Design Review Board approves two East Jackson mixed‑use projects with conditions

The Downtown Design Review Board on Feb. 19 approved Certificates of Appropriateness for two multi‑story mixed‑use projects on East Jackson Avenue, subject to conditions on materials, screening and a corrected zoning citation.

The two projects—the seven‑story mixed‑use building and parking garage at 207 East Jackson Avenue (case 12B24DT) and a five‑story residential building with retail at 301 East Jackson Avenue (case 12C24DT)—were approved after the board and applicants discussed pedestrian activation on Morgan Street, the visual treatment of a large stair/tower elevation, garage screening and the possibility of a future public sidewalk/greenway adjacent to the railroad right‑of‑way.

Board members and staff said the projects generally meet the board’s design objectives for Downtown and the Old City while flagging details that must be finalized before building permits. The board required that final site plans meet city engineering and zoning standards and that signage return to the board as a separate application. Members also required visible screening for a utility transformer and specified that certain paneling be flush (no exposed battens) as shown in the submitted elevations.

Mike Reynolds, planner for Knoxville‑Knox County Planning, summarized the 207 East Jackson proposal as a seven‑story project with six stories of residential over street‑level commercial and a separate seven‑story board‑form concrete parking garage with access on Jackson and Morgan streets. The ground floor along Jackson is planned to include multiple full‑height storefront bays; the garage façade will use modular metal screening with louvers and perforated panels to provide passive ventilation and visual interest. Reynolds recommended approval subject to final engineering and zoning compliance and return of signage to the board.

Applicants John Halford and Adam Comtop explained the design responses made after prior workshops and said they intended to coordinate the project with ongoing streetscape improvements on East Jackson. Speakers from the board raised several recurring concerns: how the project aligns with the city’s streetscape plan; whether the Morgan Street ground‑floor bays labeled as retail would have direct at‑grade doors or be oriented to a covered, accessible vestibule; the treatment of a blank stair‑tower wall and whether it complied with the zoning limit on blank walls; and how the garage screening and rooftop screening would prevent visible parked cars from being an eyesore.

Mark Reel, Plans Review and Inspections, pointed out that the zoning code for the DK District requires that street‑facing facades not contain blank wall areas exceeding 35 horizontal feet and said staff’s condition should refer to Article 5.5 of the zoning code (staff had cited Article 5.4 in error). The applicants said the stair tower dimension falls under the 35‑foot limit as measured horizontally and discussed texture treatments (troweled finish) rather than a smooth blank concrete face.

Board members pressed the applicants for commitments on several items. The board asked for (and included in its approval motion) the following conditions: final site plans and elevations must meet city engineering and zoning standards (including Article 5.5 for DK District blank‑wall limits); signage must be submitted as a separate application; a transformer located at the Morgan/railroad corner must be screened; metal screening panels on the garage should be implemented as modular, flush panels as presented (no exposed battens); and the applicants should provide site‑study drawings showing whether rooftop vehicles will be visible from public vantage points and, if so, extend the rooftop screening accordingly. The board did not impose a condition making the proposed sidewalk/greenway along the railroad a requirement, noting that the right‑of‑way and any city‑led greenway were not finalized and outside the board’s direct control.

On the 301 East Jackson project—across Morgan Street from 207—staff characterized the site as triangular and noted recent variances the applicant obtained to accommodate the lot shape. The board recommended approval with a condition that the soffit/ceiling material at pedestrian entrances be consistent with the adjacent storefront finish (applicants described that as a dark metal or steel plate), and that final site and elevation drawings meet engineering and zoning standards. The motion to approve carried.

The board voted to approve both projects after the applicants confirmed they would return detailed sign packages and final construction drawings showing the agreed materials and screening. The board reserved the right to require changes if permit plans materially depart from the elevations and details submitted for approval.

Looking ahead, staff said signage, final engineering and any major design modifications will be reviewed separately; applicants should expect city engineering and permit review to require additional, enforceable detail before issuance of construction permits.