KNOX HERITAGE ANNOUNCES THE 2008 “FRAGILE 15” LIST OF ENDANGERED PLACES

May 15, 2008
Knox Heritage will announce its 2008 list of the most endangered historic buildings and places in Knoxville and Knox County today at 11:00 a.m. The announcement will take place at the Lones-Dowell House, located at 6431 Middlebrook Pike. The public is invited to attend the announcement and tour the house.

Every May during National Preservation Month, Knox Heritage releases its list of the most endangered historic buildings and places in order to educate the public and local leaders about the plight of significant historic resources. Often, the endangered buildings and places are representative of issues that endanger similar parts of our heritage across the community.

The historic places included on the list are selected by the Knox Heritage Board of Directors from nominations received from members of Knox Heritage and the general public. The list provides a work plan for the organization over the next 12 months. Preservation strategies are developed for each site on the list and can include working with current property owners, government officials, citizens and/or potential new owners to preserve these important parts of Knox County’s heritage. Knox Heritage is committed to acting as an advocate for the endangered properties we identify each year. We invite the community to join us in our efforts to save our endangered heritage through advocacy and action.

The Lones Dowell House, the site for the announcement, was donated to Knox Heritage by White Realty as development of Dowell Springs began. Knox Heritage protected the site by applying for historic overlay zoning before it was sold for restoration to Tom Weiss. The proceeds of that sale were contributed to Knox Heritage’s J. Allen Smith Endangered Properties Fund in order to preserve additional endangered historic properties.

Knox Heritage advocates for the preservation of places and structures with historic or cultural significance. Founded in 1974, Knox Heritage is the non-profit historic preservation organization for Knoxville and Knox County. It is governed by a board of directors with representatives from across our community. Knox Heritage carries out its mission through a variety of programs and encourages community support through education and advocacy.


The Fragile 15
Knox County’s Most Endangered Historic Places

1. Scenic Vistas and Ridgetops
2. 5501 Martin Mill Pike – Childhood Home of Cormac McCarthy
3. Vacant Historic Knox County School Buildings:
   -         South High – 801 Tipton Avenue
   -         Brownlow Elementary School – 1305 Luttrell Street
   -         Oakwood Elementary School – 232 E. Churchwell Avenue
4. Maplehurst Neighborhood
5. The McClung Warehouses – 501- 525 W. Jackson Avenue
6. Historic Resources at the University of Tennessee.
   -         UT Conference Center (formerly Rich’s) – 600 Henley Street
   -         The Eugenia Williams House. 4848 Lyons View Pike
   -         Hoskins Library
   -         Cherokee Farm
7. French Broad River Corridor
8. Cal Johnson Building – 301 State Street
9. The Pickle Mansion. – 1633 Clinch Avenue
10. Williams-Richards House – 2225 Riverside Drive
11. Knoxville College – 901 College Street
12. Mid-Century Modern Residential and Commercial Buildings:
    -         Former Bearden Bank Branch Building. Kingston Pike
    -         Lustron Houses
13. Former Park City Presbyterian Church - 2204 Linden Avenue
14. J.C. Penney Building – 412 S. Gay Street
15. Edelmar – 3624 Topside Road

Descriptions of the Endangered Historic Places

1. Scenic Vistas and Ridgetops.

While Knox Heritage is best known for the preservation of historic structures, our mission includes the protection of historic spaces as well. East Tennesseans have recently become more aware of the threats to some of our most precious assets: our Scenic Vistas and Ridgetops.

Writers often describe Knoxville as being “nestled in the foothills of the Great Smoky Mountains.” More than most cities, Knoxville is defined by the ridges and rivers that surround it. The views we enjoy today are similar to the views the first inhabitants took in and cherished. But those views are threatened by development that is not asked to address the costs imposed on the community for its associated infrastructure and quality of life.

Our local governments should act with haste to develop protections for these signature views that distinguish our community from most others in the country. Plans for future development should minimize the impact on view sheds and ridgetops in order to preserve the stunning scenes that attract visitors and connect people to the place where they live.

2. 5501 Martin Mill Pike – Childhood Home of Cormac McCarthy.

Knoxville has a history of producing great writers, but has done a poor job of preserving their local legacy. Prime examples are James Agee and Nikki Giovanni. Both are world renowned, yet the reminders of their lives in Knoxville have been all but obliterated. The homes they and their families inhabited have been demolished, with only the authors' own writings reminding us of their life here.

Now we have another local writer who has risen to international prominence. Cormac McCarthy is considered by many to be America's greatest living author. His books have become bestsellers and have been made into blockbuster films. His latest work, The Road, received the Pulitzer Prize. That book tells the tale of a father and son traveling through a post-apocalyptic nightmare. Those travels take them through the father's hometown and to his childhood home. That home still stands in South Knoxville on Martin Mill Pike.

The house is completely obscured by a dense wall of bamboo and is currently wrapped in a blanket of sweet-smelling honeysuckle. It shows all the signs of abandonment and even the vehicles left to rust in the driveway are being enveloped by the encroaching underbrush. The McCarthy family purchased the house in 1941 from Irving and Ina Bigelow who advertised the house as “built 1936, ten rooms, two baths, automatic heat. Strictly modern in every respect. Three acres, poultry houses, beautiful grounds. Located on Martin Mill Pike, four miles from downtown, ten minutes from Henley Street Bridge." The exact age of the house is the subject of speculation and further investigation is needed to determine its original date of construction.

This important literary landmark deserves to be preserved and our entire community should rally to rescue it before it is beyond repair. Whether its future holds a restoration as a single family residence or as a resource for those who study the life and work of McCarthy, its survival and reuse will enrich the literary heritage of the region.


3. Vacant Historic Knox County School Buildings: South High, Brownlow and Oakwood.

South High School – 801 Tipton Avenue.
South High was designed by noted local architect Charles Barber and was built in 1935-1936 as South Knoxville Junior High School. The school opened in 1937. Barber was the primary architect of 14 schools in Knoxville and Knox County prior to 1940. It served as a junior high school and a high school until the last graduating class in 1976.

Preservationists and residents of South Knoxville began their efforts to save historic South High in 2002. In 2004 the Knox County School Board surplused the building to Knox County so it could be redeveloped as a community asset. Since Knox County has owned the building two requests for proposals have been issued and it has been offered for sale with a $25,000 mimimum bid. County Commission rejected the first proposal, the second proposal was withdrawn and no bids meeting the miminum were submitted when it was offered for sale.

County Commission recently voted to auction the building to the highest bidder later this summer. The building has sustained serious roof damage over the last few years and the effect of that water infiltration grows more serious every day. The auction is likely the last chance for this wonderfully designed and solidly built school. Local and federal preservation incentives can make it a viable project that will benefit both the neighbors and all Knox County residents. Knox Heritage calls upon interested developers to take on the project so South High can be added to the growing list of positive developments emerging on and near the South Waterfront.

Brownlow Elementary School – 1305 Luttrell Street
Brownlow Elementary School was built in 1913 and enlarged in 1926. The school was named for Colonel John Bell Brownlow, who was one of the developers of the neighborhoods surrounding the school. The Neo-classical style building was one of the first model elementary schools built in Knox County.

Several years after the school closed Knox County made the school available for redevelopment through a request for proposals, but the chosen developer was unable to complete restoration in a timely manner. The property’s new owner announced a planned condominium development and the conversion to a residential use has begun. The building still stands vacant but we are hopeful this will be the year the neighborhood landmark is filled with life and restored to its former beauty.

Oakwood Elementary School - 232 E. Churchwell Avenue
This Oakwood neighborhood icon is currently owned by the Knox County School System and is used for storage. The later addition is occupied by the Teacher Supply Depot. The Knox County School System has moved most of its activities out of the building and has discussed plans to sell it for private development. Due to the rapid deterioration of the building, Knox Heritage calls upon the School Board to act immediately to either make necessary repairs to the historic portion of the building or put the building out to bid for private development. Time is rapidly running out for Oakwood School due to the school system’s neglect and the resulting water damage occurring in the building.

4. Maplehurst Neighborhood. 
Maplehurst was developed in its present form in the early twentieth century, and contains Mission, Tudor Revival, Craftsman, Bungalow and Spanish Colonial Revival buildings that were popular architectural styles of that era. Maplehurst was first the site of an earlier residence known as Maplehurst, from which the area took its name, and is typical of residential areas developed near downtown. The buildings have furnished rental housing for downtown workers, students, and others over the years; many are now in poor condition, and threatened by neglect.

The area has become known as an enclave for local artists and musicians who enjoy the location surrounded by downtown, the river and the university. Most of the buildings were purchased by Atlanta-based Gameday, a developer of luxury sports condominiums, several years ago. Since that time promised plans for the restoration of the buildings have not come to fruition and a spilt between the firm’s partners has left the future of their properties in limbo. They are now owned by Mountain River Associates.

Three buildings stand vacant and unfit for habitation and some have unpaid taxes as well. The lack of maintenance and a riverfront location increase the potential peril for the well-loved neighborhood. Knox Heritage calls upon Mountain River Associates to bring the vacant and deteriorating buildings up to code and improve the general conditions of the historic buildings they own in order to protect the buildings and the residents who live in and around them.

5. The McClung Warehouses – 501- 525 W. Jackson Avenue
More than a year after an inferno that destroyed half of the McClung Warehouse complex on Jackson Avenue, little progress has been made to rescue Knoxville’s most visible endangered buildings. The fire illustrated the worst case scenario for vacant and blighted historic buildings. Three historic buildings were lost and one thriving business owner lost everything and was displaced. The opportunity still exists to redevelop the remaining buildings into loft and retail space, thus improving the tax base for all Knox County residents.

A structural analysis of the remaining buildings conducted at the request of the City of Knoxville has revealed they are sound and suitable for redevelopment. We call upon KCDC and the City of Knoxville to act immediately to secure a viable developer for the remaining buildings. Continued delays only encourage the behavior the current owner has displayed for over a decade – behavior which has not resulted in redvelopment of the buildings.

These highly visible buildings on Jackson Avenue were originally built as wholesale warehouses and are a reminder of the era when Knoxville was one of the leading wholesale centers in the Southeast. The buildings at 517-521 were built in 1911, and 525 was added in 1927. The buildings were originally built as wholesale warehouses for the C.M. McClung & Company, a wholesale and hardware supply company.

6.        Historic Resources at the University of Tennessee
The University of Tennessee has taken a major step forward in preservation this past year with the award of a Getty Grant to catalog historic structures on the UT-Knoxville campus. This report, soon to be presented to the University administration, identifies a number of historic structures and spaces and several potential historic districts. Several structures are considered eligible for individual listing on the National Register of Historic Places.

The current leaders of both the UT system and the UT Knoxville campus have a track record of supporting preservation and we look forward to working with them to preserve the architectural and archaeological heritage of the campus while meeting the educational goals of the university.

We have included four locations on our list that we believe deserve additional emphasis as the University proceeds with its planning:

UT Conference Center (formerly Rich’s)
This Mid-Century Modern commercial building with structural glazed tile, polychrome glazed brick, glass enclosed corner towers and undulating concrete canopies, has seen many uses, but its signature elements remain intact. The beauty of the building is contained in its proportions and the interaction of its architectural elements. The circa 1954 building received a design award from the America Institute of Architects when it was originally unveiled. The color scheme was modern at the time of its construction and ties the building firmly to the era of its creation. The display windows that line the surrounding walkways highlight the pedestrian-oriented nature of the building, a characteristic which is still highly desirable today.

The University of Tennessee occupies the building and has invested heavily in the interior rehabilitation. There is concern that the same level of investment will not extend to the distinctive exterior of the building and that its character defining features may disappear due to a lack of maintenance or future unsympathetic renovation. We call upon the University to improve maintenance of the exterior and insure any future construction preserves the architectural details of the building.

Eugenia Williams House.
Eugenia Williams was born to Dr. David H. Williams and Ella Cornick Williams in January 1900. Dr. Williams was a prominent physician and was one of the original financial backers that introduced Coca-Cola to East Tennessee. In 1940, Eugenia commissioned her childhood friend, John Fanz Staub, to design her new residence. Staub, a native Knoxvillian, is best known for designing homes for many of the wealthiest and most influential Texans, with a little over half of his design work located in Houston. He was also the architect for the well-loved Hopecote on the UT Knoxville campus.

Miss Williams’ Regency-style home sits on 24 acres bordering Lake Loudoun and Lyons View Pike and features a three-car garage with automatic garage door openers, which was a novelty in 1940. In 1998, the house was willed to the University of Tennessee as a memorial to Eugenia’s father. Under the conditions of the will the house may not be sold by the University.

Since Miss Williams’ death the house has been plagued by vandals, but its charater-defining details remain and the house is still solid. It has the potential to be a true asset to the University and its future should be decided soon in order to avoid further deterioration. There are many possible uses and local philanthropists have already expressed an interest in rallying around its restoration. We encourage UT to move forward with plans for this signature property and maximize its benefit to the University and the Knoxville area.

Hoskins Library
James D. Hoskins Library was built in 1930-31 and was named after former UT President James D. Hoskins (1934-1946). Charles I. Barber was the architect and he designed the library in a modified collegiate gothic style to compliment Ayers Hall. Originally called the Central Library, it served first as the main library for the University, then as a graduate library after the construction of the John C. Hodges Undergraduate Library in 1969, which became the main library in 1987. Afterwards, Hoskins Library housed smaller branch library services, such as the UT Special Collections, Archives, and Map Libraries, as well as serving as temporary housing for various UT services such as the Registrar's office, OIT Networking Services, and the Baker Center for Public Policy.

The building is known for its stunningly beautiful reading room and generations of UT students have walked its halls. A later addition to the building is revealing structural deficiencies that must be addressed and the overall maintenance for the building should be improved to reflect its stature in the history of the University.

Cherokee Farm.
This riverfront swath of land provides a bucolic scene for visitors as they enter Knoxville from the airport to the south, as well as for boaters and residents of the south side of Kingston Pike and Sequoyah Hills. Current plans call for the University to develop the site as a research campus. Earlier plans were adjusted due to the floodplain, archaeological findings on the property, and state Scenic Highway restrictions that affect building height. Current plans call for preservation of archaeological resources and push development back from the riverfront. This will result in more green space along the waterfront.

In 1891 Cherokee Land Company purchased 310 acres in hopes to develop the land into a grand neighborhood similar to Sequoyah Hill on the other side of the river. The venture went into default before any of the lots could be sold. The property was then given to the University of Tennessee with a requirement that it be used for agricultural education.

We encourage the University to minimize the impact of its development on one of Knoxville’s most beautiful and historic areas and follow through with its commitment to make this a “green” development that will benefit both the University and Knox County for many years to come.

7. French Broad River Corridor.
The French Broad River was one of the earliest settlement paths in Knox County. By the mid 1780’s, early homes and industries were located on both sides of the river. It was the settlers’ highway; ferries crossed it linking communities on both of its banks. Francis Alexander Ramsey settled in this corridor and the stone Ramsey House still stands today.

There is evidence to suggest that James White built his first house in this area. In The Annals of Tennessee by Dr. J.G.M. Ramsey, the French Broad Corridor is described as the home of Alexander Campbell; the large Georgian style house he built still stands. On both sides of the French Broad some of the best architectural examples of early Knox County - pre-historic settlements, a mill, churches and early cemeteries and ferry landings - tell the story of a river that acted as a highway for commerce and social interaction. The French Broad River corridor, because of its relative isolation and lack of urban infrastructure, retained its historic places, scenery, breathtaking views and vistas and it is a portrait of Knox County in the 18th and early 19th centuries.

Knox County Commission’s approval of rezonings that allow industrial and commercial development at the Midway Road interchange with I-40, combined with increasing development pressure from Sevier County, threaten the survival of one of Knox County’s signature places. We call on Knox County government leaders to act with haste to develop innovative measures that protect this endangered treasure in east Knox County.

8. Cal Johnson Building.
This State Street building (circa 1898) was built in the Vernacular Commercial style and was originally used as a factory for sewing overalls. It was constructed by Knoxville’s first African American millionaire and is most likely the largest commercial structure remaining in Knoxville built by a former slave. Cal Johnson also served as a city alderman during his extensive career, which included the operation of several area saloons and one of Knoxville’s most popular and durable horse racing tracks. It could be a featured site in current efforts to encourage heritage tourism related to Knox County’s African American residents and their ancestors.

The building is threatened by long term, ongoing deterioration and a lack of maintenance by the current owners. Knox Heritage calls upon those property owners to make long-overdue repairs and hopes the current level of downtown redevelopment will spur the repair and reuse of this important structure before it is too late.

9. The Pickle Mansion. – 1633 Clinch Avenue. 
The Pickle Mansion was built in 1889 in the Queen Anne style. It was built of solid masonry construction with a brick veneer wall covering on that masonry. Typical of grand houses of the Queen Anne era, it boasted a hip roof with lower cross gables, a turret, elaborate attic vent windows, window arches, transoms and a large front and side wrap around porch.

The house was burned in a disastrous fire that occurred in August of 2002, and suffered extensive damage. The current owner was able to purchase the house from its previous owners, who were denied in their request to demolish the building. After the purchase the current owner navigated an extensive and necessary subdivision process and took steps to finance the restoration. Fire debris has been removed and roof trusses have been designed with the intent of completing a rehabilitation of the house and restoring its architectural presence on Clinch Avenue. However, although interior work to prevent additional deterioration has been completed, the house is still unroofed, and rehabilitation work has not begun.

Knox Heritage encourages the owner to move swiftly to get the house under roof and begin the long-awaited restoration of this Fort Sanders Neighborhood landmark.

10. Williams-Richards House – 2225 Riverside Drive.
This historic building is also known as Colonial Hall and Marbledale. The oldest part of this house was built in 1842 by John Williams, II, in the Federal style. The house faced Dandridge Avenue at that time. Williams was the grandson of James White, founder of Knoxville, and he was the great-grandfather of playwright Tennessee Williams. He called the plantation Marbledale, and reportedly entertained such dignitaries as President Andrew Johnson. When the property was purchased by John Richards in 1899, it was remodeled and renamed Colonial Hall, and it acquired its current Neo-classical appearance at that time. The house was featured locally on postcards and china as late as 1910.

The house saw progress during the last year as the current owner repaired the serious soffit, gutter and roof damage that had caused great concern about the future of the structure. Knox Heritage encourages continued progress on this important building and hopes this will be its last appearance amongst the Fragile 15.

11. Knoxville College – 901 College Street.

Knoxville College was founded in 1875 as part of the missionary effort of the United Presbyterian Church of North America to promote religious, moral and educational leadership among freed men and women. The National Register District is composed of 10 buildings, eight of which are contributing, and two which are non-contributing. Knoxville College has significantly contributed to the educational and spiritual welfare of the African American population in Tennessee since 1875, particularly in the fields of industrial and normal education.

The buildings at Knoxville College are a tribute to the creativity and resourcefulness of the student body. While pursuing their education, students designed and constructed these historic buildings using bricks they manufactured at the campus. This spirit of involvement continues today, even as Knoxville College struggles to continue its mission. The historic buildings, with their fine craftsmanship and solid design, are deserving of support from the entire community and their preservation is a critical part of the rebirth of the college. Knox Heritage and its members stand ready to assist the college in its efforts to preserve its architectural heritage and encourage Knox County residents to support the college’s efforts.

12. Mid-Century Modern Residential and Commercial Buildings – Former Bearden Bank Branch Building and Lustron Houses.

Former Bearden Bank Branch Building
This Mid-Century Modern commercial structure has served many purposes in the Bearden neighborhood, but most of its original archtiectural details remain intact. The property is currently available for lease and its modern detailing has survived long enough to be cool again. We include this building to encourage owners of Mid-Century Modern commercial structures to refrain from “updating” these classic exteriors into oblivion. Just think how much money and effort could have been saved if someone had refrained from updating the Miller’s Building about 30 years ago.

Lustron Houses
In 1947, Chicago industrialist and inventor Carl Strandlund, who had worked constructing prefabricated gas stations, obtained a multi-million-dollar Reconstruction Finance Corporation loan to manufacture steel houses with porcelain-enamel-coated panels. The houses had an original design that included steel framing, walls and ceilings rather than traditional wood framing and plaster walls. The houses were pitched as rodent-proof, fire-proof, lightning-proof, rust-proof and maintenance-free.
Strandlund's Lustron Corporation constructed 2,560 Lustron homes between 1949 and 1950 in an adapted aircraft plant in Columbus, Ohio. The houses sold for between $8,500 and $10,500, about 25% less than comparable conventional housing. The Lustron Corporation declared bankruptcy in 1950, despite being an extremely well-funded, well-publicized, government-supported enterprise manufacturing a desperately needed product. Production delays, the lack of a viable distribution strategy, and the escalating prices for the finished product all contributed to the failure.

This rare housing form exists in at least four places in Knoxville. One house is located on Fairmont Boulevard, but its distinctive metal skin was obscured a few years ago with a coating of stucco. Another example has been perfectly preserved in the Sequoyah Hills Neighborhood. Two others are located near Chapman Highway and still retain original features. These houses can be endangered by changing architectural tastes and a lack of appreciation for their unique history. We encourage current and future owners to celebrate their steel beauties and insure they contribute to Knoxville’s architectural heritage for generations to come.

13. Former Park City Presbyterian Church at 2204 Linden Avenue.
This Gothic Revival style church was built circa 1940 and has been vacant for several years. It still retains its architectural details, including stained glass windows. This church represents what can happen as populations shift over time and church congregations dwindle. Buildings that are instituions in the communities they occupy are endangered as fewer dollars are available for maintenance and programming. In some cases church buildings are “recycled” when new congregations move in or community organizations put them to good use. In other cases churches are converted to residential or commercial uses.

Knox Heritage encourages the current owners to repair the building for a use that will benefit the surrounding area or make it available for purchase so it can survive with a new purpose while still gracing its community with its presence.

14. J.C. Penney Building.
This building was constructed as the Sterchi Brothers Furniture store in 1898 after the “Million Dollar Fire” of 1897. Because it was previously endangered by a lack of maintenance, the building has been listed on the Fragile 15 list for several years. The building was stabilized by new owners whose work revealed the spectacular original façade. We are encouraged by plans envisoned by the new owners and are hopeful the restoration or reconstruction of the original facade will compliment the historic streetscape and character that exists in the 400 block of Gay Street. This would be in keeping with the other buildings that have been restored in that block.

The J. C. Penney Building is part of the Gay Street Commercial Historic District, a National Register district that carries the potential for preservation tax credits for rehabilitation. The National Register status of the district is precarious because so many buildings have been demolished. Restoration of the original façade of the J. C. Penney Building could help in assuring the continued survival of the National Register listing, which is crucial to redeveloping many Gay Street buildings.

15. Edelmar – 3624 Topside Road.
This house built in 1914 was the summer home of prominent Knoxvillian C.B. Atkin. It is named after Atkin’s three daughters – Edith, Eleanor and Marion. Atkin was an important figure in Knoxville's history, the proprietor of several businesses, including the Fountain City Railway Company. He founded a furniture company that crafted furnishings for some of Knoxville's finest homes, and a business that manufactured fireplace mantles for elegant mansions nationwide. Atkin developed a large portion of Knoxville's Oakwood and Fountain City suburbs, and built two hotels and two theatres in downtown Knoxville.
The 30-acre-estate overlooking the Little River portion of Lake Loudon was subdivided into smaller lots and auctioned to the highest bidder. The new owner had requested a rezoning in order to develop the site but later withdrew the application. The MPC staff report, prepared in conjunction with the proposed rezoning of this property, called for historic zoning (HZ) to be placed on the 6600 square foot Atkin family home known as Edelmar and the surrounding parcel in order to guarantee preservation of this significant building.

Knox Heritage encourages the current owners to secure the house against vandalism and arson while they are planning for the future of the site. We also recommend the house be protected with historic zoning as part of any development plan for the larger site.