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Design Review Board

Level 2: Major alteration of an existing building/structure

6-B-14-DT

This case has been appealed

Staff Recommendation
APPROVE Certificate 6-B-14-DT with the following conditions: 1) Approval by City Engineering for all door and ramp encroachments into the right-of-way, 2) Any future signs for first floor tenants will require approval, and 3) Any improvements to parking areas (with the exception of restriping) must come into compliance with the guidelines.Case File
Location
118 W Jackson Ave
Applicant Request
This project is to renovate four buildings that have previously been used as one combined manufacturing facility. The proposed uses include commercial storefronts along Jackson Avenue and residential dwellings.

Typical improvements (all elevations):
All of the existing windows in the buildings are proposed to be replaced. The existing original windows have either been modified or are in poor condition. The new multi-pane windows (typical on the 3-story buildings) will have the same pane configuration as the historic windows and will be made of metal. The new double-hung windows will be multi-pane and will be metal clad, as shown on Sheet A201.

Storefronts, 3-story buildings (Sheets A201, A320 and A322):
Remove the storefront infill and replace with new storefront systems. The four storefront bays to the left will be recessed 9-feet 6-inches from the exterior facade creating an arcade, with no partitioning walls in the recess (see Sheet A320 for enlarged plans). The storefront to the right will have a new steel and translucent glass canopy that will be installed over the storefront and will be illuminated from below (see Sheet A322 for enlarged plans). These storefronts will be aluminum in steel structural framing, with clear glass.

Storefronts, 5-story buildings (Sheets A201 and A321):
Restore the historic wood storefronts by removing the existing window system and wood infill, and install new windows and doors. The doors are proposed to be recessed further than the current configuration. There are existing concrete ramps outside each doorway on the sidewalk, which will be retained or recreated.

East Elevation (Sheet A202):
Remove existing window infill where indicated on the plan, and install new windows and lighting, as shown on the plan.

South Elevation (Sheet A203 and A205):
Remove existing fire escapes, HVAC units, and window infill. Install new windows, doors, and lighting, as shown on the plan. Two doorways that were formally used as access to the fire escapes will have a new window door system with a painted guardrail. The HVAC units for the residential units will be located on roof.

West Elevation (Sheet A204):
The existing painted sign at the top of left corner of the elevation will remain. Demolish portions of the existing masonry wall to create new window openings to match the existing window openings, as shown on the plan. Remove existing clay parapet tiles and replace with metal cap.

Rooftop, 3-story buildings:
Demolish the existing elevator penthouse, which is located toward the rear of the 118 W. Jackson building, and install a new, taller elevator penthouse closer to Jackson Avenue. The old penthouse was only about one story above the roofline and the new penthouse will be about three stories above the roofline. The new penthouse is proposed to be clad in EIFS stucco and it is undetermined if the penthouse will be visible from the sidewalk.

The large, low penthouse above 114 W. Jackson will have the following modifications: remove the existing stucco siding, skylights and windows; install EIFS stucco siding; infill portions of the skylight and window openings with EIFS stucco siding; install new skylights and windows in the new window openings. See sheets A201, A202, A203 and A205.

Rooftop, 5-story buildings:
Remove the rooftop structures, as shown on sheet A203

REVISION (7/29/2016)
On Sheet A101, the storefront doors for 116-118 W. Jackson Avenue have been revised so that they no longer are recessed. The door are now located in the same position as they were before the renovation.
Staff Comments
These buildings are split between two National Register Historic Districts and are contributing structures within these districts. The two 5-story buildings (circa 1894 and 1903) are in the Jackson Avenue Historic District Extension, and the two 3-story buildings (circa 1900 and 1925) are in the Southern Terminal and Warehouse District. These buildings have been combined internally for use as one facility by previous owners. As shown on Sheet A201, the renovation is split into two phases. Phase 1 is the shorter 3-story buildings, and phase 2 is the taller 5-story buildings (4-story plus a mezzanine).

The Historic Resources section of the guidelines is applicable to this proposal. Listed below are some of those guidelines, with additional comments from staff shown in italics:

Section 1.C - Historic Resources
1a: Preserve or restore historic roofline features, including parapet walls and cornices.
1b: Design rooftop additions to be complimentary to the historic building in terms of materials and color.

• The elevator penthouse is clad with EIFS stucco. An existing rooftop penthouse is currently clad in stucco, but is also proposed to be clad in EIFS stucco.
1d: Do not alter, obscure or destroy significant features of historic resources when constructing additions.
1e: Design rooftop additions so that they are not seen from adjoining streets and sidewalks.

• It has not been determined if the elevator penthouse will be visible. It is possible that a small portion will be visible from the sidewalk.
2a: Restore and maintain storefronts as they were originally.

• The four storefronts on the 3-story building that have been infilled with block are not historic. The fifth storefront to be converted to the main entrance for the residences has a wooden storefront; however, the architect does not believe it is original. This storefront is proposed to be replaced with a new aluminum storefront.
3a: Establish recessed entries, either rectangular or with slightly canted sides, which are appropriate in storefronts.

• The storefronts in the 5-story building will be recessed with rectangular sides. In the 3-story building, the entire storefront system is recessed, with the exception of the main entrance to the residential units.
3b: Allow for multiple entries on the first floor of the building, giving access to commercial space that may be divided into bays.

• There are seven entrances to the first floor of the building (eight entrances including entrance for the upstairs residential units).
3c: Provide access to upper stories through additional entries.

• One of the first floor State Street entrances is for the upper story residential units.
3d: Maintain original height and materials for doors that are consistent with the use of the building, such as residential, commercial, or banking purposes.

• The scale of the doors in the new storefront systems appear appropriate for the structure. The doors in the historic storefronts will not change in scale. The material of the doors is not noted.
4a: Repair rather than replace historic windows.

• There are many windows that appear original but most have either been modified or are in poor condition. In order to have a cohesive appearance, the replacement of all the windows may be appropriate.
4b: Replace windows if repairs are not possible with matching windows, including duplicating design, operation, material, glass size, muntin arrangements, profiles, and trim.

• The replacement windows for the existing original windows duplicate the design.
4c: Insert windows with the same pane configuration, materials and size as other buildings of the same general construction date, if no original windows are present.
5a: Repair masonry with stone or brick and mortar that match the original.

• The masonry will be patched using bricks removed from these buildings to create new window openings.
5b: Do not paint masonry that has never been painted.

• There is only one wall brick wall proposed to be painted and it has been previously painted.
6a: Do not sandblast, water blast, or use other abrasive or corrosive methods to clean or restore historic structures.
8a: Allow awnings in traditional shapes and materials.

• There is only one canopy proposed, for the main residential entrance. It is not made of traditional shape or materials but the steel and glass design appears appropriate for the historic warehouse district. In addition, similar non-traditional canopies were installed on adjacent structures before the adoption of the Downtown Design Overlay District.
9a: Use indirect lighting of the building façade where appropriate.

• On the front façade, the lighting fixtures for the three and five-story buildings are different. The lighting is mounted between each storefront bay.
11a: During rehabilitation of historic buildings, restore components to the original or an approximate design.
Applicant

Thurman / MHM, Inc.

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