Recommendation
Staff recommends approval of Certificate 1-C-26-DT, and the three requested modifications to the DK-G dimensional standards, subject to the following conditions.1) Obtaining approval from the Board of Zoning Appeals to increase the distance between building entries on the Summit Hill Drive facade to allow the single entry as proposed. 2) Meeting all applicable standards of the Zoning Ordinance on the final plan set.3) Meeting all applicable requirements of the Department of Engineering and the City's Urban Forestry Division.4) Submitting the signage package for consideration of approval by the Board under a separate application.
Applicant Request
Level III: New Primary Structure- SUMMARY: New, seven-story (84'-9"), mixed-use structure at the intersection of S. Central Street and Summit Hill Drive. The primary use is a hotel, with amenities and service facilities on the ground floor and a rooftop bar open to the general public. The guest drop-off area and main entrance to the hotel are to the rear of the structure, with access from State Street. Pedestrian access from the public sidewalk to the lobby is provided from S. Central Street and Summit Hill Drive. There is an additional pedestrian access from S. Central Street on the north side of the elevation, serving the hotel office and service spaces. The site plan does not have a pedestrian connection to State Street or on-site parking. The hotel's signage package will be submitted as a separate application at a later date.
- SITE LAYOUT: The structure is oriented toward S. Central Street and Summit Hill Drive, and setback from State Street to allow on-site loading and unloading for guests, which is partially located under the building's upper stories. A service driveway extends from State Street to S. Central Street through the middle of the site and the building's first-floor S. Central Street elevation. This driveway is limited to service vehicles only. The hotel intends to activate the service drive as a "pop-up hub" with a mobile bar, seating, and games when not in service. The driveway is located over existing easements that will remain in place.
- SETBACKS AND LANDSCAPING: The structure is setback 9.4' from the S. Central Street lot line, varies from 6.5' to 8.9' from the Summit Hill Drive lot line, and 7.1' from the intersection of these two streets. The setback from the State Street lot line is 32', significantly greater than from the other two frontages. There will be landscape beds between the base of the building and adjacent sidewalks that include small shrubs and ground cover and larger evergreen shrubs planted in front of vertical structural elements between the storefront window systems. The majority of plantings will be to the rear of the structure.
- One of the three existing street trees in the S. Central Street right-of-way has to be removed, and all street trees in and adjacent to the Summit Hill Drive right-of-way have to be removed. Remediation for the tree canopy loss will be determined by the City's Urban Forestry Division during permitting.
- BUILDING MATERIALS:
- The proposed exterior finishes are listed at the top right of all building elevation plan sheets, with example images shown on Sheet A2-04. The primary exterior material is brick veneer (queen size), with two different cementitious panels and corten steel as accent materials.
- LIGHTING:
- The location of decorative wall lighting is shown on the building elevations, with example images and additional location information on Sheet A2-04.
Property Notes / Work to be Completed
- ZONING DISTRICT AND STANDARDS:
The property is zoned DK-G (Downtown Knoxville Grid Subdistrict), which is "intended to accommodate those areas of Downtown predominantly characterized by the traditional 300-foot by 300-foot grid pattern... [and] to ensure that future development maintains the pedestrian orientation and mixed-use environment characteristic of the traditional grid." To do this, the zoning standards incorporate "build-to" zones, architectural design standards, and building material restrictions to ensure basic urban design principals are incorporated into all projects. In certain instances, the DRB has the authority to approve modifications to the zoning standards, as outlined below.
- MODIFICATIONS OF DIMENSIONAL STANDARDS (ARTICLE 16.5.C):
Zoning standards may not always align with the intent of the Downtown Design Guidelines, so the Design Review Board (DRB) is authorized to approve modifications to the dimensional standards of the DK District to avoid the need for variances in cases where a development has been conceived to respect the historic context of the block, provide greater pedestrian activity at the sidewalk level, and/or meet other provisions of the guidelines.
- BUILD-TO DIMENSIONAL STANDARDS (ARTICLE 5.5.B, Table 5-3):
A build-to zone (BTZ) is the area on a lot where a structure's facade must be located within the minimum and maximum range of setback provided. A build-to percentage (BTZ%) specifies the percentage of the building façade that must be located within a build-to zone. Plazas and other open space features are counted toward meeting the build-to percentage. Build-to percentage is calculated by building façade, not lot width.
- In the DK-G zone, the required BTZ is 0'-5', and the BTZ% is 80%. This means that at least 80% of the building's façade width facing each adjacent street must be within 5' of each street lot line. The applicant is requesting modifications to increase the depth of the BTZ along each street frontage, as outlined below under "requested modifications." If approved by the DRB as requested, the proposed building location will meet the 80% BTZ% along each street frontage. To approve the requested modification, the DRB must determine that the development has been conceived to respect the historic context of the block, to provide greater pedestrian activity at the sidewalk level, and/or to meet other provisions of the guidelines.
- FINDINGS OF FACT:
1) S. Central Street modification
a) Respect the historic context of the block - The existing 1-2 story buildings to the north are built up to the edge of the sidewalk.- In the staff's opinion, the proposed 9' BTZ (setback) is not consistent with the historic context of the block and does not meet this criterion.
B) Provide greater pedestrian activity at the sidewalk level - The ground floor (lobby) is 2'-4" higher than the adjacent sidewalk at the intersection, increasing to approximately 3'-5" at the S. Central Street entrance. - In the staff's opinion, the increased setback and landscape area between the elevated ground floor and the adjacent sidewalk does not meet this criterion.
C) Meet other provisions of the guidelines - A full list of design guidelines applicable to the overall project is provided at the end of the staff report. The building location guidelines in Section 1.B.2 are the most applicable to this request. In summary, these recommend setting buildings back 5' in order to provide wider sidewalk space in non-historic areas, providing landscape elements to define the sidewalk edge where a building is set back from the sidewalk, and limit grade separations above/below the sidewalk to no more than 3' (generally). - The board should discuss whether the requested modification is consistent with these or other design guidelines, meeting this criterion for approval.
- In the staff's opinion, the proposed 9' BTZ (setback) is not consistent with the historic context of the block and does not meet this criterion.
- 2) Summit Hill Drive modification
a) Respect the historic context of the block - The existing buildings on both sides of the block to the north have varied setbacks because of road closures and realignment when Summit Hill Drive was constructed. - In the staff's opinion, the varied setback of the structure and proposed 8.5' BTZ is consistent with the historic context of the block and meets this criterion.- In the staff's opinion, the proposed 9' setback is not consistent with the historic context of the block and does not meet this criterion.
B) Provide greater pedestrian activity at the sidewalk level - In the staff's opinion, the increased setback and landscape area between the ground floor and the adjacent sidewalk does not meet this criterion.
C) Meet other provisions of the guidelines - The design guideline recommendations are the same as discussed for the S. Central Street modification. - If the board determines the requested modification does not respect the historic context of the block, as outlined above, the board should discuss whether it is consistent with these or other design guidelines, meeting this criterion for approval.
- In the staff's opinion, the proposed 9' setback is not consistent with the historic context of the block and does not meet this criterion.
- 3) State Street modification
a) Respect the historic context of the block - There is only one building remaining that faces this block of State Street, with buildings at both ends of the block facing the adjoining roads.- The board should discuss whether the requested modification respects the historic context of the block, meeting this criterion for approval.
B) Provide greater pedestrian activity at the sidewalk level - In the staff's opinion, the increased setback, driveways, and landscape area between the ground floor and State Street does not meet this criterion.
C) Meet other provisions of the guidelines - The design guideline recommendations are the same as discussed for the S. Central Street modification. - If the board determines the requested modification does not respect the historic context of the block, as outlined above, the board should discuss whether it is consistent with these or other design guidelines, meeting this criterion for approval.
- The board should discuss whether the requested modification respects the historic context of the block, meeting this criterion for approval.
- DK SUBDISTRICT DESIGN STANDARDS (ARTICLE 5.4.C, Table 5-4)
Façade Design - Building façades that abut a public right-of-way, excluding alleys, must incorporate building entries no less than once every 50 feet.- The entry on the Summit Hill Drive façade is 54'-3" from the S. Central Street corner of the building, and 56'-2" to the opposite corner, exceeding the maximum 50' separation between entries. The DRB does not have the authority to approve modifications to the DK subdistrict design standards. The applicant's options are to revise the plan by adding a second entry to this façade or obtain a variance from the Board of Zoning Appeals to increase the maximum separation between entries. If a second entry is proposed and the current entry is shifted to meet this design standard, these revisions may require approval by the DRB.
- ZONING DISTRICT AND STANDARDS:
Applicable Guidelines
Downtown Design Guidelines
See Guidelines- Section 1:
- A. PUBLIC REALM
- The public realm is composed of streets, sidewalks, and public open spaces. Public space is defined by development and supports a diversity of uses. It promotes transit use and pedestrian activity. It can be considered the "outdoor room" created by surrounding buildings.
- 1. Pedestrian and Bicycle Safety
- Consider pedestrians first, then transit, then the automobile in designing and developing downtown places.
- 1a. Prioritize pedestrian safety and comfort through public amenities, such as pedestrian-scale lighting, benches, and trash receptacles.
- 1g. Consolidate curb-cuts and locate driveways near mid-block, when necessary; alley access should be provided for service and parking, if feasible.
- 4. Downtown Beautification
- Beautifying downtown can occur through many different elements including architecture, landscape architecture, horticulture, art, and performing art.
- 4a. Foster downtown beautification with landscaping and plantings, public art, and public open space.
- 4c. Plant street trees where possible. Choose tree planting locations that will not significantly alter the setting of or harm the materials of historic buildings.
- B. PRIVATE REALM
- The private realm is composed of the buildings, structures, and private or quasi-public open spaces. The private realm is commonly defined by building envelopes.
- 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. 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.
- 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.
- 2. Building Location
- It is important to establish a strong relationship among buildings, sidewalks, and streets. This is typically accomplished through consistent setbacks that locate buildings on the same line.
- 2a. Set buildings back five feet in order to provide wider sidewalk space when new construction in non-historic areas is to be more than half the length of the block.
- 2b. Consider using landscape elements to define the sidewalk edge where a building is to be set back from the sidewalk.
- 2d. Limit grade separations above or below the sidewalk, generally no more than 3 feet. Allow for clear sightlines into and out of buildings and plazas.
- 3. Building Materials
- New building materials should relate to the scale, durability, color, and texture of the predominate building materials in the area.
- 3a. Use complementary materials and elements, especially next to historic buildings.
- 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.
- 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.
- 5. Ground Floor Doors and Windows
- Entrances and ground floor windows should foster pedestrian comfort, safety and orientation.
- 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.
- 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.
- 7. Mechanical Equipment and Service Utilities
- 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.
- 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.
- C. HISTORIC RESOURCES
- New Construction Within or Adjacent to a Historic District or Building
- Infill construction should be designed to reflect architectural and historic qualities. Designs should not duplicate current buildings. Issues of concern will be the siting, size, shape, proportion, materials, and the relationship of all of those to the prevalent character of the historic district.
- 10a. Maintain the setback of adjacent historic buildings. The height of the lower stories should be similar to adjacent historic buildings. Upper floors may be 'stepped back' behind the front facade.
- 10b. Duplicate the horizontal floor divisions of existing buildings.
- 10c. Design windows to be of similar proportions to the adjacent historic building windows.
- 10d. Use ornamental stone, brick work, and trim appropriate to the style of the infill building.
- 10e. Recognize the belt courses, strong courses, cornices, and other elements of adjacent buildings.
- 10f. Incorporate storefronts that complement the openness, bulkheads, and transoms of historic buildings.
Meeting Date
January 21, 2026
Moxy Hotel
137 S. Central St. 37902
DK-G (Downtown Knoxville, Grid Subdistrict)
