In a strong move for preservation, Mayor Rogero formally requested an H-1 overlay which would make demolition of the Cal Johnson building very difficult. It also carries with it specific guidelines for the re-development and protection of the building. It’s an important move as the stock of downtown historic buildings which have not been either demolished or re-developed dwindles rapidly.
The three story warehouse dating to 1898 was built by “Cal Johnson, one of Knoxville’s most prominent African-American businessmen and a civic leader throughout the late 19th and early 20th centuries.” A historically important building, it is the only remaining structure associated with Cal Johnson and the only building in the city built by a former slave.
Of Johnson the press release stated, “Born to a Knoxville slave family in 1844, after the Civil War Cal Johnson worked his way up from a cook and bartender to owner of some of the most popular saloons in the city. He also owned the only horse racing track in Knoxville, until the General Assembly outlawed the sport in 1907 . . . From 1883 to 1885, Johnson served on the Knoxville Board of Aldermen. In 1906, he donated a house at the corner of Vine and Patton streets to be used as Knoxville’s first black YMCA building. In 1898, Johnson constructed what is now known as the Cal Johnson Building on State Street in downtown Knoxville. Built in the Vernacular Commercial style, it was used for some time as a clothing factory.”
The next move is up to the Metropolitan Planning Commission who must pass a recommendation to City Council who, in turn, must vote to establish the overlay. The protection goes into effect immediately upon the mayor’s request, meaning the property, which Knox Heritage has listed on their Fragile Fifteen for years, cannot be demolished for 180 days. The ultimate goal, however, isn’t simply to avoid demolition. The city staff, “want to work with the property owner to protect the building against deterioration and restore it to productive use.”
It’s that last part that of the statement that gives me hope for the property. After the H1 protection is established, I’m hoping the city helps the owners find enough incentive to either sell the building or develop it as opposed to continuing to allow it to crumble as it has for many years.
With Marble Alley opening directly beside the building, its value as a site for homes and/or office and retail has increased. Absent greed that puts the price out of a reasonable range, everyone should be able to win in this situation and we should be able to avoid another disaster like the McClung Warehouse site. In fact, considering the proximity to Marble Alley, leaving the building in a state where a fire is a real possibility seems unconscionable. There should be no shortage of developers who would love to implement a plan for redevelopment.
According to the mayor’s statement, “We have many incentives and tools that have been successfully used by property owners and developers to renovate historic structures throughout downtown and across the city . . . Our intention is not in any way to restrict the future use of the building, only to ensure that this valuable piece of Knoxville history is preserved.”
This is a very good move and one that should encourage preservationists. While we live in a strong property rights state, it’s important that we recognize the significance of historic buildings and that public safety as well as established development and investment on the part of those surrounding the property also deserves protection.