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Design Review Board

Level 1: Minor alteration of an existing building/structure

9-C-16-DT

This proposal is for the reconfiguration of an existing surface parking lot to the north of the Regas Square project site. The proposal includes an asphalt parking lot, striped parking, raised curb islands, landscaping, sidewalk, enhanced site lighting, and a trash containment enclosure. This site will also serve as the entrance and exit for the adjacent Regas Square parking garage to the south of this parking lot.

Landscaping: The parking lot will have a landscape screen along the Magnolia sidewalk that is 12' deep and includes 3 small ornamental trees, ornamental grass, and juniper. The interior landscape median includes 3 shade trees, ornamental grass, and juniper.

Trash Enclosure: The trash enclosure is located below the existing billboard on the northeast corner of the parking lot, near the Magnolia Ave. sidewalk. The enclosure will be made of either masonry or metal, and will have a metal roof and steel roof structure.

Lighting: The existing parking lot lighting will be replaced with 2 new light poles with LED low profile, full cutoff light fixtures. The light poles fixtures will be 25 feet tall.

Location
319 N Depot Ave
Applicant Request
This proposal is for the reconfiguration of an existing surface parking lot to the north of the Regas Square project site. The proposal includes an asphalt parking lot, striped parking, raised curb islands, landscaping, sidewalk, enhanced site lighting, and a trash containment enclosure. This site will also serve as the entrance and exit for the adjacent Regas Square parking garage to the south of this parking lot.

Landscaping: The parking lot will have a landscape screen along the Magnolia sidewalk that is 12' deep and includes 3 small ornamental trees, ornamental grass, and juniper. The interior landscape median includes 3 shade trees, ornamental grass, and juniper.

Trash Enclosure: The trash enclosure is located below the existing billboard on the northeast corner of the parking lot, near the Magnolia Ave. sidewalk. The enclosure will be made of either masonry or metal, and will have a metal roof and steel roof structure.

Lighting: The existing parking lot lighting will be replaced with 2 new light poles with LED low profile, full cutoff light fixtures. The light poles fixtures will be 25 feet tall.
Staff Comments
The design guidelines recommend 1 shade tree per 8 parking stalls and screening where surface parking lots abut a public sidewalk with decorative walls, fencing and landscaping. This proposal requires 3 shade trees which are provided in the interior landscape median. A landscape screen that is 12' deep is proposed between the parking area and the Magnolia Ave. sidewalk, which includes 3 crape myrtles, ornamental grasses and juniper. In staff's opinion, the proposed landscape screening meets the intent of the screening recommendations because of the depth of the landscaping beds and the mix of plantings.

The trash enclosure is on the northeast corner of the parking lot, adjacent to the Free Service Tire building and below the existing billboard. The guidelines recommend trash storage areas to be located behind a building or off an alley, when possible; and that dumpsters should be screened from view. The proposed trash enclosure will be screened from view by a masonry or metal panel wall, however, the location is close to the public sidewalk and not situated to the inner portion of the property. The landscape screening does provide some separation to the sidewalk but if the adjacent property is ever redeveloped with a new building, this trash enclosure will be directly adjacent to it and will make residential units nearby less appealing. A roof is proposed on the trash enclosure because views into the trash enclosure from the new loft units not wanted. The board should consider if the proposed location is appropriate because of its proximity to the public sidewalk and the adjacent property.

The design guidelines recommend that surface parking lot lighting be between 10-15 feet in height. The proposal is for the lights to be 25 feet tall. In this case, if the taller fixture is used then only two light poles will be required and they can be located in the center of the parking lot. If shorter lights are required, additional lights will be required and some may need to be located toward the edges of the property.

NOTE: The approval of the new Regas Square building included an alley that connected Williams St. to the subject surface parking lot, and also provided access to the structured parking garage. It is anticipated that a revised plan for this alley will be presented with some other minor modifications to the new structure as a new application for later board meeting.

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:
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.
3g. Access to parking garages should not limit options for future development of contiguous or adjoining space, especially on corners.

Section 1.B.7. (MECHANICAL EQUIPMENT AND SERVICE UTILITIES)
Utilities can include telephone and electrical lines, ventilation systems, gas meters, air conditioners, fire protection, telecommunication and alarm systems. 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.
GUIDELINES:
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.
7f. Screen dumpsters from view.
Applicant

Design Innovation Architects

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