Design Review Board
Level 3: Construction of new building/structure
4-D-22-DT
Staff Recommendation
Staff recommends approval of Certificate 4-D-22-DT, subject to the following conditions:
1) Final site plan, including alley access, to meet City Engineering standards;
2) Landscaping plan to be provided during permitting, meeting relevant standards of City zoning code and design guidelines;
3) Canopy on Gay Street elevation of east building to meet relevant standards of City zoning code (10.3.F);
4) Signage to return to Design Review Board as a separate application;
5) Final project to comply with TIF and/or all other applicable redevelopment agreements with the City of Knoxville.
Location 215 S. Gay St.
Entire 200 block of Gay Street (west side of Gay Street)
OwnerKCDC
Applicant Request
SUMMARY: New construction project on a surface parking lot occupying the north side of the 200 block of Gay Street. The site measures approximately 180' wide along Gay Street, 150' along the north property line on W. Vine Avenue, and 150' along the south property line adjacent to Summit Hill Drive. The rear property line is adjacent to an alley, followed by the multi-story Crown Plaza Hotel.
The project involves the construction of two buildings aligned horizontally along the lot, one fronting Gay Street (east) and one recessed along the rear (west) side of the property. The front (east) building is three stories tall, features two stories of commercial/retail and one third-story residential floor. The rear (west) building is seven stories tall, with one ground level of retail and six residential levels above. There is a shared courtyard between the two buildings, which will be accessible from the second story of the east building and the first story of the west building.
SITE LAYOUT AND ACCESS: The east building is accessible via multiple pedestrian entries to the first story on Gay Street, multiple entrances to second-story retail off the courtyard, and via a public exterior stair along Vine Avenue. The courtyard is accessible via an exterior staircase to the south (off Summit Hill Drive) and one at the northeast corner of the east building. The west (rear) building features multiple pedestrian entries to the ground-floor retail space from the courtyard. The residential lobby is accessible via two sets of concrete steps off the south (Summit Hill Drive) elevation. A trash truck entrance is located on the rear of the west building, accessible off the alley.
DESIGN ELEMENTS: EAST BUILDING
The three-story, flat-roof building is clad in brick veneer, with metal panel elements in the central bays and along the third story. The design features horizontal bands of brick veneer, some with details of alternate coursing and patterned protruding bricks, between three stories of single-light storefront systems and aluminum-clad wood windows on the upper residential level. On the façade (east), six third-story window bays feature projecting balconies with perforated metal guardrails. Additional brick-clad vertical bands provide locations for signage between the retail bays. A flat, painted steel canopy extends across the central bays on the ground level. On the south (Summit Hill Drive) elevation, three stories of storefront glazing and brick veneer siding are topped by decorative metal panels along the roofline. This elevation provides space for the building name sign. The courtyard elevation continues the overall materials, with five storefronts for the second-story retail. The Vine Avenue (north) elevation features an exterior staircase accessing the courtyard from the lowest level, brick veneer siding, and storefront windows.
DESIGN ELEMENTS: WEST BUILDING
The seven-story, flat-roof building features two stories of brick veneer siding on the central massing, with additional exterior cladding materials of fiber cement panels decorative metal panels. On the façade (east elevation), the design features single-light aluminum-clad windows and five stories of balconies with glass guardrails. The leftmost and rightmost bays feature large swaths of full-height window systems, which wrap around the side elevations. On the north and south elevations, materials include fiber cement panels, brick veneer, metal panels, and storefront systems on the ground level. The alley elevation is primarily clad in fiber cement panels with irregularly spaced rectangular windows.
Additional features include an outdoor courtyard at the southeast corner of the building (along Summit Hill Drive); landscaping planters at multiple locations, including the central courtyard; and flat-roof awnings extending over retail entrances.
Mechanical equipment will be located on the rooftop of the east building, recessed from the roofline and clad in metal screening; and off the alley on the west building.
Staff Comments
1. The property occupies a rare vacant lot (currently a surface parking area) on Gay Street, in the Downtown Grid subdistrict. The surrounding area is characterized by historic commercial development on the Gay Street blocks south of the subject property and along the 100 block of Gay Street. Immediately surrounding the property is the Country Music Park to the east, Summit Hill Drive to the south and northeast, and the multi-story Crown Plaza Hotel to the immediate west. The site slopes gently downward from the rear (west). Both buildings are accessible via multiple pedestrian entryways on Gay Street, along Summit Hill and Vine Avenue, and off the central courtyard.
2. The east building will continue the overall streetscape pattern of Gay Street, removing a void in favor of a mixed-use building set along the front property line. The proposed buildings meet the guidelines' recommendations for creating pedestrian-scale buildings at street level, especially for the three-story building fronting Gay Street. Both designs incorporate building materials, signs, awnings, and transparency "to reduce the mass of buildings as experienced at the street level." While the west (rear) building is taller in height than other buildings fronting Gay Street, it will serve as a transition toward the existing Crown Plaza Hotel to the west, the TVA buildings to the northwest, and the proposed multi-story Capitol Lofts project moving east/uphill on Vine Avenue.
3. Both designs successfully incorporate a recognizable base, middle, and top, and the overall scale of the larger building is broken up with horizontal and vertical material changes and projecting bays. Both buildings avoid blank walls along street-facing elevations, incorporating sufficient transparency on all elevations. The rear (west) elevation of the west building does demonstrate limited transparency; however, it fronts an alley and the central massing will be minimally visible from the public right-of-way.
4. The proposed materials relate to the "durability, color, and texture" of the predominate building materials in the area. Historic commercial buildings along Gay Street were typically constructed of masonry, and both buildings incorporate masonry veneer of different patterns and finishes to contribute visual interest.
5. The buildings are "visually interesting to invite exploration by pedestrians." The multiple commercial spaces on both buildings' lower levels facilitates a consistent rhythm of storefront windows and entries. The entrances are proportionate to the buildings' heights and widths, both on the elevation fronting Gay Street and those fronting the central courtyard. In general, the designs meet the guidelines for "architectural character."
6. On the east building, the mechanical equipment is located on the rooftop, recessed from the façade line and screened. On the west building, service utilities are located to the rear of the development and accessible from the alley.
7. An additional landscaping plan may be required during permitting, which should meet the intent of the design guidelines and City zoning standards. The signage package is intended to be submitted to the DRB for further review at a later date.
