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Design Review Board

Level 1: Minor alteration of an existing building/structure

2-A-18-DT

This proposal will revise the previously approved Certificate of Appropriateness (7-C-17-DT) and address the condition approval requiring the site improvements be brought back to the board for consideration of approval. This proposal also includes some minor changes to the building involving the materials and openings for the garage.

Surface parking lot design and landscaping (sheet L1.0):
1) Access is provided via Willow Ave. and Jackson Ave.
2) Includes 44 parking spaces, 6 of which are for compact vehicles and 3 ADA spaces. There are also 3 motorcycle spaces (labeled "M") south of the compact parking spaces (labeled "C").
3) 11 trees, 8 of which are considered shade trees.
4) There are 6 bicycle racks proposed; 3 along the Willow Avenue frontage on the east end of the commercial storefronts and 3 distributed near the residential entrance to the building.
5) A driveway is proposed on the east side of the building to provide access to mechanical and trash collection rooms at the rear of the building.

Modifications to the previously approved elevations (sheet A4.18, A4.19, & A4.20):
1) On the southwest corner of the building (above the commercial space along Willow Avenue) the upper floors have different window configuration with a similar total window opening size.
2) On the Willow Avenue elevation, the openings in the cast stone wall for the parking garage have been modified. The eastern opening is a false opening with a cut in the cast stone wall only, not the block behind.
3) In several locations metal awnings above windows on the top floor have been removed; 1 on Willow Avenue that was over the two eastern most windows, 2 on the James White elevation over single windows, 1 on the Jackson Ave. elevation over a single window, and 2 on the Central Avenue elevation.
4) On the James White Parkway elevation (sheet A4.19) the brick was changed to a smooth material in the middle of the building for apartment levels 1 - 3.
5) On the rear portion of the building, the cast stone at the base of the building is changed to painted block. See elevations 2 & 3 on the James White Parkway elevations (sheet A4.19) and the Central Street and Jackson Avenue elevations (sheet A4.20 & A4.18).
6) On the Central Street and Jackson Avenue elevations (sheet A4.20), the number of floors clad in brick was reduced from 3 to 2.

1
Location
215 Willow Ave
Applicant Request
This proposal will revise the previously approved Certificate of Appropriateness (7-C-17-DT) and address the condition approval requiring the site improvements be brought back to the board for consideration of approval. This proposal also includes some minor changes to the building involving the materials and openings for the garage.

Surface parking lot design and landscaping (sheet L1.0):
1) Access is provided via Willow Ave. and Jackson Ave.
2) Includes 44 parking spaces, 6 of which are for compact vehicles and 3 ADA spaces. There are also 3 motorcycle spaces (labeled "M") south of the compact parking spaces (labeled "C").
3) 11 trees, 8 of which are considered shade trees.
4) There are 6 bicycle racks proposed; 3 along the Willow Avenue frontage on the east end of the commercial storefronts and 3 distributed near the residential entrance to the building.
5) A driveway is proposed on the east side of the building to provide access to mechanical and trash collection rooms at the rear of the building.

Modifications to the previously approved elevations (sheet A4.18, A4.19, & A4.20):
1) On the southwest corner of the building (above the commercial space along Willow Avenue) the upper floors have different window configuration with a similar total window opening size.
2) On the Willow Avenue elevation, the openings in the cast stone wall for the parking garage have been modified. The eastern opening is a false opening with a cut in the cast stone wall only, not the block behind.
3) In several locations metal awnings above windows on the top floor have been removed; 1 on Willow Avenue that was over the two eastern most windows, 2 on the James White elevation over single windows, 1 on the Jackson Ave. elevation over a single window, and 2 on the Central Avenue elevation.
4) On the James White Parkway elevation (sheet A4.19) the brick was changed to a smooth material in the middle of the building for apartment levels 1 - 3.
5) On the rear portion of the building, the cast stone at the base of the building is changed to painted block. See elevations 2 & 3 on the James White Parkway elevations (sheet A4.19) and the Central Street and Jackson Avenue elevations (sheet A4.20 & A4.18).
6) On the Central Street and Jackson Avenue elevations (sheet A4.20), the number of floors clad in brick was reduced from 3 to 2.
Staff Comments
Applicable guidelines:

Section 1.A.3. (PARKING FACILITIES)
It is important to ensure that parking facilities (both public and private) are safe, accessible, and clearly marked. New parking facilities should be designed to be attractive, compatible additions to downtown. In general, new parking facilities should remain subordinate to the street scene.

GUIDELINES:
3a. Create parking garages that do not contain blank walls. Allow for future commercial uses that may not be feasible at the time of construction.
3b. Locate parking garages under structures, or provide for retail, residential or office uses that line the garage. Corner locations are preferable for commercial uses.
3c. Locate surface parking lots to the side or rear of buildings. No surface parking lots should be created in front of buildings.
3d. Screen surface lots, where they abut a public sidewalk, with decorative walls, fencing and landscaping.
3e. Distribute shade trees within surface lots at a ratio of 1 tree per 8 parking spaces. Trees may be planted in wells between spaces.
3f. Provide pedestrian-scale lighting (10-15 feet in height) that uniformly illuminates the lot.

Section 1.A.4. (DOWNTOWN BEAUTIFICATION)
Beautifying downtown can occur through many different elements including architecture, landscape architecture, horticulture, art, and performing art. These elements provide expressions of local history and culture. They contribute to local identity and unique qualities of downtown. Public spaces should be designed to include art and beautification.
GUIDELINES:
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.

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 C-2 zoning; or buildings may be 'stepped back' on upper floors with lower floors meeting the sidewalk edge (see Area Regulations of the C-2 Zoning District).
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 2.C.1. (RECOMMENDED SIGNS)
The entire Warehouse district is already listed on the National Register of Historic Places and these buildings are also eligible for local overlays. Signs should therefore be governed by historic standards. These recommendations recognize that certain types of signs are dominant in the Warehouse District and should be encouraged in the future.
GUIDELINES:
1a. Projecting signs of modest size (9 square feet, maximum); a larger sign must be approved by the board
1b. Wall signs on sign boards mounted flush to the building facade
1c. Painted wall signs
1d. Painted or new window signs, less than 30 percent coverage, including neon signs
1e. Building name sign and/or building directory
Applicant

Stockyard Lofts, LLC

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