Download as PDF

Design Review Board

Level 2: Major alteration of an existing building/structure
Level 2: Addition to an existing building/structure

6-B-20-DT

This case has been appealed

Staff Recommendation
APPROVE Certificate 6-B-20-DT subject to the following conditions:

1) Obtaining encroachment agreements for all existing and new building features that cross the property line into the public right-of-way.
2) Providing bicycle parking as required Article 11 (Off-Street Parking) of the City of Knoxville Zoning Ordinance. The location of the bicycle parking is to be approved by the City of Knoxville Department of Engineering.
3) Installing clear glass in the storefront windows and doors.
4) Obtaining the 5'-0" fire separation easement from the property owner to the north (parking lot).Case File
Location
706 S. Gay St.
Applicant Request
Proposed renovations and addition affect all elevations of the existing building which is a two-story brick structure adjacent to Gay Street and it drops to a single story at the back half of the property, facing an alley. The original masonry walls at the sides and alley are intended to be preserved. Most of the original front facade was removed during a previous renovation. The existing front facade is metal stud framing with a thin brick veneer. The current front facade will be demolished and a new front facade built in its place.

West Facing Front Elevation/Gay Street:
1) Demolish the entire existing façade.
2) Add one additional story along this elevation. The building height from the sidewalk to the top of the parapet is 44'-4.75", which is approximately the same height as the thin tower on the adjacent building to the right (south).
3) The upper stories of the façade will be clad with a mix of brick, architectural metal panels, and aluminum-clad double-hung windows. The top of the facade has a corbelled brick detail and decorative metal cornice.
4) The ground floor storefront system will be black aluminum and glass with a recessed doorway. An area of cement board paneling on the right (south) side of the recessed entry screens the corridor leading to the residential units. This area may become space for signage that will be submitted for approval by the future tenant.
5) Entry to the commercial space and residential spaces is recessed from Gay Street with recessed downlighting above the entry.
6) A decorative metal cornice separates the street level from the residential stories above. The two upper stories shall be brick with aluminum-clad double-hung windows. Above the residential windows, the top of the facade shall have a corbelled brick detail and decorative metal cornice.

North Facing Side Elevation/Parking Lot:
1) Retain and paint the existing brick walls a dark charcoal gray.
2) Construct new walls above the existing brick for the addition to the second and third stories.
3) The new walls will be clad with architectural metal panels surrounding the third story windows with the remainder of the addition clad in new brick.
4) A decorative metal cornice and coping shall continue across the top of the north elevation.
5) All windows along this elevation shall be aluminum-clad double-hung windows. There are five new window openings on the second level of the existing building. The rest of the windows will be in the addition.
6) A light well has been incorporated at the second and third stories to bring additional daylight into the residential units. A new skylight will bring daylight to the main level commercial space. Within the lightwell, the existing brick will be painted and the remainder of the exterior walls are clad in the architectural metal panels. Black aluminum storefront will be installed in the corridor adjacent to the light well.

East Facing Rear Elevation/Alley:
1) Retain and paint the existing brick.
2) New walls clad with brick are added above existing brick walls.
3) A decorative metal cornice and coping continue across the top of the east elevation.
4) Aluminum clad double-hung windows will be installed.
5) A metal door is proposed at the alley for egress. This door shall be recessed from the face of the building to allow it to swing out and will be painted to match the existing brick.

South Facing Elevation Side/Party Wall:
1) A portion of the south facing elevation may be visible behind the tower of the adjacent existing building. This elevation will be finished in new brick with new metal coping. No windows are proposed on this elevation.
Staff Comments
This building is not located within a National Register Historic District so the proposal does not need to meet the Historic Resources section of the design guidelines. In addition to having to meet the recommendations of the Downtown Design Guidelines, the proposal also must meet requirements of the DK-G zone district, including the dimensional standards and design standards (Art. 5, Sec. 5.5 - Table 5.3 & 5.4). There are no apparent conflicts with the zoning standards (see page 17 for the applicable DK-G requirements and associated measurements/calculations for this proposal).

The building has some architectural elements that extend over the property line and into the public right-of-way. This will require an encroachment agreement to be approved by City Council. This is typically not an issue but if for some reason this is not approved, the plans will most likely need to be revised and reviewed again by the board. The building will also have windows facing the adjacent parking lot to the north. Since these windows are along the property line, a 5'-0" fire separation easement from the face of the building must be agreed to by the owner of the parking lot. This agreement will ensure that a new building is not built along this property line and block these windows.

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. 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 DK zoning; or buildings may be 'stepped back' on upper floors with lower floors meeting the sidewalk edge.
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.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.

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.
4f. Encourage the use of 'green roofs' and other sustainable practices, while minimizing the visual impact from the street.

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.
5d. Consider corner entrances at the ends of blocks.
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 façade.
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.
7e. Reduce the visual impacts of trash storage and service areas by locating them at the rear of a building or off an alley, when possible.
Applicant

Grohol / R2R Studio, LLC

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

Case History