6-B-21-DT

Level I: 706 S. Gay Street

Approve Subject To Conditions

APPROVE Certificate 6-B-21-DT, subject to the following conditions:1) obtaining any fire separation easements or agreements which may be necessary to install windows on the north elevation; and2) installing clear glass in the storefront windows and doors.

Case File

Recommendation

Staff recommends approval of Certificate 6-B-21-DT, subject to the following conditions:
1) obtaining any fire separation easements or agreements which may be necessary to install windows on the north elevation; and
2) installing clear glass in the storefront windows and doors.

Applicant Request

Level I: Exterior rehabilitation

- Revised submission for exterior rehabilitation at 706 S. Gay Street, which was previously reviewed by the Design Review Board in June 2020. This COA will replace 6-B-20-DT. The previous submission and COA included a significant upper-story addition, which is no longer proposed.
- The proposed renovations will affect all exterior elevations of the existing building, which is a two-story brick masonry building fronting Gay Street which drops to a single story at the rear half of the property, fronting the alley. The original masonry walls on the side and rear elevations will be preserved. Most of the façade was removed during a previous renovation, and the existing façade is metal stud framing with a thin brick veneer. The existing façade will be demolished, with a new façade built in its place.
- On the west elevation (fronting Gay Street), rehabilitation will include the reconstruction of the Gay Street elevation to create a two-part façade, with an aluminum storefront system and a decorative metal cornice between stories. The second story will have a brick exterior, with three adjoining two-over-one, aluminum-clad double-hung windows centrally located on the façade, and a decorative metal cornice topped by black metal coping along the roofline. The right half of the façade will feature a small hyphen, clad in cementitious board and trim on the first story and black architectural metal paneling on the second story. The hyphen is slightly shorter than the main façade (at 41'-3.75" compared to the main façade's 44'-1.75").
- On the north elevation (fronting the parking lot), applicant will install sixteen total new windows. On the one-story massing which extends towards the rear property line, eight two-over-one, double-hung aluminum-clad windows will be installed. Four matching windows will occupy the second-story of the center, two-story section, with four single-light aluminum storefront windows installed below. The exterior will feature a decorative metal cornice and black metal coping along the roofline. The previously painted brick masonry walls will be painted with new black paint.
- On the rear elevation (fronting the alley), new second- and third-story windows will be installed to match existing windows. Other work includes the installation of new black metal coping, new downspouts, and new paint on the already-painted brick masonry.

Property Notes / Work to be Completed

- 706 S. Gay Street is not located within a National Register Historic District so the proposal is not subject to 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).
- In general, the proposal will bring the building more in line with the Downtown Knoxville Design Guidelines by adding transparency to a previously blank wall on a highly visible elevation, dividing the building into "modules" with a recognizable base, middle, and top, and by using building materials and elements of a "human scale" to connect with pedestrians at street level. The design successfully differentiates architectural features of the ground floor from the upper floors and uses cornices and details harmonious with surrounding historic buildings.
- The new windows proposed to be installed on the north side elevation are along the property line, so the project will require a 5'-0 fire separation easement with the adjacent property owner.

Applicable Guidelines

Downtown 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.
- 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 façade.