near the sidewalk), and a gas meter is located along the sidewalk in a recess of the patio wall.
2) Hood vents and other mechanical equipment for the proposed restaurant will be located on the roof of the addition and will be screened by the parapet as shown on the South Elevation plan sheet.
Staff Comments
This property and the existing adjacent building are not within a National Register Historic District so the National Register the "Historic Resources" section of the guidelines do not apply.

This proposal is for a side addition to an existing building that is currently being renovated according to an approval by the board in 2017. The storefront shown on the existing building in the attached plans was approved as part of the previous approval and is not being modified with this review. The design of the addition has simple rectangular form with a large aluminum storefront system. The building will be constructed of CMU with a stucco finish to match the side elevation of the existing building. On the existing building, an existing window will be removed and the opening made larger for a door that accesses the patio.

The design guidelines recommend that buildings have a consistent setback along a block face to establish a strong relationship among buildings, sidewalks, and streets. This proposal sets the addition back approximately 20' from the sidewalk but does provide a patio for the restaurant locating in this building. The sidewalk along this block is not wide enough to accommodate outdoor seating and the patio will provide an active space during much of the year.

A segmented block wall that matches the existing retaining wall in front of the adjacent parking lot will separate the sidewalk with the patio and the south (left) wall of the patio. The block wall along the sidewalk is 4' tall and partially recessed to accommodate a gas meter that is required by KUB to be in this location. There will be a 6' wide sliding metal gate at the patio entrance from the sidewalk and a metal guardrail on top of the retaining wall on the south (left) side of the patio.

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...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:
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.
2c. Maintain sight lines to historic buildings that were originally located in an open setting, providing setbacks for new buildings next to historic structures in order to preserve views.
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.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.
3b. Rehabilitate historic structures in accordance with the Secretary of Interior's Standards (see Appendix A).

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.
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.
Staff Recommendation

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

Nealon / R2R Studio

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