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Design Review Board

Level 3: Construction of new building/structure

7-D-15-DT

This case has been appealed

Staff Recommendation
APPROVE Certificate 7-D-15-DT as submitted.Case File
Location
535 W Vine Ave
Applicant Request
SUMMARY: Construct seven (7) townhouses along Vine Avenue adjacent to Ryan's Row. Each of the units is approximately 2,900 SF with a two car garage accessed from the rear. They will be 4 bedroom, 3.5 bath units. Five (5) of the units feature brownstone style stoops leading up to the main entry and courtyard below the sidewalk level. The remaining two (2) units on the west side of the building take advantage of the sloping topography by shifting the main entry to the lower level.

BUILDING SETBACK: The front setback for the rowhouses from the front property line will range from 13'-10" on the east side (adjacent to Ryan's Row) to 7'-8" on the west side. However, the recessed courtyards will have a retaining wall that is built along the front property line and will require a variance from 5' to 0' (adjacent to the sidewalk). This will require approval from the Downtown Design Review Board.

SITE LAYOUT: A new 6'-2" wide sidewalk is proposed along the Vine Avenue to match the existing sidewalk in front of Ryan's Row. The 5 easternmost rowhouses have two stairs from the sidewalk, one that go up to the main entrance on the second floor and one that goes down to a recessed courtyard and entrance to the building on the first floor (garage level). The stairs and courtyard will have powder coated metal railings. The 2 westernmost rowhouses have the entrance on the first floor (garage level). The access to the garages is from a one-way loop-style driveway. The entrance is on the western side of the property and is gated, and the exit is on the eastern side (adjacent to Ryan's Row). The driveway has a width of 10'. The existing landscape wall will remain on the western portion of the property, however, it will be lowered to grade level. Approximately .25 of the landscape wall on the rear of the property will remain, with the remainder removed and a new landscape wall installed further back on the property as shown on the site plan.

LIGHTING: There will be wall sconces at the main entrances of the rowhouses and 15' tall light fixtures along the driveway, as shown on the site plan.

ROOFTOP DECK: A rooftop deck will installed on the rear 2/3 of the rowhouses that will be accessed from a stair tower that is clad in metal panel system.

MATERIALS: The primary material of the building is brick. Other exterior materials include board form concrete, matte black metal panels, aluminum clad wood windows, and IPE siding and decking.

LANDSCAPING: A landscape area that includes a small tree will be provided for each unit adjacent to the sidewalk. For those units with a recessed courtyard, the landscape area will also be recessed. These landscape areas will be 3'-4" by 13'-0" (units without a recessed courtyard will have a slightly wider landscape area). Additional trees and lawn will be planted on the western side of the property and to the rear. Low plantings/ground cover will be planted sides and rear of the building.
Staff Comments
The guidelines recommend that residential units be elevated from the sidewalk so that pedestrians cannot look directly into the residence. The two westernmost units will be accessed either at the sidewalk elevation or slightly below it, however, the main living area for these units are above the ground floor where the main entrance is located minimizing the impact of visibility directly into the residence.

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.
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.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.
2c. Maintain sight lines to historic buildings that were originally located in an open setting, providing setbacks for new buildings next to historic structures in order to preserve views.
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.
2e. Design private plazas to be pedestrian-friendly. Provide human-scale amenities and include landscaping.

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.

6. RESIDENTIAL BUILDINGS
Solely residential buildings, such as townhouses and apartment buildings, are rare in downtown Knoxville. Privacy and safety are concerns with residential units that meet the sidewalk. Mixed use buildings, with apartments above shops or offices, can avoid these challenges and add to downtown vitality.
GUIDELINES:
6a. Elevate the first floor of townhouses and apartment buildings so that pedestrians cannot look directly into the residence from the sidewalk level.
6b. Design entrances to residential buildings so that access is separated from pedestrian flow on the sidewalk.
6c. Encourage the development of mixed-use buildings with apartments over lower story commercial uses.
6d. Provide yard space for apartment buildings in the Boulevard District.

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:
7a. Minimize the visual impact of mechanical equipment through screens or recessed/low-profile equipment.
7b. Do not locate units on a primary facade.
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.
7h. Allow solar panels and other technological advances on rooftops and other unobtrusive locations. Solar panels should not be considered on the elevations of historic buildings.
Applicant

Sanders

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