Recode Knoxville City Council Presentation - 04.04.2019

Thanks to the Organizers of the Design Charrette & Design Standards Roundtable : Knoxville-Knox County Planning:

Gerald Green, AICP & Amy Brooks, AICP

AIA East TN:

Richard Foster, AIA, Christina Bouler, Associate AIA, & Erik Hall, Associate AIA

East TN Community Design Center: Duane Grieve, FAIA & Leslie Fawaz, AIA

How We Got Here In the Fall of 2018, AIA East TN and East TN Community Design Center discussed the opportunity to test the proposed code. They then met with Knoxville-Knox County Planning on how to best test Recode Knoxville in ‘real-world’ scenarios and report back on the conclusions.

This was a volunteer and public effort led by the three organizations.

This academic exercise would test the code within 6 actual locations in the city by using Recode Draft 4 and Zoning Map 3. The public provided 2 sites to consider for review.

Recode Knoxville Design Charrette & Design Standards Roundtable Leslie Fawaz, AIA, Studio Design Director at ETCDC will discuss the results of the Charrette.

Following the Charrette, a Design Standards Roundtable was convened to examine the proposed Recode Design Standards.

Richard Foster, AIA, Past President of AIA East TN will discuss those findings.

Recode Knoxville Design Charrette Meeting:

February 1, 2019 from noon-7pm at the Public Works Building

Attendees: Architects, Developers, Landscape Architects, & UT Architecture Students Process:

Examine 6 pre-determined City of Knoxville sites in order to evaluate and develop designs based on the proposed Recode zoning ordinance

Recode Knoxville Design Charrette & Design Standards Roundtable We want to thank the 50 volunteers who donated over 350 hours to participate in the Charrette.

ETCDC spent over 100 hours preparing the full Recode Report. Today will be a brief overview of the compiled findings.

City Council received a copy of the full Recode Report and it will be available to the public on the Recode and ETCDC websites Friday.

Recode Knoxville Design Charrette Goals • Test Recode Draft 4 and Zoning Map 3 at Knoxville locations: North, South, East, West, and 2 Downtown Edge Conditions • Explore how Recode shapes future development • Assess Recode’s content, format and usability

Fifth Avenue & Central Street Legend Yellow, Light: Lower Intensity Residential Yellow, Dark: Higher Intensity Residential Red: Commercial Purple: Mixed-Use Light Green: Open Space / Lawn Areas Black: Roads and Parking Areas Hatching: Existing Historical Buildings

Downtown Edge (DK-E) zone is helpful for restoring density near the city core. There should be an overlay for potential historic structures and for recommended transit-oriented development areas. Developers suggested adding more parking than required even though off-street parking is allowed in this zone.

Bearden at Homberg Legend Yellow, Light: Lower Intensity Residential Yellow, Dark: Higher Intensity Residential Red: Commercial Purple: Mixed-Use Light Green: Open Space / Lawn Areas Black: Roads Grey: Parking Lots or Pedestrian Areas

New zones were very helpful in transitioning from lower to higher intensity uses and more walkability, but parking requirements were difficult to achieve. The design included streetfacing, mixed-use developments of two and three stories, transitioning to four, six, and ten story buildings.

Parkridge at First Creek Legend Yellow, Light: Lower Intensity Residential Yellow, Dark: Higher Intensity Residential Red: Commercial Purple: Mixed-Use Light Green: Open Space / Lawn Areas Grey: Roads and Parking Areas Hatching: Structure Above Surface Parking

Parking reductions should be allowed at ‘preferred’ sites for large buildings, like Standard Knitting Mill, that have potential to become a Transit Oriented Development. Consider shared parking at park-adjacent sites and allowable building heights to be more contextual based on existing structures.

Burlington Legend Yellow, Light: Lower Intensity Residential Yellow, Dark: Higher Intensity Residential Red: Commercial Purple: Mixed-Use Light Green: Open Space / Lawn Areas Black: Roads and Parking Areas Hatching: Existing Historical Buildings

Site was conducive for allowing lower to higher intensity transitions. New developments would be aided by more organized on-street parking, which could help mitigate some of the parking requirements. A change from C-G to C-N zones along small main streets like Martin Luther King Jr. Ave. seemed more appropriate.

Chapman Highway at Moody Avenue

Legend Yellow, Light: Lower Intensity Residential Yellow, Dark: Higher Intensity Residential Red: Commercial Purple: Mixed-Use Green, Light: Open Space / Lawn Areas Green, Dark: Natural Areas / Buffer Zones / Trees Black: Roads and Parking Areas

Pushing the new development to the street edge created large areas of asphalt, which in turn created the need for more green spaces to separate them. Current RN-5 zone is well placed, but would be better suited as a swath of zones from RN-7 to RN-2 in order to aid in transitions of intensity.

Merchant Drive at Clinton Highway Legend Yellow, Light: Lower Intensity Residential Yellow, Dark: Higher Intensity Residential Red: Commercial Red-Yellow Hatch: Mixed-Use Light Green: Open Space / Lawn Areas Black: Roads and Parking Areas

Site was developed using traditional ‘town center’ approach with a central green common space. Due to the size of the site, it could be changed into a walkable and transit-friendly neighborhood and destination. CH-1 zones need to address the number of and distance between entrances and exits. This would improve walkability.

General Conclusions to be Considered •

Add transition zones between areas of high intensity and low intensity development.

•

There are parcels that seem out of place with their proposed zoning and need to be rezoned to create better transitions.

•

Consideration needs to be given to the future development of certain building types when they are zoned, such as places of worship.

•

The proposed map is inconsistent in some areas with what the code wishes to accomplish in terms of transitions and density.

•

C-G-3 zones need to be considered in terms of context and transitions.

•

Commercial-Neighborhood is a zone that was considered under-utilized.

Following the Charrette, the architects determined a need for an in-depth discussion on Recode Design Standards.

The Roundtable Design Standards meeting was held at Public Works.

Richard Foster, AIA will review those findings.

Project Vision Invest • • • •

Redevelopment and new development of the corridors Redevelopment of former industrial sites.

Provide direction for the redevelopment of older commercial centers Redevelopment of the riverfront

Project Vision Protect • Sustainable redevelopment of corridors and neighborhoods while protecting the characteristics that define these areas • Preservation of the integrity of Knoxville’s vibrant neighborhoods, encouraging development that is compatible with the character of the neighborhoods

Connect • Standards that cultivate a sense of place in the community • Standards that are clear and easy to understand • Improved processes and procedures

Project Goals • Implement adopted land use policies • Create a code that is graphic, intuitive, & user‐ friendly • Develop a transparent, predictable, & consistent code • Eliminate excessive special approvals • Increase the transparency of administration

Design Standards – guiding principles and goals Maintain some level of design standards for the City Ensure they are enforceable and easy to administer Promote creativity Allow the City to evolve over time

PUBLIC HEARING DRAFT December 2018 B. Building Material Restrictions In the C-N, C-G-2, C-G-3, C-H-2, C-R-2, and O Districts, the following building materials are prohibited on any faรงade facing a public right-of-way, excluding alleys, or any faรงade that abuts a residential district. Such materials may still be used as decorative or detail elements for up to 25% of the faรงade, or as part of the exterior construction that is not used as a surface finish material.

1.

Concrete masonry units (CMU)Plain concrete block

2.

Corrugated metal

2. Aluminum, steel or other metal sidings (does not apply to C-N and O Districts); this restriction does not include metal architectural wall panels (for example, dri-design panels) 3.

Exposed aggregate (rough finish) concrete wall panels

4.

T-111 composite plywood siding

5.

Plastic

6.

Vinyl C-N DISTRICT DESIGN STANDARDS

PUBLIC HEARING DRAFT December 2018 Table 5-2: Commercial Districts Design Standards C-N C-G-2 Façade Design Building façades that abut a public right-of-way, excluding alleys, must not contain blank wall areas that exceed 30 linear feet, measured per story parallel to the street.

Building façades in excess of 100 linear feet that abut a public right-ofway, excluding alleys, must include a repeating pattern with no less than two of the following elements: texture change, material module change, or a wall articulation change of no less than 2 feet in depth or projection, such as a reveal, pilaster, or projecting rib. All elements must repeat at intervals of no more than 50 linear feet.

All buildings must have a public entrance from the sidewalk along the primary building frontage. Public entrances must be visually distinctive from the remaining portions of the façade along which they are located.

Building materials and visual elements used on the primary building frontage must continue on all building façades that are visible from a public right-of-way.

Fenestration Design The ground floor of the front façade must maintain a minimum transparency of 35%, measured between two and ten feet in height.

The ground floor of the front façade must maintain a minimum transparency of 50%, measured between two and ten feet in height from grade.

Upper floors of the front façade must maintain a minimum transparency of 15% of the wall area of the story Roof Design If the structure includes a parapet wall, it must feature three-dimensional cornice treatments or other shadow-creating details along the top to provide visual interest.

Reflective roof surfaces that produce glare are prohibited. This does not include solar panels.

Commercial Site Design Sites must be designed to ensure safe pedestrian access from the public right-of-way, and safe pedestrian circulation within the development.

A cohesive character must be established through the use of coordinated hardscape (paving materials, lighting, street furniture, etc.) and landscape treatments within the development.

Surface parking may not be located between a principal building and the front lot line. Parking must be located to the side or rear of the principal building.

Outlot buildings must meet the minimum transparency requirements of the district along facades facing the street.

Any outlot buildings must include prominent entrances oriented toward both the street and the interior parking lot.

Outlot buildings that are part of a multi-tenant retail center must provide definition along the street frontage of the center by placement of the front building line within 0’ to 30’ of the front lot line. Outlot buildings may be placed within a required setback to comply with this standard.

C-G-3

C-H-2

C-R-2

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

O

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

• • • •

5.

Plastic

6.

Vinyl

December 2018

C-N DISTRICT DESIGN STANDARDS

C-G-2 DISTRICT DESIGN STANDARDS

PUBLIC HEARING DRAFT December 2018

PUBLIC HEARING DRAFT December 2018

PUBLIC HEARING DRAFT December 2018

C-G-3 DISTRICT DESIGN STANDARDS

C-H-2 DISTRICT DESIGN STANDARDS

C-H-2 DISTRICT DESIGN STANDARDS

City of Knoxville Zoning Code

5–6

PUBLIC HEARING DRAFT December 2018

PUBLIC HEARING DRAFT December 2018

C-R-2 DISTRICT DESIGN STANDARDS

City of Knoxville Zoning Code

5–

PUBLIC HEARING DRAFT December 2018

through and around the site…

• Consider how placement of windows and doors can promote v • Within a building, consider integrating circulation, such as stairs, between into and physical connections the interior and exterior… shared and public spaces to encourage active use and enhance the visual connection between spaces…

• Consider impacts of the patterning, size, and geometry of win and doors interior and programs…

The most impactful decisions are often made during thespaces siteand planning phase,4. laying and functional, materials enhance a development’s massing and Façades are acan building’s “faces” todesign the neighborhood, bringing together massing material The mass of aon building—its form and size—accommodates interior program w 1. building 3.

2.

• Consider using warm and welcoming materials, natural lighting, and the groundwork for a project that positively contributes to the lives of its residents and to y, while also contributing to overall building identity.and Materials alsoWhile contribute decisions to create presence character. a street-facing façade can help create on the street. Massing articulations providing a sense of identity andtopresence Site Planning Materiality Façade Massing educational graphics todurability. promote •building Consider window size, frames, sunshades as to both functio its neighborhood, and creating the framework for the rest of the design Thea building ent’s environmental impact, constructability, Byuse… selecting a welcoming identity forand the building and its residents, buildings often have visible rear andand heights and setbacks, candevelopment. visually connect adjacent stru decorative elements… placement and positioning of a for project should to aneighborhood context, adjacent aterials as part of a high-performance building envelope, designers can reduce side façades, giving additional opportunities design.

Thetorespond façades of building should respond a neighborhood’s character and scale.

Thoughtful and well-design •beConsider that visual connections promote physical connections, and use infrastructure and activities, and, in some cases, flexibility for future development. impact and energy costs.

Materials should be materials, selected with construction designed with colors, andlocal articulations that form coherent image.

Different help to makeaconsider even a large residential building sensitive to the pedestrian scale visual corridors to highlight through-site and through-building circulation…

• Consider integrating HVAC louvers framing Design and development teams, City agencies, and community partners must coordinate nd, noting that a well-designed building requires construction.

Durable, faces should be designed inquality response to interior programs and sitewithin conditions. may be home. Working zoningItconstraints, the into masswindow ofsite a building shouldto be de simplify detailing… planning early in project development to ensure that projects integrate with existing built ned materials can contribute to thefor longevity of a up-front appropriate, instance, tobuilding; have distinct and investment complementary for street- and advantage offaçade a site’sdesigns best features—including views and connections to neigh

GOVERNING DESIGN PRINCIPLES

fabric workover toA further enhance d construction detailsrear-facing often results in cost savings time by reducing the sides of aand building. beautiful façade neighborhoods. can helpalso givemitigating residents and a conditions.

—while any neighbors challenging ations. sense of dignity and feeling of home.

ulation systems.

Guiding Principles

• Consider vehicular, bike, and circulation through • pedestrian Consider breaking up the scaleand of overall massing to relate to l around the site… materials that complement rather than strictly match • Consider how façade design can help enhance a building building’s character adjacent heights… ildings… and identity both in the existing community and for its residents…

• Consider prominent view corridors and using physical intersections…

• Consider setbacks to optimize views and public outdoor using a combination of materials helpfaçade articulate the façade, • Consider howto each uniquely responds adjacent programs such astoyards and terraces… allow people to moveOutdoor through open and around While windows aare development and doors can are help primarily form they help to establish critical amenities for residents, Thefunctional, ground and can floor also isalso where provide a building benefits meets to visual the street, 5.distinguish 7.

•spaces Atat corner or full block developments, consider concentrating any ssing, and programs the 6. interior… and conditions…

8. where residents enter th ic and shared spaces,the and provide visual connections connections between between interior interior programs and the surrounding site, and can contribute to general public.

Extendingactivities from interior common where neighbors frontthe and interact rear yards, with aas development. well Whether building contains commercial along main thoroughfares and allow forbuilding residential • spaces, Consider relationship of heightaand setbacks toret st Windows and Circulation Ground Floor Open Space etween buildings and as theother street.

Often a sense viewed of security. as secondary A central space, challenge circulation is to maximize access to natural light and air while kinds of open space, such as terraces, are programs vital design on components the ground floor, that can or is help purely residential, the ground floor should and more passive uses along side streets… materials with low•environmental impact that arematerial connections Consider avoiding co-planar to further breakon down and pedestrian experience the sidewalk…

Doors promote healthy living by making itmeeting easier orenergy more inviting efficiency to walk, goalsexercise, and as providing a sense offabric. privacy for areas like bedrooms Condition Design connect a new building with adjacent development and possible. existing The urban design of aFront ground yards floor, often including fenestration, landscaping, ained… the overall massing…

Through-site pedestrian circulation and can bathrooms. encourage Fenestration—the connections between arrangement new of windows and doors on the façade of provide a semi-public threshold between a private should development enhance and a building’s the street, presence while rear on the street and accommodate interiorb • At midblock or infill sites, consider small-scale strategies, such as consider • At corner or full block developments, concentrating and existing neighborhood communities. a building—should Integrating with be designed larger-scale to enhance transit a building’s light control and energy efficiency. yards, terraces, rooftops are typically Ground favorite floors places should for be residents programmed to gather. to be asintegrating activated as possible, consider orientation and screening, to mitigate suboptimal conditions, such the life expectancy a courtyards, building, and howand materials selected • of Consider using functional components, such as sunshades or window to existing buildings with height, and lower heights a such as subway lines Open and bike lanes, The can location connect of a windows development’s and doors pathways on the façade directly affects the quality of light and spaces should be designed and landscaped spaces to accommodate for residents residents’ and visual and connections neighbors’ to the street.

If a building is in a flo as noise, traffic, and unpleasant views… over time… frames, to provide depth and shadow lines… open spaces and pedestrian thoroughfares…

flexibility of spaceto atsustainability the interior. These elements should designed to resilient promotestrategies visual desired uses, and to contribute and ground resiliency floorgoals. should be integrate flood and materials. connections between the sidewalk and interior shared spaces while also providing privacy • At midblock or infill sites, consider concentrating bulk at the c at private areas. circulation evelopment, consider vehicular, bike,and and pedestrian • Consider plantings tosupport strategically buffer • Consider from street a welcoming activity andarrival threshold with a space designed

2.

es

12

of the building, and stepping down toward adjacent lower buildin around the site…adjacent lot line building walls, and to provide residents privacy to gather… where needed at and the street…

• Consider how placement of windows and doors can promote visual the ground floor… uilding, consider integrating circulation, as stairs,between into• Consider and physicalsuch connections the interior exterior… large and windows to promote visual connections betwe Designing New York: Quality Affordable Housing public spaces to encourage active use and enhance the visual • Consider seating to connect various programmed ground-floor areas activity or toand help the create street… www1.nyc.gov/site/designcommission/review/design-guidelines/affordablehousing.page between spaces…distinct zones…

• Consider impacts of the patterning, size, and geometry of windows and doors interior spaces and programs…

•size—accommodates Consider sharedinterior residential or while public ground floor usages that The bringing mass of aon building—its formand and program also building’s “faces” to the neighborhood, together massing material

4.

GOVERNING DESIGN PRINCIPLES Both aesthetic and functional, building materials can enhance a development’s massing and façade strategy, while also contributing to overall building identity. Materials also contribute to a development’s environmental impact, constructability, and durability. By selecting sustainable materials as part of a high-performance building envelope, designers can reduce environmental impact and energy costs. Materials should be selected with local construction expertise in mind, noting that a well-designed building requires quality construction. Durable, easily-maintained materials can contribute to the longevity of a building; up-front investment in materials and construction details often results in cost savings over time by reducing the need for renovations.

• Consider materials that complement rather than strictly match adjacent buildings…

• Consider using a combination of materials to help articulate the façade, enhance massing, and distinguish programs at the interior…

• Consider materials with low environmental impact that are easily maintained…

• Consider the life expectancy of a building, and how materials selected will change over time…

Designing New York: Quality Affordable Housing www1.nyc.gov/site/designcommission/review/design-guidelines/affordablehousing.page

Façades are a building’s “faces” to the neighborhood, bringing together massing and material

3.

Materiality

GOVERNING DESIGN PRINCIPLES 6.

Ground Floor Condition

The ground floor is where a building meets the street, where residents enter their home, and where neighbors interact with a development. Whether a building contains retail and public programs on the ground floor, or is purely residential, the ground floor should be as welcoming as possible. The design of a ground floor, including fenestration, landscaping, and materials, should enhance a building’s presence on the street and accommodate interior programs.

Ground floors should be programmed to be as activated as possible, considering shared spaces for residents and visual connections to the street. If a building is in a flood zone, the ground floor should integrate flood resilient strategies and materials.

• Consider a welcoming arrival threshold with a space designed for residents to gather…

• Consider shared residential or public ground floor usages that enhance presence and street life…

• Consider plantings or unique design elements to buffer the street wall…

• Consider integrated screening of trash and service areas, and if security screening is necessary, consider designs that connect the screening to the overall building character…

14

Guiding Principles

• Consider large windows to promote visual connections between the ground-floor activity and the street…

Designing New York: Quality Affordable Housing www1.nyc.gov/site/designcommission/review/design-guidelines/affordablehousing.page

(PROPOSED) 2-PATH DESIGN REVIEW PROCESS GOVERNING DESIGN PRINCIPLES 1.

Site Planning

5.

Windows and Doors

2.

Massing

6.

Ground Floor Condition

3.

Materiality

7.

Circulation

PATH 1 - PRESCRIPTIVE Adhere to Governing Design Principles + Design Standards and Material Restrictions as Applicable:

Design Standards

+

Administrative Review

by City Codes Department

Material Restrictions

PATH 2 - PERFORMANCE REVIEW

lope, designers can reduce ian circulation can encourage connections between new ality construction. Durable,

FIRST REVIEW

SECOND REVIEW

ider vehicular, bike, and pedestrian circulation

Administrative Review by Knoxville | Knox County Planning

Further review (when needed) by Knoxville Design Review Board

gether massing and material

4.

Façade

t development and existing urban fabric. Front yards often

d landscaped to accommodate residents’ and neighbors’

8.

Open Space Design

Thank You