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Design Review Board

Level 1: Minor alteration of an existing building/structure

8-C-15-DT

SUMMARY: This proposal is a revision to the previously approved CoA # 10-A-13-DT and primarily includes the redesign of the lobby addition and 6th and 7th story residential units. The signage and murals shown on the plans are conceptual and are not part of the request, however, the lighting for the murals are part of this request. The signage and murals will be considered under a future application.

SITE PLAN: The lobby addition has a curved glass storefront facing Clinch Avenue and will be setback 15 feet from the front property line. The sidewalks on this property will replaced with new concrete sidewalks that have a grey tint. Individual sidewalk panels will have a darker grey tint as shown in the plans. Vehicular access will remain the same as previously approved, as shown on the plan. It is anticipated that the hotel will valet parking only and will share parking with the Holiday Inn.

LANDSCAPING: This application revises the previously approved landscaping area located between The Tennessean and Holiday Inn buildings that is currently a concrete pad above the parking structure. Since the landscape area is above an existing parking structure, the soil depth is limited and the plantings will be low level, however, there are three trellis' shown that will have vines growing on them to provide vertical elements similar to small trees. The landscaping area is terraced with the portion closest to Clinch Avenue to the shortest for visibility purposes. The landscaping walls will be concrete with a sloped concrete cap.

LOBBY ADDITION: The addition has a curved aluminum certainwall with 1" insulated glass and green roof. The second story bar above this addition has a nana wall that can be opened provide views of the green roof, Convention Center and Worlds Fair Park. There will be no access from the second level to the green roof.

MAIN ENTRANCE: The main entrance is below the building overhand and includes a new marble wall and new entry doors (including a revolving door), new soffit with cove lighting and a new hanging light fixture.

UPPER FLOORS: The upper story windows will have a new aluminum curtainwall system within the existing openings. The spandrels shown on the elevations will all be white.

The 6th and 7th floors are residential units that were previously approved to include nana wall systems on the front (Clinch Avenue) and rear elevations. This has been revised to an operable window system within a new curtainwall system.

Location
531 Henley St
Applicant Request
SUMMARY: This proposal is a revision to the previously approved CoA # 10-A-13-DT and primarily includes the redesign of the lobby addition and 6th and 7th story residential units. The signage and murals shown on the plans are conceptual and are not part of the request, however, the lighting for the murals are part of this request. The signage and murals will be considered under a future application.

SITE PLAN: The lobby addition has a curved glass storefront facing Clinch Avenue and will be setback 15 feet from the front property line. The sidewalks on this property will replaced with new concrete sidewalks that have a grey tint. Individual sidewalk panels will have a darker grey tint as shown in the plans. Vehicular access will remain the same as previously approved, as shown on the plan. It is anticipated that the hotel will valet parking only and will share parking with the Holiday Inn.

LANDSCAPING: This application revises the previously approved landscaping area located between The Tennessean and Holiday Inn buildings that is currently a concrete pad above the parking structure. Since the landscape area is above an existing parking structure, the soil depth is limited and the plantings will be low level, however, there are three trellis' shown that will have vines growing on them to provide vertical elements similar to small trees. The landscaping area is terraced with the portion closest to Clinch Avenue to the shortest for visibility purposes. The landscaping walls will be concrete with a sloped concrete cap.

LOBBY ADDITION: The addition has a curved aluminum certainwall with 1" insulated glass and green roof. The second story bar above this addition has a nana wall that can be opened provide views of the green roof, Convention Center and Worlds Fair Park. There will be no access from the second level to the green roof.

MAIN ENTRANCE: The main entrance is below the building overhand and includes a new marble wall and new entry doors (including a revolving door), new soffit with cove lighting and a new hanging light fixture.

UPPER FLOORS: The upper story windows will have a new aluminum curtainwall system within the existing openings. The spandrels shown on the elevations will all be white.

The 6th and 7th floors are residential units that were previously approved to include nana wall systems on the front (Clinch Avenue) and rear elevations. This has been revised to an operable window system within a new curtainwall system.
Staff Comments
Applicable guidelines:

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.
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.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.
GUIDELINES:
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.

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 1.B.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.
GUIDELINES:
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.
4f. Encourage the use of 'green roofs' and other sustainable practices, while minimizing the visual impact from the street.

Section 1.B.5. (GROUND FLOOR DOORS AND WINDOWS)
Entrances and ground floor windows should foster pedestrian comfort, safety and orientation. Not every building in downtown needs to have the same window or entry designs; however, repeating the pattern of historic openings helps to reinforce the character of downtown, differentiating it from suburban areas.
GUIDELINES:
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.
5d. Consider corner entrances at the ends of blocks.
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.
Applicant

McCarty Holsaple McCarty

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