2011 South City Sector Plan

2011 SOUTH CITY SECTOR PLAN

KNOXVILLE • KNOX COUNTY METROPOLITAN PLANNING COMMISSION

South City Sector Plan

Th is plan was adopted by: Knoxville Knox County Metropolitan Planning Commission on August 11, 2011 Knoxville City Council on October 18, 2011 Knox County Commission on November 21, 2011 Th is plan is the result of a team eff ort, including the folowing MPC staff :

Project Leader: Jeff Archer, AICP, Senior Planner Liz Albertson, Planner II Nathan Benditz, EIT, Transportation Engineer Ann Bennett, Senior Planner Bryan Berry, AICP, Research Associate Amy Brooks, Senior Transportation Planner Michael Brusseau, AICP, Senior Planner Doug Burton, AICP, Principal Planner Michael Carberry, AICP, Comprehensive Planning Manager Michael Conger, PE, Senior Transportation Engineer Mark Donaldson, Executive Director Ewing (Buz) Johnson, AICP, Deputy Executive Director Ryan Justice, GIS Specialist Tim Kuhn, Geographic Information Systems Manager Debbie Mitchell, Administrative Assistant I Sarah Powell, Webmaster Mike Reynolds, Planner II Kelley Segars, AICP, Senior Transportation Planner Laura Stout, Communications Specialist Jo Ella Washburn, Graphic Designer Jeff Welch, AICP, Knoxville Area Transportation Planning Organization Director Matthew Wiggins, Intern Ellen Zavisca, Senior Transportation Planner Alex Zendel, GIS Analyst

Also, thanks to Rogers, Doughty (City of Knoxville), Carol Evans (Legacy Parks Foundation), Dave Hill (City of Knoxville), Suzanne McGee (Studio Four Design), Amanda Snowden (TDOT), Jack Stout (Th ompson Engineering) Table of Contents

SECTION 1: BACKGROUND REPORT ...... 1 Proposed Land Use Policies ...... 21 LIST OF BACKGROUND MAPS Special Land Use Districts ...... 23 Existing Wastewater Service ...... 4 Overview of the Comprehensive Planning Process .....1 SC-1: South Waterfront District ...... 23 Road Classifi cation, Traffi c Volume, and Confl ict Points ...... 6 The General Plan ...... 1 SC-2: Potential Additon to the Existing Transit, Pedestrian and The Growth Policy Plan ...... 1 South Waterfront District ...... 24 Parental Responsibility Zones ...... 7 Sector Plans ...... 1 SC-3: Log Haven District ...... 24 Environmental Resources and Development Constraints .....9 Corridor Plans ...... 1 SC-4: Chapman Highway District Agricultural Soils and Greenbelt Program Parcels ...... 10 Small Area Plans ...... 2 (Downtown to Martin Milll Pike) ...... 24 Existing Land Use ...... 12 System-wide Plans ...... 2 SC-5: Chapman Highway District Residential and Non-Residential (Taliwa Court to Fronda Lane) ...... 24 Development Activity, 2000-2009 ...... 13 The Community Profi le ...... 2 SC-6: Chapman Highway District Housing Conditions ...... 14 (Lakeview Drive to Lindy Drive) ...... 25 Commercial-Industrial-Offi ce Building Conditions ...... 15 Community Facilities ...... 3 SC-7: Downtown Vestal District ...... 26 Growth Policy Plan ...... 16 Schools ...... 3 Maryville Pike Corridor...... 27 Historic and Related Resources ...... 19 Libraries ...... 3 Neighborhood Commercial on South Haven Road Public Safety ...... 3 (between Price and Minnis Avenues) ...... 27 LIST OF PLAN MAPS Parks ...... 3 South Haven Neighborhood ...... 27 Proposed Land Use Plan ...... 22 Public Utilities ...... 3 Park, Greenway and Community Facilities Plan ...... 29 Electrical Service ...... 3 Community Facilities Plan ...... 28 Green Infrastructure Plan ...... 30 Wastewater Service ...... 3 Schools and Libraries ...... 28 Planned Roadway Improvements ...... 32 Transportation ...... 5 Parks, Greenways and Recreation Facilities ...... 28 Public Transportation ...... 5 Close-to-Home Parks ...... 28 Sidewalks and Bike Lanes ...... 5 New Parks, Squares and Additions ...... 28 Roadway Designation ...... 5 Park and Recreation Center Improvements ...... 28 LIST OF TABLES Scenic Highway ...... 5 Greenways and Greenway Connectors ...... 28 Table 1. Population by Age and Sex ...... 2 Tennessee Parkway ...... 5 Green Infrastructure Plan ...... 28 Table 2. Knox county Population ...... 2 Chapman Highway Corridor Study ...... 8 Transportation Plan ...... 31 Table 3. City Sector Populations ...... 2 Chapman Highway Corridor Improvement Study ...... 8 Complete Streets ...... 31 Table 4. School Enrollment ...... 3 Environmental Resources and Constraints ...... 8 Potential Corridor Plan Study Area ...... 31 Table 5. South City Sector Park Acreage ...... 3 Environmental Constraints...... 8 Table 6. Existing Land Use ...... 11 Land Use and Development Trends ...... 11 Table 7. Residential Subdivision Permits, 2000-2009 ...... 11 Existing Land Use ...... 11 SECTION 3: THE FIVE AND FIFTEEN YEAR Table 8. Non-Residential Permits, 2000-2009 ...... 11 Housing...... 11 IMPROVEMENT PLANS ...... 33 Table 9. Housing Units ...... 11 Recent Land Use Plan Recommendations ...... 11 Table 10. Knoxville South Waterfront Historic Resources ...... 17 Growth Strategy for the Next 20 Years ...... 17 Appendix A: Land Use Classifi cations ...... 35 Public Participation ...... 20 Appendix B: Form-based Code Guidelines from the Vestal Site Improvement Plan ...... 44 SECTION 2: LAND USE, COMMUNITY FACILITIES Appendix C: Town Center Concept from the AND TRANSPORTATION PLANS ...... 21 Chapman Highway Corridor Study ...... 47 Land Use Plan ...... 21 Appendix D: South City Sector from the Knoxville Street Tree Master Plan ...... 48

Section 1: Background Report

OVERVIEW OF THE Sector Plans provide a detailed analysis of land COMPREHENSIVE PLANNING PROCESS use, community facilities, and transportation for 12 Th e South City Sector Plan is a signifi cant component of geographical divisions in Knox County. Th e focus is the Metropolitan Planning Commission’s comprehensive to take goals contained in theGeneral Plan and draft a plan. Sector plans are interrelated to several laws, sector plan that is to guide land use and development processes and plans, which are described below. over a 15-year period. Also included is a ve-year fi plan Th e Metropolitan Planning Commission (MPC) is with recommended capital improvements and other directed to create a comprehensive plan to provide implementation programs. recommendations for: Corridor Plans primarily cover land use and  public ways, including roads, and other transportation transportation recommendations along existing systems; transportation corridors. Th ese plans are more public grounds, such as parks and other public property; Creation of the greenway system in south Knoxville has been a major accomplishment. detailed than sector plans because they have a smaller  the general location and extent of public utilities, including geographical area. Recommendations often deal with sanitation and water; economic development, aesthetics, and public safety. the general character, location, and extent of community centers, town sites, and housing development; The Growth Policy Plan was mandated under the the location and extent of forests, agricultural areas, and Tennessee Growth Policy Act (Public Chapter 1101), open space, and requires that city and county governments prepare uses of land for trade, industry, habitation, recreation, a 20-year growth policy plan for each county. At a agriculture, forestry, soil and water conservation, and other minimum, a growth policy plan must identify three purposes; and classifi cations of land: the appropriate zoning relating to the land use plan, outlining permitted uses and the intensity of those Rural Areas are to include land to be preserved for uses, such as height, bulk, and locations of buildings farming, recreation, and other non-urban uses. on their parcels. Urban Growth Boundaries (UGB) must be drawn for all cities and towns. The land within the UGB must be The General Plan is the offi cial 30-year reasonably compact, but adequate to accommodate all comprehensive plan for Knoxville and Knox County of the city’s expected growth for the next 20 years. that outlines a long-range vision and policy framework Planned Growth Areas (PGA) must be reasonably compact, for physical and economic development. The plan but large enough to accommodate growth expected to includes the Growth Policy Plan, twelve sector plans, occur in unincorporated areas over the next 20 years. The Chapman Highway Corridor Study included recommendations corridor and small area plans, and system-wide plans. for economic development, aesthetics, and public safety.

2011 South City Sector Plan • 1 THE COMMUNITY PROFILE At the Knox County level, total population increased Th e South City Sector is 11.6 square miles and 13.8 percent from 1990 to 2000, while Knoxville’s bounded by the Tennessee River to the north, and an population grew only 2.4 percent. Since 1990, Knox unincorporated area of Knox County to the east, west County’s population shifted from 50.6 percent found and south. in Knoxville to only 42.5 percent in 2009, signifying the city grew at a much slower rate than the county.

Northeast Table 2. Knox County Population North % % % 1990 2000 2009 Share Share Share North Facade improvements were one focus of the Vestal Small Area Knox North East East 335,749 382,032 435,725 Plan, like this building on Martin Mill Pike. west County Central Knoxville 169,761 50.6 173,890 45.5 185,100 42.5 Northwest South County Small Area Plans are neighborhood-based and West 165,988 49.4 208,142 54.5 250,625 57.5 South Balance address more detailed concerns like revitalization or Southwest special environmental considerations. Th ese plans are developed as a result of some immediate development pressure on the area and are usually requested by the From 1990 to 2009, the South City Sector grew 11.8 elected bodies. From 1990 to 2000, the total population grew 4.5 percent, while the North and Northwest City sectors percent. Th e largest growth occurred among those increased 27.4 percent and 21.0 percent respectively. Since 1990, the South City Sector’s population has System-Wide Plans cover specifi c systems such as aged 20 to 64 years from a 59 percent share of the comprised around 11 percent of the total population for greenways and parks or hillside and ridge top protection. sector’s total population in 1990, to a 63 percent all six city sectors. share in 2000. Th ose 20 to 34 years old and 35 to 44 All plans are developed through citizen participation, years old had the largest increase from 1990 to 2000 including workshops, surveys, and public meetings. with 10.5 percent and 12.8 percent, respectively. The Table 3. City Sector Populations Plans are adopted by the Metropolitan Planning MPC City % % % population 65 years and over decreased 13.3 percent. 1990 2000 2009 Commission, Knoxville City Council, and Knox Sectors Share Share Share County Commission and serve as a basis for zoning South 17,719 10.7 18,618 11.2 19,814 10.9 and land use decisions. Table 1. Population by Age and Sex North 23,344 14.1 25,343 15.3 29,748 16.4 1990 2000 % Change Northwest 25,270 15.3 27,974 16.9 30,502 16.8 Under 5 years 1,187 1,153 -2.9 East 25,878 15.7 25,478 15.4 26,973 14.8 5-19 years 3,119 3,226 3.4 Central 52,881 32.1 48,162 29.0 53,671 29.5 20-34 years 4,926 5,441 10.5 West 19,901 12.1 20,354 12.3 21,211 11.7 35-44 years 2,374 2,677 12.8 TOTAL 164,993 165,929 181,919 45-64 years 3,172 3,469 9.4 65+ years 2,941 2,550 -13.3 TOTAL 17,719 18,516 4.5 Male 8,186 9,007 10.0 Female 9,533 9,509 -0.3

2 • 2011 South City Sector Plan COMMUNITY FACILITIES the Knox County Sheriff ’s Department serves residents Table 5. South City Sector Park Acreage in the small portions of the sector that lie beyond the Classiﬁ cation Acreage Schools city limits. Fire protection service is largely provided Neighborhood 42.5 Total enrollment numbers for elementary, middle, by Knoxville’s Fire Department – the exception is Community 38.2 and high school reveal a decline from 2005 to 2009. Rural Metro in the unincorporated areas. District/Regional 0.0 South Doyle Middle showed the greatest decline, Sports Complex 12.3 while Mooreland Heights Elementary was the only Parks Open Space/Natural Area 244.9 school to register growth in student enrollment. While Th e South City Sector has some of the largest park Special Use Park (including Middle Schools) 118.7 there is modest available capacity, the Knox County and recreation resources in Knox County, including School Board staff foresees that all the schools will be Ijams Nature Center, Meads Quarry, the State Wildlife Total Acreage 456.5 operational during the longer range planning horizon. Management Area, William Hastie Park, and Fort Total Acreage of Close-to-Home-Parks 98.9 Dickerson Park. A goal in future development is Table 4. School Enrollment to establish an unbroken connection in the area’s Th e City of Knoxville and Knox County collaborated in School Name 2005 2006 2007 2008 2009 recreational, environmental, educational, and historic developing the Knoxville-Knox County Park, Recreation, Dogwood Elementary 755 725 665 633 646 assets along the Tennessee River, called the Urban and Greenways Plan. For the recommended park and greenway improvements from that document, please see Mooreland Heights Elem. 280 252 261 297 305 Wilderness and Historic Corridor. the Park, Greenway and Community Facilities Plan on Mount Olive Elementary 329 286 278 301 299 page 29. South Knoxville Elem. 143 133 125 123 142 South Doyle Middle 1,231 1,195 987 963 975 South Doyle High 1,455 1,449 1,309 1,247 1,215 PUBLIC UTILITIES TOTAL 4,193 4,040 3,625 3,564 3,582 Th e Knoxville Utilities Board (KUB) provides water, sanitary wastewater, natural gas, and electrical utility Th e Knox County School Board makes decisions services to the South City Sector. Th ere are two regarding school construction and maintenance. relatively small locations on the southern edge of the Currently, the capital improvement program for sector where Knox Chapman Utility supplies water – almost all Knox County’s schools revolves around the McNutt Road and Dick Ford Lane areas. maintenance and upgrading of existing facilities, such Electrical Service as a school’s electrical, heating, and cooling systems. Th e regional power transmission system is the Ijams Nature Center is one of the gems of the sector’s open spaces. responsibility of the Tennessee Valley Authority. TVA Libraries Several large parks and open space areas have been provides power to KUB, which has its own substations Two branch libraries serve residents in the South City acquired over the last ten years. Ijams Nature Center to distribute power to local residents. KUB may foresee Sector: the South Knoxville Branch at 4500 Chapman added the Mead’s Quarry property, transitioning from the need to develop another substation in the sector to Highway, and the Howard Pinkston Branch on Martin a local nature center to a large-scale environmental meet future electrical needs of continual growth. Mill Pike next to Bonny Kate Elementary. Lawson educational facility. Th e 150-acre park contains trails, a McGhee, the main library of Knox County, also serves Wastewater Service waterfront boardwalk and nature exhibits. South City a large portion of South City Sector residents. Sector residents enjoy the greatest amount of park and More than 90 percent of the sector is served by open space of any city sector, with almost 23 acres per conventional sanitary wastewater systems, which are Public Safety 1,000 people. dependent on the location of treatment plants, gravity Police protection is primarily provided by the lines, and pump stations to create the system. KUB Knoxville Police Department (within city limits), while is authorized to make facility improvements for the

2011 South City Sector Plan • 3 South City Sector: Existing Wastewater Service Legend

Existing Service Area 275 Sewer Districts Boundary 40

E G D I R N A M P A H C

E G D I N R I T A S N R E OU G M D N O W R R O strict B 1 inch = 4,000 feet lity Di B Uti strict KU tility Di 0 2,000 4,000 8,000 man U Chap Knox Approximate Scale in Feet

4 • 2011 South City Sector Plan collection, pumping, and treatment of wastewater along some Tennessee Parkways, like Sevierville to meet needs for development (see map on page 5). Pike. Th e following summary outlines the erencediff However, KUB is not obligated to provide wastewater between the two designations. services if the city annexes parts of the Urban Growth Scenic Highway: Area. KUB ratepayers are not asked to fund wastewater Under State law, several roads in extensions for the benefi t of private developments Knox County are designated Scenic Highways, like or entities; in other words, line extensions and other portions of Sevierville Pike. Th e provisions of this 1971 needed facilities are completed at the cost of the act prohibit junkyards and billboards within 2,000 feet developer or the local government. of the designated highway. With few exceptions, the act also limits building height to 35 feet within 1,000 feet of a designated route. If a local government has adopted The new Blount Avenue sidewalk is an ideal prototype for TRANSPORTATION or adopts a more stringent standard, such as design pedestrian connections. standards for signs, buildings and landscaping, the local Th e Major Road Plan was adopted by MPC, City little need in providing sidewalks, and (2) much of the provision shall guide scenic highway protection. Council, and County Commission in 2004. The sector was developed in the “automobile age,” the era plan contains proposals for an overall transportation after World War II, when there was little emphasis on Tennessee Parkway: Th ere is also a provision for system, identfying a functional classifi cation for each sidewalk construction. Tennessee Parkways, which has the same restriction on road (for example, showing future arterial highways). Additionally there are no general requirements to junkyards and trash dumping as the Scenic Highway (see Rights-of-way requirements are identifi ed based on provide sidewalks with new development. The only above). However, billboards are not regulated in such the purpose and function of the road, future road and exception is in school areas, where sidewalks may areas as the South City Sector, which is comprehensively pedestrian improvements, traffi c counts, anticipated be required under the Parental Responsibility Zone zoned. Th e Parkway designation, which does ectaff development, and policies and goals contained in (PRZ) with new subdivisions. Th e PRZ is a one-mile building height, is made by the Tennessee Department adopted plans (see page 6). radius around elementary schools and 1.5-mile radius of Transportation (TDOT) Commissioner. A change to around middle and high schools where parents are the zoning ordinance creating local standards protecting Public Transportation responsible for providing transportation to and from or enhancing scenic qualities is an alternative that could Knoxville Area Transit (KAT) runs four bus routes in school as these zones are not serviced by school buses. improve scenic quality. the South City Sector; routes 40A/B (South Knoxville), As a result, these areas should be targeted for sidewalk Local measures such as the Knoxville Street Tree Master 41 (Chapman Highway), 43 (University Heights creation or improvement (see page 7). Plan (see Appendix D) call for conservation and Apartments) and 44 (Gateway Apartments). Bus route enhancement of the road network throughout the sector. 40 A/B is routed along the perimeter of the sector. Th ere are currently no bike lanes in the sector. Bus line 41 travels the length of Chapman Highway Bicyclists and motorists share all roadways. The through the sector. Routes 43 and 44 serve two large Knoxville Regional Bicycle Plan was adopted by City South Knoxville apartment complexes with high Council in 2010, and requires all new road projects to University student populations. Each route provides accommodate bicyclists. Bike lanes should be added to non-stop service from its respective complex to the UT arterial and major collector streets. Transfer Center located on Phillip Fulmer Drive.

Sidewalks and Bike Lanes Roadway Designation Th ere are not many sidewalks in the sector. is Th MPC occasionally gets asked: “What’s so scenic shortcoming is the result of two primary factors: (1) about the South City Sector’s portion of Sevierville some areas, like Vestal, were created outside the city Pike that is designated a Tennessee Parkway?” It is a limits in the early 20th century and the developer saw fair question because billboards happen to be allowed An example of the city’s tree planting program along Moody Avenue

2011 South City Sector Plan • 5 Southp City Sector: Road Classifi cation, Traffi c Volume, and Confl ict Points Legend

Traffic Count Stations 275 Interstate/Expressway 40 Arterials Collectors Local 40 High Crash and Congested Locations 1,987 264 High Crash Location* 6,649 1,172 4,711 1,543 1,447 Congested Intersections* 7,549 3,041 1,921

1,686 Congested Road Segments* 3,824 1,276 * Source: 2009 - 2034 Knoxville Regional Mobility Plan 5,211 10,317 1,214

35,213 1,825 1,898 4,006 2,028 2,738 2,052 4,141 5,649 4,331 790 3,508 4,050 1,785 1,298 1,414 730 1,000 8,685 4,386 30,614 4,744 3,754 1,536 3,699 3,906 8,547 8,126 8,142 6,841 7,211 30,946 1,130 E 3,407 3,630 1,884 G 1,096 2,107 671 D I 32,848 R 8,259 N A 1,194 31,848 M P A 2,496 H C 1,592 1,379 E G D 1,474 I N R I T A S N R E OU G M D N O W O R B R 1 inch = 4,000 feet 0 2,000 4,000 8,000

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6 • 2011 South City Sector Plan South City Sector: Existing Transit, Pedestrian, and Parental Responsibility Zones Legend Sidewalks Greenways Knoxville Area Transit MAYNARDRoutes ELEMENTARY

WEST VIEW ElementaryELEMENTARY School Parental Responsibility Zones* Middle School Parental Responsibility Zones* *Official determination of the PRZs can only be done through the Knox County Schools Transportation and Zoning Office. PRZs depicted are Elementary and Middle Schools.

SOUTH KNOXVILLE ELEMENTARY

DOGWOOD DOGWOOD ELEMENTARY ELEMENTARY

SOUTH-DOYLE MIDDLE

E G D I R N A M P MOORELAND HEIGHTS A ELEMENTARY H C MOORELAND HEIGHTS ELEMENTARY E G D I N R I T A S N R O U GE M D N O W O R B R 1 inch = 4,000 feet 0 2,000 4,000 8,000

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2011 South City Sector Plan • 7 CHAPMAN HIGHWAY CORRIDOR STUDY ENVIRONMENTAL RESOURCES  Housing densities on 15 to 25 percent slopes: In 2006, MPC prepared the Chapman Highway Corridor AND CONSTRAINTS 2 dwelling units per acre Study in cooperation with the City of Knoxville.  Housing densities on slopes greater than 25 percent: Environmental Constraints It focuses on the Knoxville to Seymour section of 1 dwelling unit per 2 acres Chapman Highway and includes recommendations for Th e geology of the South City Sector contains transportation, land use, and aesthetic improvements. ridges and hillsides that uniquely defi ne the sector.  Non-residential uses on slopes over 15 percent: Examples of suggested improvements along the corridor Th e General Plan defi nes the Slope Protection Area via a planned development zone are the extension of James White Parkway and the South as 15 percent or greater, restricting the density of  Floodplains: Limit uses to 50 percent of ﬂ ood fringe area Waterfront development. Th e study has recommendations development to preserve and protect ridges and concerning safety, beautifi cation, parks and greenways, hillsides within Knox County. By protecting these urban design, and economic development. areas, the amount of run-off is reduced and riparian Flooding is a concern in the South City Sector as areas are maintained. rivers and creeks bound the northern and eastern portions, while sink holes are found in the southern CHAPMAN HIGHWAY CORRIDOR Th e Joint City-County Task Force on Ridge, Slope, IMPROVEMENT STUDY portions of the sector. Th e United States Geological and Hillside Development and Protection was formed Survey (USGS) identifi ed fl oodplains along the Th e Tennessee Department of Transportation (TDOT) in early 2008 to address areas in the City and County Tennessee, Holston, and French Broad Rivers, and undertook a corridor study along Chapman Highway that that have a slope of 15% or greater. The primary major creeks throughout Knox County. The southern looked at “quick-fi x” solutions to safety and traffi c problems. concern of the task force is to protect hillsides and half of the sector contains numerous sinkholes areas Th e improvements are considered a short-term and low-cost ridges. Sixty percent of the remaining forested land in surrounding the Vestal community. Sinkholes are program to be made primarily in the existing right of way. Knox County has a slope greater than 15%. natural water collection points and can ood fl under Th e study proposes several types of improvements: reducing Public safety is also a concern in restricting the density of heavy rain conditions. the number of severely angled intersections (where there development. Sloped areas have greater susceptibility for are turning and visibility concerns), aligning side roads Several parcels are currently part of Tennessee’s and soil slippage and failure. Many of the soils along slopes to reduce the number of off set intersections, installing Knox County’s “greenbelt” program under which are considered unstable, and removal of vegetation that turn-lanes (especially where many vehicles are turning and property taxes can be reduced when the land is used secures the soil promotes further slope failure. causing confl ict points), improving sight distance at existing for agricultural, forestry or open space purposes. One intersections, and consolidating driveway to minimize access Th e General Plan policies (as of 2010) regarding of the greenbelt parcels contains Stanley’s Greenhouse points onto the highway. Th e study emphasizes that these steep slopes, hillsides and floodplains are to restrict and Plant Farm, which has been in business for are short-term improvements and Chapman Highway development on slopes greater than 15 percent and 72 years and is considered the most productive should be re-evaluated after a decision on the South Knox along streams and rivers by: agricultural operation in Knox County. Boulevard extension has been made.

The former WalMart shopping center was noted in the Chapman Highway Corridor Study as a revitalization site, allowing mixed use development.

8 • 2011 South City Sector Plan South City Sector: Environmental Resources and Development Constraints Legend

Percent Slope FEMA Flood Data 0% - 15% Floodway 15% - 25% 500 Year Floodplain 25% - 40% 40% - 50% >50%

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2011 South City Sector Plan • 9 South City Sector: Agricultural Soils and Greenbelt Program Parcels Legend

Greenbelt Parcels Farmland Soils* Prime Farmland Soils Locally Important Soils Not Significant Farmland Soils *This map depicts parcels over 10 acres with existing land use classification of Agriculture/Forestry/Vacant Land with greater than 50% of its total area composed of soils classified as Prime, Locally Important, or Not Significant.

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E G D I N R I T A S N R E OU G M D N O W O R B R 1 inch = 4,000 feet 0 2,000 4,000 8,000

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10 • 2011 South City Sector Plan LAND USE AND DEVELOPMENT TRENDS From 2000 to 2009, the South City Sector gained Table 9. Housing Units % % % 86 residential lots, divided among 37 subdivisions Type 1990 2000 2009 Share Share Share Existing Land Use for a total of 71.8 acres. Th e South City Sector only As of 2008, South City Sector land use is mainly comprised 2.9 percent of all permits for residential lots Detached 5,896 71.3 5,921 63.6 6,120 61.4 comprised of detached dwellings at 28.9 percent of the during this time. Attached 77 0.9 86 0.9 237 2.4 total acreage. Th e second largest share is Agricultural/ Multi-dwelling 2,201 26.6 3,211 34.5 3,475 34.9 Forestry/ Vacant Land at 21.4 percent. The most Table 7. Residential Subdivision Permits, 2000 – 2009 Mobile home 96 1.2 88 0.9 139 1.4 notable change in land use would be the doubling in Subdivision South City Sector All City Sectors % Share TOTAL 8,270 9,306 9,971 acreage for public parks; this was due to such large Acreage 71.8 1,916.4 3.7 scale acquisitions as Hastie Park and Mead’s Quarry. Number 37 367 10.1 Table 6. Existing Land Use Number of Lots 86 2,968 2.9 Recent Land Use Plan Recommendations 2000 % 2008 % and Use Category Th e study, Potential Sites for Industrial and Commercial L Acreage Share Acreage Share From 2000 to 2009, the South City Sector registered Redevelopment in Knoxville’s Empowerment Zone, listed Agriculture/Forestry/Vacant 1,795 25.2 1,515 21.4 21 commercial and six industrial permits. Non- a site along Maryville Pike and an adjoining railroad Commercial 205 2.9 206 2.9 residential construction in the South City Sector was corridor for potential redevelopment. The 70-parcel Industrial (Manufacturing) 185 2.6 114 1.6 far less than the five remaining city sectors. site is bounded by Maryville Pike, Spruce Drive, and Multifamily Residential 246 3.5 288 4.1 Joe Lewis Drive. Candora Marble, Vestal Lumber Table 8. Non-Residential Permits, 2000 - 2009 Ofﬁ ce 98 1.4 80 1.1 Company, and Witherspoon Scrap Metal once Private Recreation 13 0.2 3 0 Sector Commercial % Share Industrial % Share occupied this area. Public Parks 269 3.8 643 9.1 South City 21 3.9 6 6.1 Th e Knoxville South Waterfront Vision Plan is the Public/Quasi Public Land 403 5.7 550 7.8 Central City 125 23.2 36 36.4 Right of Way/Open Space 912 12.8 907 12.8 culmination of two years of input from stakeholders, East City 42 7.8 10 10.1 Rural Residential 375 5.3 406 5.7 technical experts, and consulting teams. Th e plan creates North City 80 14.8 16 16.2 Single Family Residential 2,072 29.1 2,046 28.9 a vision of extensive public and private improvement Transportation/ Northwest City 194 36.0 23 23.2 projects to be completed over the course of the next 91 1.3 40 0.6 Communications/Utilities West City 77 14.3 8 8.1 20 years in order to beautify and redevelop Knoxville’s Under Construction/Other Use 211 3 39 0.5 TOTAL 539 99 South Waterfront. Th e plan calls for a variety of public Water 229 3.2 229 3.2 projects: a bike and pedestrian riverwalk, parks and Wholesale 17 0.2 17 0.2 green spaces, new and reconstructed streets, sidewalks, TOTAL 7,121 7,083 bike lanes, and parking. Housing Th e total number of housing units in the South City Th e private development, which is enabled under the Sector increased 20.6 percent from 8,270 units in plan and its new form-based zoning code, will include 1990, to 9,971 units in 2009. Th e most signifi cant mixed and higher intensity uses. Th e proposed capital growth occurred in multi-dwellings with over 1,200 improvement projects are anticipated to foster new units added from 1990 to 2009. Detached dwellings development, benefi ting residents, businesses, and the comprised the largest share of residential types with greater Knoxville area. Th e plan’s goal is to utilize one 61.4 percent of the total housing units. of the city’s most valuable assets by linking the South Waterfront to downtown. Th e plan was developed under extensive review and input from members of the community, ranging from government entities to Almost 29 percent of the land use is comprised of single family residential, like South Haven.

2011 South City Sector Plan • 11 South City Sector: Existing Land Use Legend

Rural Residential 275 Single Family Residential 40

Multifamily Residential

Commercial

Office

Industrial (Manufacturing)40

Mining and Landfills*

Wholesale

Public/Quasi Public Land

Agriculture/Forestry/Vacant Land

Public Parks

Private Recreation

Under Construction/Other Uses

Water

Right of Way/Open Space

Transportation/Communications/Utilities *Not represented in this sector

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12 • 2011 South City Sector Plan South City Sector: Residential & Non-Residential Development Activity, 2000-2009 Legend Low Density Residential 275 Attached/Detached Housing Units & Manufactured40 Homes Medium and High Density Residential Multi-dwelling Strutures Non-Residential

Commercial, Industrial40 & Office

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2011 South City Sector Plan • 13 South City Sector: Housing Conditions Legend Residential Building Condition 275 Unsound/Very Poor/Poor 40 Fair/Average Good/Very Good/Excellent

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E G D I N R I T A S N R E OU G M D N O W O R B R 1 inch = 4,000 feet 0 2,000 4,000 8,000

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14 • 2011 South City Sector Plan South City Sector: Commercial-Industrial-Ofﬁ ce Building Conditions Legend Commercial Building Conditions 275 Poor 40 Fair/Average Good/Very Good/Excellent

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2011 South City Sector Plan • 15 South City Sector: Growth Policy Plan Legend

Knoxville Growth Plan Urban Growth Boundary Planned Growth Area Rural Area

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E G D I N R I T A S N R E OU G M D N O W O R B R 1 inch = 4,000 feet 0 2,000 4,000 8,000

Approximate Scale in Feet

16 • 2011 South City Sector Plan South City Sector residents. A summary of types of HISTORIC RESOURCES development and uses is presented in Table 10. Th e South City Sector’s historic resources include four districts containing more than 130 properties listed Table 10. Knoxville South Waterfront Vision Plan on or eligible for the National Register of Historic Growth Strategy for the Next 20 Years Places. Outside of the four districts are eight historic Type of Development Estimated Market Vision Plan properties on or eligible for the National Register Study Demand Approx. Capacity Capacity of Historic Places. Also, there are three earthen Residential 2,200 Units 2,500 Units fortifi cations which played roles during the Civil War. Retail 60,000 Sq. Ft. 421,700 Sq. Ft. Th e historic resources are outlined below: Restaurant/Entertainment 30,000 Sq. Ft. 60,000 Sq. Ft. Ofﬁ ce 400,000 Sq. Ft. 1 Million Sq. Ft. Lindbergh Forest Historic District is comprised Hotel 100 Rooms 160 Rooms of Tudor Revival, Mission, and Bungalow style homes. Marina 225 Slips 225 Slips Tennessee Marble can be seen in the construction Island Home Park Historic District Culture/Civic Institution 135,000 Sq. Ft. 135,000 Sq. Ft. and ornamentation of several of the homes, which at the eastern boundary of the district. In addition to Whitewater Kayak Park 1 Course on Quarry date from the mid-1920s to the 1950s. Not unlike the Craftsman style, Tudor Revival, Colonial Revival, Garages 700 Cars Sequoyah Hills, with its curvilinear streets, Lindbergh and Minimal Traditional architecture are represented On-Street Parking 790 Cars Forest is a fi ne example of an early suburb. Lindbergh in Island Home. Off-Street Parking Lots 450 Cars Forest was developed by Vic McLean and originally New Roads 11,750 Linear Feet was inhabited by entrepreneurs and civic leaders. Gobbler’s Knob/Sherrod Road Neighborhood Existing Roads - Upgrades 11,000 Linear Feet Conservation District contains a collection of New Parks, Greenways 51.3 Acres The Tennessee School for the Deaf Historic Queen Anne, Folk Victorian, Ranch, and Revival style District contains a collection of historic buildings home, dating from 1900 to 1950. Th e houses rest built between 1846 and 1904. Architectural styles comfortably on the rugged topography above the river. Th e Vestal Redevelopment Plan was created by include Greek Revival, Italianate, Romanesque, and Neoclassical. Th e original architect was omasTh S. Knoxville’s Community Development Corporation The JFG and Kerns Bakery signs. Th ese and approved by City Council in January 2007. The Marr. Th e school was originally established as the Tennessee Asylum for the Deaf and Dumb. It served as remnants of Americana are classic examples of plan proposes the area be revitalized through the advertising of the mid-twentieth century. Their lighting elimination of blighted structures and inappropriate a state-operated residential and day school for deaf and hard-of-hearing students. and animation, like the falling slices of bread, have land uses. Th e area also has been a focus area for U.S. made them well appreciated local landmarks. Housing and Urban Development (HUD) funds administered by the city. Th e plan recommends Island Home Park Historic District contains Willie Blount’s log home was the home of one of focusing on the area around the Ogle Avenue and the most intact collection of Craftsman style houses in the earliest settlers. Willie Blount is the half-brother Martin Mill Pike intersection. Knoxville dating from 1897 to 1935. Development in of Governor William Blount. Th e log home was built Island Home was greatly spurred by the construction in 1790. Growth Policy Plan. Th e majority of the South City of the Gay Street Bridge in 1898 and Henley Street Sector area is contained within the existing city Bridge in 1928. Island Home was named for the limits and Knoxville’s Urban Growth Boundary. The model farm and second home of Perez Dickinson, who The Graf-Cullum House was designed by Leroy exception is a small area to the south, along Lester owned the land from 1875 to the turn of the century. F. Graf and built in 1923. The house is a prairie Road, located between Sims Road and Martin Mill Dickinson’s Italianate design house is present on the style house, which is uncommon and unique to Pike, which is designated a Planned Growth Area. grounds of the Tennessee School for the Deaf, located Knoxville’s architecture.

2011 South City Sector Plan • 17 Fort Stanley served as a fortifi cation for the protection Candoro Marble Works Mead Elementary School , a one-story building, , dating from 1937, of Knoxville in the Civil War battle of 1863. Although was designed by Charles Barber and built in 1923 was made possible through the Works Progress a portion of Fort Stanley was altered with residential to extensively display the quality of Tennessee pink Administration. Built to serve the area’s neighborhoods development along Sherrod Road, portions of the marble. It served as both a show room and offi ce space. and children of those who worked at nearby Mead’s Fort’s earthwork trenched remain on the hillside to the Th e building refl ects the importance of the Knoxville Marble Quarry, it is now used as a Montessori School. west of Sherrod Road. marble industry as a producer of marble materials. Fort Higley was recently preserved through the efforts Grand buildings such as the National Gallery of Forts Dickerson, Stanley and Higley were of the Aslan Foundation, Pilot Corporation, and Art and New York’s Grand Central Station were designed to protect access to the river and the the Legacy Parks Foundation. Fort Higley’s position constructed of Tennessee Marble. southern approaches to Knoxville. Th e Forts, on top protected deep ravines where Confederate soldiers of commanding hills, were manned by Union troops. could have easily passed through to the river. The Cruze House, built around 1880, is a two-story Confederate General Joseph Wheeler’s cavalry advanced house with distinctive East Tennessee vernacular design. on the forts on November 15-16, 1863 from Maryville, but did not succeed in overtaking the Union positions. South Knoxville High School, which was Fort Dickerson’s well preserved site, established in designed by Charles Barber, opened as South Knoxville 1863, provides context of Knoxville’s involvement Junior High School in 1937. The Neoclassical in the Civil War. Fort Dickerson, one of a few architectural design is representative of many of the remaining intact earthen Civil War forts in America, Depression-era school projects in Knoxville. While the formed part of the defense perimeter of Knoxville. original structure is eligible for the National Register, Th e 90 acre, city-owned site contains natural areas as the latter addition to the west is not. well as the earthworks.

Fort Dickerson

18 • 2011 South City Sector Plan South City Sector: Historic and Related Resources Ivan Racheff House Legend

National Historic Register Sites

Eligible National HistoricMechanicsville Register Sites Knoxville College National Historic Register Districts Local Historic Districts - Zoning H-1 (Historic District) NC-1 (Neighborhood Conservation) Island Home Park JFG Sign Tennessee School Gay Street Site for the Deaf Henley Bridge Bridge Kerns Bakery Sign Mead School Gobblers Willie Blount's Knob Log Home Fort Stanley

Fort Graf-Cullum Dickerson House

Lindbergh South Knoxville Forest High School Cruze House

Candora Marble Works E G D I R N A M P A H C

E G D I N R I T A S N R E OU G M D N O W O R B R 1 inch = 4,000 feet 0 2,000 4,000 8,000

Approximate Scale in Feet

2011 South City Sector Plan • 19 PUBLIC PARTICIPATION Third Sector Plan Meeting (July 26, 2011) MPC staff held three public meetings concerning the MPC staff held an open house meeting to discuss the update of the South City Sector Plan. Public input was draft sector plan where the draft plan, including boards gathered by staff taking notes at these meetings, emails containing recommendations for land use, community sent to staff , phone conversations, and comment cards facilities, transportation, and green infrastructure supplied at the meetings. Th e meetings summary is plans, were displayed. Th ere was consensus among the presented in chronological order. approximately twenty-fi ve public participants that the draft sector plan contained recommendations with First Sector Plan Meeting (January 20, 2011) which they agreed. At the beginning of the meeting, MPC staff presented information from the background report and then was available at breakout stations to discuss community facility, land use, and transportation issues. MPC staff invited representatives from Knoxville’s Community Development Division, Knoxville’s South Waterfront Offi ce, Legacy Parks, TDOT, and TPO.

Summary of the comments:  Need to implement the Knoxville Urban Wilderness and Historic Corridor  Protect ridges as a backdrop to the South Waterfront  Improve greenway connectivity  Realign Fort Dickerson entrance  Implement the recommendations in the Chapman Highway Corridor Study  Look at opportunities associated with the Henley Street Bridge closure  Moody Avenue should retain residential land use pattern  Promote neighborhood business districts  Parking requirements need to be reconsidered

Second Sector Plan Meeting (March 24, 2011) MPC staff held an open house meeting to discuss the proposed land use plan, Chapman Highway business vacancy status from the river to Moody Avenue, and the Green Infrastructure Plan. Th ere was consensus among participants that the new recommendations (for example, special mixed use districts and a green infrastructure plan) should be included in the updated sector plan.

20 • 2011 South City Sector Plan Section 2: Land Use, Community Facilities and Transportation Plans

Civic/Institutional (CI): Land used for major public and quasi-public institutions, including schools, LAND USE PLAN Neighborhood Commercial (NC): This colleges, churches, correctional facilities, utilities, and Th e 15-Year Land Use Plan is a basis for land classification includes retail and service-oriented similar uses. development and conservation, including rezoning uses intended to provide goods and services that decisions. Th ose zoning decisions are made periodically serve the day-to-day needs of households, within Public Parks and Refuges (PP): Existing parks, through recommendations of the Metropolitan Planning walking or short driving distance. wildlife refuges, or similar public or quasi-public parks, open spaces, and greenways. Commission and the changes to existing zones via the Community Mixed Use Center (MU-CC): This type decisions of City Council or County Commission. of center is envisioned to be developed at a moderate Other Open Space (OS): Cemeteries, private golf Th e list of zoning districts that are recommended in intensity with a variety of housing types (5 to 24 courses and similar uses. relation to the following land use plan designations dwelling units/acre). Th e core of the district, with its Hillside/Ridge Line Protection Areas (HP): Ridge and policies are outlined in Appendix A. predominant commercial and offi ce uses, should be crests, and hillsides and ravines that have a slope of within one-fourth of a mile of the higher intensity 15 percent or more. Future development should be Proposed Land Use Policies residential uses (such as townhouses and apartments). limited on hillsides and ridge tops. Th e district should be located within one-fourth mile Agricultural (A): For use in the Rural Area of the Growth radius of an intersection of the thoroughfare system Policy Plan, this designation includes other farm and (a collector/arterial or arterial/arterial intersection). agricultural-related uses and very low density residential In addition to sidewalks, the district should be at a  Prohibit commercial development on hillsides greater uses (not to exceed one dwelling unit per acre). location that would logically be served by transit in the than 25 percent and on ridgetops. Forest restoration Low Density Residential (LDR): Primarily residential future. Redevelopment of a vacant or underutilized should be undertaken on cleared areas below at densities of less than 6 dwelling units per acre (city); shopping center is a consideration for such a center. 25 percent slopes.  Prohibit industrial development on slopes greater than 5 dwelling units per acre (county). Light Industrial (LI) and Heavy Industrial (HI): 15 percent. Medium Density Residential (MDR): Primarily Th ese classifi cations are used to identify older residential at densities from 6 to 24 dwelling units per industrial areas, which were intended for  Limit density as follows: acre (city) and 5 to 12 dwelling units per acre (county). manufacturing, assembling, warehousing, and SLOPE % DENSITY Offi ce (O): Business and professional offi ces and distribution of goods. Light industrial uses include 15 - 25 low density residential = 2 houses per acre; such manufacturing as assembly of electronic goods agricultural, rural residential =1 house per acre offi ce parks. and packaging of beverage or food products. Heavy 25 - 40 1 house per 2 acres General Commercial (GC): Primarily existing industrial uses include such processes used in the 40 - 50 1 house per 4 acres strip commercial corridors, providing a wide range production of steel, automobiles, chemicals, cement, 50+ No development or clearing* *There are no parcels in the South City Sector that are entirely on a of retail and service-oriented uses. In some areas, and animal by-products and are viewed clearly not 50 percent slope. such as Asheville Highway, with (CB) Business compatible with areas designated for residential, and Manufacturing Zoning, warehousing and light institutional, offi ce, and retail uses.  Limit new building height to 35 feet on hillsides and manufacturing may be created. ridge lines.

2011 South City Sector Plan • 21 South City Sector: Proposed Land Use Plan Legend

Floodway 100 Year Floodplain Hillside and Ridgetop Protection Area Integrated Land Use Classification System AG (Agricultural) LDR (Low Density Residential)

MDR (Medium Density Residential) O (Office)

NC (Neighborhood Commercial) MU-SD GC (General Commercial) SC-1 MU-CC (Community Mixed Use Center) MU-SD SC-2 MU-SD (Mixed Use Special District)

LI (Light Industrial) HI (Heavy Industrial)

PP (Public Parks and Refuges) CI (Civic/Institutional)

OS (Other Open Space) W (Water) ROW (Transportation/Communications/Utilities) MU-SD SC-4 MU-SD SC-3

MU-SD MU-SD SC-7 SC-5

E G D I R N A MU-SD M SC-6 P A H C

E G D I PP N R I T A S N R E OU G M D N O W O R B R 1 inch = 4,000 feet 042,000 ,0008,000

Approximate Scale in Feet

22 • 2011 South City Sector Plan Stream Protection Areas (SP): Areas subject to Current Zoning: fl ooding as identifi ed on Knox County ood fl maps. SW-1, SW-2, SW-3, SW-4, OS-1, OS-2 (no changes are anticipated) For streams that do not have a mapped ood fl zone, state and local storm water regulations, creating non- Transportation Improvements: disturbance areas, apply.  New and reconstructed streets with sidewalks, bike lanes, Water (W): Primarily the French Broad River and and parking Holston River. Community Facilities: Major Rights-of-way (R-O-W): Generally, the rights-  New parks and green spaces of-way of interstates and very wide parkways and New pedestrian/bicycle bridge connecting the South arterial highways. Waterfront to the university campus Continuous pedestrian/bicycle river walk along the shoreline Special Land Use Districts Th ere are several areas that are capable of sustaining diff erent mixes of land uses. In other words, a broad brush of proposing only one land use may not be Henley Gateway Park (in the shape of a triangular wedge): prudent in view of changing conditions and the From across the river, the gateway opens a welcoming view to the dynamics of the local economy. All of the following corresponding open space at World’s Fair Park proposed districts are well located in terms of good transportation systems and generally have good infrastructure. Both interim and long-term zoning are recommended for each district

SC-1: South Waterfront District Recommended Program: Th e Knoxville South Waterfront Vision Plan, adopted in 2006, describes a long-term improvement strategy for an approximate 750-acre area fronting the three- mile shoreline. Implementation tools include an Action Plan, an Urban Renewal and Redevelopment Plan, and the South Waterfront Development Code. Th e primary implementation strategy is to create public-private partnerships. Completion of the plan will take at least 20 years. Some public improvements include a pedestrian/bicycle riverwalk, parks and green spaces, new and reconstructed streets, sidewalks, bike lanes, and parking. It is anticipated that these public improvements will stimulate private investment, resulting in the addition of new residential, commercial, retail, and recreational opportunities. An artist’s rendering of a pedestrian/bicycle bridge spanning the Tennessee River

2011 South City Sector Plan • 23 SC-2: Potential Addition to the South SC-4: Chapman Highway District SC-5: Chapman Highway District Waterfront District (Downtown to Martin Mill Pike) (Taliwa Court to Fronda Lane) Recommended Uses: Th is area currently contains Recommended Uses: Higher intensity mixed use Recommended Uses: Moderate intensity of vertically commercial, offi ce, industrial, and medium-density development that takes advantage of the proximity oriented mixed use developments including commercial, residential land uses, but the current zoning is I-3 and to downtown and the South Waterfront. The form offi ce, and medium density residential uses that would R-2. A continued mix of uses is appropriate but the of development should borrow from the South form a Town Center. Uses that are not compatible with physical layout and buff ering of these uses is important Waterfront’s form district. Potential redevelopment area the Town Center setting should be discouraged. These because of its proximity to low density residential uses could be created to help implement change in the area. include commercial uses such as self-storage that are not and the South Waterfront area. If the South Waterfront Rezoning Recommendations: oriented to pedestrians. Higher residential densities that support walk-in retail should be encouraged. A more Plan is updated, this area should be incorporated in Interim = R-1, R-1A, R-2, C-3, C-4, O-1 the new plan. In the meantime, conditions should be Long-term = Form-based zone urban form of development should take place where placed on rezoning decisions to insure proper buff ering parking would occur to the side and rear of development. from the adjacent neighborhood. Transportation Improvements:  Access management Rezoning Recommendations: Interim = C-3, C-4, C-6, SC-2, SC-3, OS-1, TND-1, TC-1 Rezoning Recommendations:  Bus shelters and bus pull offs Interim = Any SW Zone, any planned zone or Long-term = Form-based zone  Extend existing sidewalks in Vestal to Chapman Highway R-1, R-1A, R-2, I-3, C-3 Long-term = A South Waterfront form-based zone Community Facility Improvements: Transportation Improvements:  Improve the entrance to Fort Dickerson  Provide street furniture, such as benches and waste receptacles

AVE KLE  Increase internal access between businesses, eventually WRIN

N Fort Avenue L TY AVE VE AR developing a grid pattern of local streets and eliminating WIN A CARLS MCC BALD individual curb cuts along Chapman Highway, especially

PL ENA W VOL near intersections BLOUNT

AVE  Study Moody Avenue extension options to Maryville Pike  Bike lanes should be extended through this segment

RL Community Facility Improvements: Y KEE T CHAPMAN HIGHWAY P WA ERO  CH SOLDIERS WA Park improvements and greenway connections TREE TO

MARYVILLE PIKE CH  N DR Create better visual connection between Chapman ER Y HAVE O Y KEE LOG

S WA COVE Highway and Sam Duff Memorial Park, which could be the D M

LWO RA RD Existing Driveway OD OKEE WOO CANDO centerpiece of the Town Center ER AND DR DR RD NAVY DR GL Backage Road CH SS MY ST PA EN CHAPPELL RD AR RE Log Haven District: Conservation of existing woodlands is recommended Techniques to manage access near Fort Avenue could include during the development process. driveway treatments (shared access and restricted turning movements; see below), internal circulation improvements and SC-3: Log Haven District construction of a backage road. Recommended Uses: Th e previous sector plan calls for low density residential and commercial at the 800 English Road site. It is important to maintain the tree canopy in this area and any uses that would jeopardize Example of a driveway large clearing of the land would not be recommended. channelizing island to discourage left-turn egress Rezoning Recommendations: RP-1, OS-1, R-1, R-1A and ingress maneuvers

24 • 2011 South City Sector Plan

Town Center land use proposal from the Chapman Highway Corridor Study Recommended Uses: Neighborhood oriented mixed use development including neighborhood commercial uses, and offi ce uses consistent with a village setting. New buildings should be constructed close to the sidewalks to provide pedestrian access. Rezoning Recommendations: Interim = C-1, C-3, C-4, O-1 Long-term = Form-based zone

Transportation Improvements:  Roadway design should be pedestrian-oriented  Landscaping, pedestrian improvements, bike lanes, and design features such as on-street parking should be explored Community Facility Improvements:  Encourage better connection and public use of Butterﬂ y Pond, similar to Fountain City Park

The photograph (top right) is of the area between Moody Avenue and Young High Pike. Like most of the corridor, this area has seen businesses change over time. In anticipation of future changes, and in the interest of creating more pedestrian-friendly places and avoiding sprawl, a town center is proposed. The proposal, depicted in the drawing, is centered on Sam Duff Memorial Park, where the open space and walking trail become the centerpiece for the development. Chapman Highway is the focus for a vertical mix of uses, including sidewalk-oriented shops and restaurants with housing and offi ces above. Apartments and offi ce buildings are located behind mixed-use development. In order to create a pedestrian-friendly feeling, a boulevard with street trees and a landscaped median have been created and parking is placed behind buildings. The restaurants have Proposal for Butterfl y Pond: This neighborhood’s character would space for outdoor eating, including a plaza, leading to Sam Duff Park. be enhanced by turning the Butterfl y Pond into a public amenity This is a long-range vision, which can be created incrementally by the adoption of similar to Fountain City Park (pictured above). Since the residential mixed-use zoning and form-based codes for the area. areas are in easy walking distance from the commercial core, using the pond as a public amenity could serve as a catalyst for revitalization of the businesses in the Lake Forest area.

2011 South City Sector Plan • 25 SC-7: Downtown Vestal District Recommended Uses: Neighborhood oriented mixed use development including neighborhood commercial uses and offi ce uses consistent with a village setting. New buildings should be constructed close to the sidewalks to provide pedestrian access. Th e area should implement the sustainability guidelines outlined in the Vestal Site Improvement Plan (see Appendix B). Rezoning Recommendations: Interim Zone = C-1, C-2, C-3, R-1, R1-A, R-2, O-1, O-2 Long-term Zone = Form-based zone

Transportation Improvements:  On-street and off-street parking should be shared by various land uses to maximize parking spaces New sidewalks, pedestrian signals, crosswalks, street trees, and lighting will enhance pedestrian movement throughout the area Community Facility Improvements: Connections should be made to greenways and parks, including Mary Vestal and Charter E. Doyle Parks Development of a “history wall,” celebrating the legacy of Vestal, including the marble and lumber industries

Concept renderings from the Vestal Site Improvement Plan Top right: Site Plan Bottom right: Cross Section of greenway Below: History Wall

26 • 2011 South City Sector Plan Maryville Pike Corridor Th is corridor is an older industrial area that prospered when Vestal’s lumber and marble industries were more PRICE AVENUE DODD STREET prolifi c. Th ose industries relied more heavily on the Existing Mixed-Use Building railroad. Today the corridor is characterized by older industrial properties, some brownfi elds, vacant land, Shared Parking and vacant, underutilized, and deteriorating buildings. A corridor plan is recommended to be developed as an Pathway through block outgrowth of this document to improve the corridor’s economic vitality, safety, environment, and aesthetics. Proposed New Mixed-Use Buildings Th e plan should encompass both the city and county’s MINNIS AVENUE

HACKMAN STREET jurisdictions westward to the rail underpass and address: WEST GILBERT LANE  Water quality by developing either a curb and gutter or SOUTH HAVEN ROAD swale system A strategy for consolidating parcels for economic development purposes Moody Avenue extension to Maryville Pike for needed connectivity From South Haven Neighborhood Model Block Aesthetic improvements (for example, landscaping) and potential design overlay Land use and building location patterns An economic development strategy, such as establishing a Neighborhood Commercial on South Haven architecture thesis entitled South Haven Neighborhood redevelopment area Road (between Price and Minnis Avenues) Model Block. After analyzing the designs, MPC and Future rail corridor use (considering such concepts as light During the plan update process, MPC received a citizens felt that the recommendations have signifi cant rail and/or improved freight rail and sidings if industrial proposal from Suzanne McGee, who developed an merit and should be included in the plan, including revitalization is sought) the following concepts:  Develop live/work units Encourage mixed use development Develop a mid-block greenway Encourage shared parking

South Haven Neighborhood MPC has developed a draft residential zone that deals with smaller residential lots and this new tool is recommended for South Haven Neighborhood and other small lot residential neighborhoods within the sector. In addition, the existing low density residential areas west of South Haven Road should be rezoned to Underutilized parcels along Maryville Pike low density, instead of medium density zoning.

2011 South City Sector Plan • 27 Community Facilities Plan Park and Recreation Center Improvements Greenway connectors: Chapman Highway and Moody Th is portion of the plan is directed to public facilities  Cecil Webb Park: Creation of a master plan to link Cecil Avenue are the two major roads that should be improved that are needed for community growth and provided Webb Park and Cecil Webb Recreation Center; consider to safely accommodate both pedestrians and bicyclists, in a prudent manner in relation to the conservation of an expanded open space system linking Dogwood where capable. scenic, historical, and environmental assets. Elementary and the old South Knoxville High School. Sam Duff Memorial Park: Improvements to the park Green Infrastructure Plan should be based on the public process and master plan Schools and Libraries Green infrastructure represents the natural resources provided by the East Tennessee Community Design Center. underpinning needed for environmental, social, Th ese facilities are well distributed in this sector and  William Hastie Natural Area: Provide natural surface economic sustainability, including existing parks, the anticipated growth trends do not point to the need trails that connect to the surrounding neighborhoods, schools, natural areas, wooded hillsides, lakes, creeks, for additional schools or libraries. Th e Knox County Marie Myers Park, and Ijams Nature Center. School Board and Knox County Library Board will and existing and proposed greenways. concentrate on facility maintenance programs for the Greenways and Greenway Connectors Th e Green Infrastructure Plan incorporates the green foreseeable future. A greenway is an open space corridor marked by infrastructure components of theKnoxville South paved or unpaved paths that accommodate bicycle Waterfront Vision Plan, Knoxville-Knox County Park, Parks, Greenways and Recreation Facilities and pedestrian uses. Many greenways are located along Recreation and Greenways Plan, and Knoxville’s Urban In 2009 the city and county adopted a comprehensive creeks or rivers, providing users access to nature and an Wilderness and Historic Corridor initiative. park plan. Th e South City Sector portion of that plan alternative means of transportation. Th e implementation strategies are as follows: is presented below. During the course of sector plan Baker Creek Greenway: Connect to the proposed James meetings, only a few additions were suggested: a dog White Parkway Greenway to Island Home Park and south Support Legacy Park’s Knoxville’s Urban Wilderness and park and a wilderness trail connection along the ridge to Mary James Park. Historic Corridor initiative efforts as a means of connecting between William Hastie Natural Area and the proposed James White Greenway: Include a separated greenway the green infrastructure assets as a high priority Smoky Mountain Railroad Greenway. Th e dog park, as part of roadway construction if the parkway is extended. Any new community facilities (parks, greenways, schools, happily, is now slated for construction, and the trail Smoky Mountain Railroad Greenway: Follow the former or libraries) should be connected to the Urban Wilderness connection has been added to both the park plan and railroad line, connecting South Waterfront with Charter and Historic Corridor the Green Infrastructure Plan. E. Doyle Park and South Knoxville neighborhoods. Also, Conserve the wooded hillsides, which help maintain our develop a connection to the William Hastie Natural Area. natural ridge system Close-to-Home Parks South Waterfront Greenway and connected trails: Protect the area’s watershed system Th e National Recreation and Park Association (NRPA) Extend the South Waterfront trail and create a natural Preserve the historic fort areas recommends that communities meet a minimum standard surface trail from Ijams Nature Center through Marie Myers Connect the Urban Wilderness and Historic Corridor of 6.25 acres of close to-home parks for every 1,000 Park to William Hastie Natural Area. beyond the sector plan limits into the South County Sector people. In comparing that standard to the South City Plan area Sector’s 2009 population (19,814), the sector is defi cient Preserve the South Waterfront Greenbelt that forms a by 25.3 acres. As subdivisions are created, a provision for forested backdrop to the waterfront. As a greenbelt, the neighborhood parks is a typical goal in most communities. area should be conserved as development along the lake and on the slopes transpires. Beyond its scenic beauty, New Parks, Squares and Additions this resource protects air and water quality, and adds Th e acquisition of space for new neighborhood parks value to existing and future development. (5 to 10 acres each) or squares and plazas (1 to 5 acres each) should be sought in the general vicinity of the proposed sites on the park plan map. Extension of the South Waterfront Greenway will provide a promenade along the river.

28 • 2011 South City Sector Plan South City Sector: Park, Greenway and Community Facilities Plan

Park and Greenwaykj Proposals Proposed Parks: General Vicinity N Neighborhood Park C Community Park D District/Regional Park RC District Recreationkj Center

Proposed Parks: Specific Location Neighborhood Park Community Park C Island Home Park D/R District / Regional Park !| y Proposed Greenways and Blueways a C Will Sk w River elto n n G ee Plain r OD DR e Greenway r AN O e G Park ITA LLW n t DR HI w n ay Greenway Connector o South IS r LAN f DH r Baker OM e Knoxville E A t D VE Ridge Conservation Corridor a E A AV Elem. V J W T E a N Creek N m h U P t O O !| Blueway Access Location L e R u B s E E T o Greenway W Fort R S Rock City D Henley Stanley h Park i

t Existing Park Facilities Ft. e MCCLUNG AV

Gateway Ridge E P S

Stanley a E Mary T V Park r

S k I Community and District/Regional Parks E

L L E w Park R

M L James E a A A

R T R y T S V C I T Park Neighborhood Park N TT E Maynard Meads H M CO T E A I N O K L E Cecil Webb I P L P C Quarry P D Glenn E M I P P L I R Open Space / Natural Area V K A H H Rec. Ctr. A E N N Fields S I

T T E T H

N Ft. V T W

A Private/Quasi-public Parks O U Y H

O C Dickerson

S Cecil H B !| T

Park U Golf Courses W rso Dogwood cke n Webb O i R S y SE D WOODLAWN PIKE Elem. Park D VIER a VILLE School Parks rt R PIKE w E Ijams o T n S F Scottish A Nature kj Public Recreation Center e E C e K I

N r Ctr. P Pike Park A

L J E kj Quasi-public Recreation Centers G E am K M E I E es V O P K W I A h H L L Y i P D South Doyle te L Greenways P D I a

E E O r k N L O w

M M a Middle y A L I

N N E L

V I S !| Blueway Access Location Y T Sam Duff I R R

A A Mary M M Mem. Park !| Blueway Rest Stop D Marie W W L Vestal R R E E T IK D Myers Park P R Z E E R E Park GH O U I L R K H Y Other Information O A C

ER NG T

CH U D S. Knoxville O R Vestal Y Æc Libraries E D Willam

Comm. Ctr. U Plaza B Hastie D D Streams Vestal Boys E kj R Park E City of Knoxville Boundary E And Girls Club DI NG T ON Planning Sector Boundary RD Martin Mill Park

S E EVIERVILLE PIK Sm D ok R y E M N O Joe ou T n S t R B Foster a Lake D i Y n Stone D Park R Forest IN Montgomery Village a L il Road Park Park S w RecreationBoys IM S a CHAPMAN HWY And Girls Club R y kj D G Community re Unity Park Charter E en Doyle Park way

M A Mooreland G A Z IN Heights E R Elem. D

RD EY N L E AL U D V B R E FO R T Gary W S P R Underwood IN G S R Park D 4 1 inch = 4,000 feet 042,000 ,0008,000

Approximate Scale in Feet

2011 South City Sector Plan • 29 South Cityy Sector: Green Infrastructure Plan Legend

Hillside and Ridgetop Protection Area Parks Forested Hillsides South Waterfront Greenbelt Greenway Corridors Existing Greenway Corridor ISLAND HOME PARK Proposed Greenway Corridor

IJAMS NATURE CENTER

MARY JAMES PARK MAYNARD GLENN MEADS QUARRY ROCK CITY FIELDS PARK

STANLEY LIPPENCOTT PARK FORT DICKERSON PARK CECIL WEBB PARK

SCOTTISH PIKE PARK

MARIE MYERS SAM DUFF PARK MARY VESTAL MEMORIAL PARK PARK

MEADOW CIRCLE WILLIAM HASTIE PARK PARK

E G D I R JOE B FOSTER N PARK A CHARTER E DOYLE M PARK P COMMUNITY UNITY A H PARK C

E GARY UNDERWOOD G PARK D I I N R A T S N R OU GE M D N O W O R B R 1 inch = 4,000 feet 042,000 ,0008,000

Approximate Scale in Feet

30 • 2011 South City Sector Plan Transportation Plan In addition, several roads and intersections are overly linkage to James White Parkway is very apparent and Th e transportation recommendations are based on congested, resulting in safety issues. Th ese areas need the railroad underpass farther west on Maryville Pike previously adopted plans and studies, including to be improved and designed as complete streets. is yet another impediment (adding to the lack of a good connection to John Sevier and Alcoa Highways). the Knoxville Regional Mobility Plan 2009 - 2034, Th e congested intersections include: MPC’s and TDOT’s Chapman Highway studies, the On page 27, the concepts for a Maryville Pike Knoxville South Waterfront Vision Plan, and many E. Moody Avenue/Chapman Highway improvement program are recommended. of the proposals of the 2002 South City Sector Plan.  Sevier Avenue/Chapman Highway Th e South City Sector portion of the Mobility Plan is  Colonial Drive/Chapman Highway presented on the following page. During the course of public meetings, changes were not suggested to Th e Ogle Avenue and Maryville Pike intersection has this plan map. high crash rates. Prior to implementation of the following proposed projects, there should be opportunities for additional public input to address issues of impacts related to adjacent land use, neighborhood protection, and environmental and cultural resource protection. Th ese are principles that are important in developing a sustainable transportation system. It is vital to develop and maintain a transportation network that is accessible, provides mobility to all residents, and does not adversely impact the environment. To meet these goals this plan recommends several The Olge Avenue intersection at Maryville Pike causes an awkward implementation tools such as conservation corridors, trafﬁ c movement complete streets, and greenway connectors. The Congested road sections include: complete streets principles should guide all future roadway projects. Chapman Highway, Martin Mill Pike (between Chapman Highway and Ogle Avenue) Ogle Avenue, Maryville Pike Complete Streets (south of the Ogle Avenue intersection) Complete streets are designed and operated to enable safe access for all users. Pedestrians, bicyclists, Th ese areas need to be upgraded and improved as motorists and transit riders of all ages and abilities are complete streets. able to safely move along and across a complete street. Potential Corridor Plan Study Area Considerations for more detailed road designs include: While no changes are recommended to theMobility Chapman Highway Plan, Moody Avenue-Maryville Pike is depicted as Proposed Moody Avenue extension to Maryville Pike a “Potential Corridor Plan Study Area.” The intent South Waterfront Road Improvements of this future study should be to link transportation Ogle Avenue and Martin Mill Pike Intersection improvements with revitalization and economic Hillwood Avenue development, particularly in the Maryville Pike industrial corridor. Th e lack of a straight-forward

2011 South City Sector Plan • 31 South City Sector: Planned Roadway Improvements Legend

Greenway Connector 275 Proposed Transportation Improvements 2009 - 2014 Roads*40 Proposed Transportation Improvements 2015 - 2024 Roads* Proposed Transportation Improvements 2025 - 2034 Roads* State Designated Scenic Parkways State Designated Scenic Highways 40 Corridor Study Area: Moody Ave/Maryville Pike

* Source: 2009 - 2034 Knoxville Regional Mobility Plan

E G D I R N A M P A H C

E G D I I N R A T S N R OU GE M D N O W O R B R 1 inch = 4,000 feet 0 2,000 4,000 8,000

Approximate Scale in Feet

32 • 2011 South City Sector Plan Section 3: The Five and Fifteen Year Improvement Plans

Th e Improvement Plan recommends projects and programs to be implemented for rstthe fi vefi and the next ten years following plan adoption. Th e 5-Year Plan should be reviewed annually in preparing capital improvement programs.

Project or Program 5-Year 15-Year Responsible Agency Land Use Develop a form-based code for fi ve special districts: Downtown Vestal, an addition to the South Waterfront, and three areas along Chapman Highway X City/MPC Pursue general re-zonings and OneYear Plan amendments in areas where inconsistencies exist within the sector plan X City/MPC Pursue implementation of the Waterfront Plan and partner with private development for any needed public improvements X X City Develop a Maryville Pike corridor study that looks at transportation improvements, brownfi eld strategies, land use and other improvements to enhance City/MPC/ X the corridor economically and environmentally Development Corp. Adopt a new zoning district that creates small lot development standards to be utilized in older neighborhoods such as South Haven X City/MPC Develop a highway overlay to be used along Maryville Pike to improve safety and aesthetics X City/MPC Continue brownfi eld assessment of South Waterfront properties and look for expanded opportunities along the Maryville Pike corridor X X City Transportation Implement improvements in the Chapman Highway Corridor Improvement Study conducted by the Tennessee Department of Transportation X City/TDOT Implement road improvements in the Vestal Redevelopment Plan for the area immediately surrounding the Ogle Avenue/Martin Mill Pike intersection X City/TDOT Develop new road cross sections for Chapman Highway that complement the intent of the proposed form-based code areas found within this plan X City/TDOT Develop a pedestrian/bicycle bridge to span the Tennessee River from the South Waterfront to the University of Tennessee’s Thompson-Boling Arena. X City/UT Extend Moody Avenue from Chapman Highway to Maryville Pike X City/TDOT Improve Hillwood Drive from James White Parkway to Island Home Avenue X City Extend James White Parkway to Chapman Highway (depending on TDOT’s Environmental Impact Statement) X TDOT Build New Sidewalks: • Chapman Highway from Blount Avenue to city limits in conjunction with the preparation of TDOT’s Transportation Planning Report Sidewalks • Blount Avenue from Chapman Highway to Maryville Pike should be added • Martin Mill Pike from Maryville Pike to Neubert Springs Road when new • Neubert Springs Road from Martin Mill Pike to Oliver Road development or • Magazine Road from Oliver Road to Martin Mill Pike redevelopment City • Woodlawn Pike between Chapman Highway and Galbraith School Road occurs along • Young High Pike between Woodlawn Pike and Higgins Avenue or within • Higgins Avenue between Young High Pike and Martin Mill Pike the proposed • Lippencot Street between Chapman Highway and Davenport Road street segments. • Baker Avenue from Sevier Avenue to Moody Avenue • Sevier Avenue from James White Parkway to Tilson Street

2011 South City Sector Plan • 33 Project or Program 5-Year 15-Year Responsible Agency Parks & Recreation Implement the Urban Wilderness and Historic Corridor initiative X City/Legacy Parks Acquire space for new neighborhood parks (5 to 10 acres each) or squares and plazas (1 to 5 acres each) in the general vicinity of the proposed sites X City on the parks plan map Cecil Webb Park: Create a master plan to link Cecil Webb Park and Cecil Webb Recreation Center; consider an expanded open space system linking X City Dogwood Elementary and the old South Knoxville High School Sam Duff Memorial Park: Further consider design with form-based code, building on the Master Plan developed by the East Tennessee Community X City Design Center William Hastie Natural Area: Continue the natural surface trail to connect surrounding neighborhoods, Marie Myers Park, and Ijams Nature Center X City Extend the James White Greenway – Also, include a separated greenway as part of roadway construction if the parkway is extended further into X City South Knoxville and construct the greenway to connect to South Doyle Middle School Build Baker Creek Greenway: Connect to the proposed James White Greenway extension to Island Home Park and south to Mary James Park X City Build Smoky Mountain Railroad Greenway: Follow the former railroad line, connecting South Waterfront with Charter E. Doyle Park, South Knoxville X X City neighborhoods, and the William Hastie Natural Area Build greenway connectors: Chapman Highway and Moody Avenue are the two major roads that should be improved to safely accommodate both X City pedestrians and bicyclists where capable Extend the South Waterfront Greenway (Riverwalk) and connected trails to the Island Home neighborhood X City Improve access to Fort Dickerson Park X City Connect to the proposed Knox-Blount Greenway X City

34 • 2011 South City Sector Plan APPENDIX A: Land Use Classiﬁ cations

AGRICULTURAL and RURAL RESIDENTIAL LAND USE CLASSIFICATIONS Agricultural (AG) and Agricultural Conservation (AGC) This includes farmland in the county’s Rural Area as designated in the Growth Policy Plan. Undeveloped tracts with the best soils for agriculture are considered as the primary areas for agricultural conservation (AGC). Agricultural land uses are not generally recommended in the City of Knoxville, nor in the County’s PlannedGrowth Area. Other Zoning to Consider: Location Criteria: Recommended Zoning and Programs: A or PR @ densities of one dwelling unit per acre where • Farmland in the Rural Area as designated in the Growth PolicyCounty’s Rural Area: A new zone AC (Agricultural Conservation) dwellings are clustered in one portion of a subdivision. Plan is proposed for Agricultural Conservation (AGC) areas, allowing • Land where soils are designated as prime or locally important agriculture and one dwelling unit per 30 acres, minimum. (Note: by the U.S. Department of Agriculture are considered for This density will require a change to the zoning ordinance.) agricultural conservation (AGC) Additionally, conservation easement and related programs should be considered to preserve prime farmland. Rural Residential (RR) Very low density residential and conservation/cluster housing subdivisions are typical land uses. Location Criteria: Recommended Zoning and Programs: Other Zoning to Consider: • Rural areas characterized as forested (tree covered), County’s Rural Area: OS, E, RR (Rural Residential, a new zone with A in the Growth Plan’s Rural Area especially on moderate and steep slopes densities of one dwelling unit per acre or less), or PR @ densities of • Sites adjacent to agricultural areas (AG or AGC) where one dwelling unit per acre where dwellings may be clustered in one conservation/cluster housing subdivisions may be appropriate portion of a subdivision RESIDENTIAL LAND USE CLASSIFICATIONS Traditional Neighborhood Residential (TDR) This land use is primarily residential and is characterized by neighborhoods where a mix of detached and attached houses, sidewalks, smaller lots and alleys have typically been or are to be created. Densities in the range of 4 to 8 dwelling units per acre are typical. Location Criteria: • Neighborhoods like those in the ‘Heart of Knoxville’ where Recommended Zoning and Programs: Other Zoning to Consider: lots are typically less than 50 feet wide, and usually have City: sidewalks and alleys. R-1A or RP-1 [with an In llﬁ Housing (IH-1), Neighborhood City: R-1, R-1A and RP-1 (without overlays), R-2 This area is essentially the 19th and Conservation (NC-1) or Historic (H-1) Overlay]; TND-1; and new residential zone(s), based on lot sizes less than early 20th century grid street neighborhoods, mostly located County’s Planned Growth Area: 7,500 square feet within the I-640 beltway. RA, RB and PR (with conditions for sidewalks, common open • City’s Urban Growth Area or county’s Planned Growth Areas spaces and alleys) where neighborhood or community mixed use development is County’s Planned Growth Area: identiﬁ ed (see Mixed Use and Special Districts section) PR and new TND zoning.

2011 South City Sector Plan • 35 RESIDENTIAL LAND USE CLASSIFICATIONS . . . continued Low Density Residential (LDR) This type of land use is primarily residential in character at densities of less than 6 dwelling units per acre (dus/ac). Conventional post-1950 residential development (i.e. large-lot, low-density subdivisions) and attached condominiums are typical. Location Criteria: Recommended Zoning and Programs: Other Zoning to Consider: • Land served by water and sewer utilities and collector roads City: R-1, R-1E and RP-1 at less than 6 dus/ac and new City: R-1A and A-1 • Slopes less than 25 percent residential zones based on lot sizes greater than 7,500 square County: A and RB feet and 75 feet or greater frontage. County’s Planned Growth Area: RA, RAE and PR at less than 6 dus/ac. Medium Density Residential (MDR) Such land uses are primarily residential at densities from 6 to 24 dwelling units per acre (city) and 6 to 12 (county). Attached houses, including townhouses and apartments are typical. Mobile home parks are another form of this land use. Other Zoning to Consider: Recommended Zoning and Programs: Location Criteria: City’s Urban Growth Boundary: R-2, R-3 and R-4 • As transitional areas between commercial development and City: R-2, R-3 and R-4 (within the ‘Heart of Knoxville’ area such low density residential neighborhoods zoning should be accompanied by an IH-1, NC-1 or H-1 overlay); • On land with less than 15 percent slopes otherwise, R-1A, RP-1, RP-2 or RP-3. Densities above 12 dus/ac • Along corridors that are served by or proposed to be served byshould be within ¼ mile of transit service with sidewalk connections transit, with densities proposed to be above 12 dwelling units to transit service. per acre and to be served by sidewalks County’s Planned Growth Area: PR, densities above 12 dus/ac should be within ¼ mile of transit service with sidewalk connections to transit service; RB at 6 or more dus/ac may be considered with use on review. (Note: This proposed 6 dus/ac threshold for use on review will require a zoning ordinance change.) High Density Residential (HDR) This land use is primarily characterized by apartment development at densities greater than 24 dwelling units per acre. Other Zoning to Consider: Location Criteria: Recommended Zoning and Programs: TC-1 and TC (where higher density residential is part or a mixed- • On major collector and arterial streets, adjacent to regional City: use project) shopping and major offi ce districts (offi ce sites allowing C-2, RP-2 and RP-3, and new form-based codes (e.g. South four or more stories); these sites must be identifi ed in sector or Waterfront). R-3 and R-4 (with an IH-1, NC-1 or H-1 overlay in small area plans the ‘Heart of Knoxville’ area) • Within the CBD or its adjacent areas, such as portions of the Morningside community • On relativelyfl at sites (slopes less than 10 percent) • Along corridors with transit and sidewalks

36 • 2011 South City Sector Plan RESIDENTIAL LAND USE CLASSIFICATIONS . . . continued Medium Density Residential/Ofﬁ ce (MDR/O) Ofﬁ ce and medium residential uses typically have similar development characteristics: scale of buildings, areas devoted to parking, yard spaces and location requirements (on thoroughfares). In areas designated MU-MDR/O, either use can be created. These uses provide a buffer to low density residential areas, particularly when located adjacent to a thoroughfare or as a transition between commercial uses and a neighborhood. Location Criteria: Recommended Zoning and Programs: Other Zoning to Consider:

• See Medium Density Residential (MDR) criteria City: RP-1, RP-2, RP-3 City: O-1, O-2 County: PR County: OB OFFICE and BUSINESS/TECHNOLOGY LAND USE CLASSIFICATIONS Offi ce (O) This land use includes business and professional offi ces and offi ce parks. Location Criteria: Recommended Zoning and Programs: Other Zoning to Consider: • Low intensity business and professional offi ces (less than City: O-1, O-2, O-3, or a new offi ce zone that requires site In areas that are identifi ed in sector plans exclusively as offi ce three stories) may be transitional uses from commercial or plan review land uses, OB. industrial uses to neighborhoods • Generally level sites (slopes less than 15 percent) • Access to major collector or arterial streets, particularly County’s Planned Growth Area: within one-quarter mile of such thoroughfares OA, OC, PC (with covenants) or a new offi ce park zone that • Highest intensity offi ce uses (development that is four requires site plan review or more stories), should be located in close proximity to arterial/freeway interchanges or be served by transit Technology Park (TP) This land use primarily includes offi ces and research and development facilities. The target area for such development has been the Pellissippi Technology Corridor. Additional districts could be created in other areas of the city or county. The development standards that are adopted by the Tennessee Technology Corridor Development Authority should be used for such districts. Location Criteria: Recommended Zoning and Programs: Other Zoning to Consider: • Within the Technology Corridor or subsequent areas City: BP-1 EC designated for Technology Park development (with limitations to require offi ce and research/development uses) • Sites near freeway interchanges or along major arterials County’s Planned Growth Area: BP and PC • Water, sewer and natural gas utilities available (with covenants limiting uses to research/development) RETAIL and RELATED SERVICES LAND USE CLASSIFICATIONS Rural Commercial (RC) This classifi cation includes retail and service-oriented commercial uses intended to provide rural communities with goods and services that meet day-to-day and agricultural-related needs. Location Criteria: Recommended Zoning and Programs: Other Zoning to Consider: • At the intersection of two thoroughfares County’s Rural Area: CR CN (arterial or collector roads) PC as provided in Growth Policy Plan • Rural commercial nodes should generally not exceed more than 300 feet in depth and lots and not extend more than 300 feet away from the intersection

2011 South City Sector Plan • 37 RETAIL and RELATED SERVICES LAND USE CLASSIFICATIONS . . . continued Neighborhood Commercial (NC) This classifi cation includes retail and service-oriented commercial uses intended to provide goods and services that serve the day-to-day needs of households, within a walking or short driving distance. Neighborhood commercial uses may also be accommodated within neighborhood centers (see Mixed Use and Special Districts). Location Criteria: Recommended Zoning and Programs: Other Zoning to Consider: • Generally located at intersections of collectors or arterial City: C-1 SC-1 streets at the edge of or central to a neighborhood County’s Planned Growth Area: CN • New NC should not be zoned for or developed within ½ mile of existing commercial that features sales of day-today goods and services • Automobile-oriented uses (e.g. gas stations or convenience stores) should be located on arterial street at the edge of neighborhood • Should not exceed the depth of the nearby residential lots and not extend more than a block (typically no more than 300 feet) away from the intersection Community Commercial (CC) This land use includes retail and service-oriented development, including shops, restaurants, and what has come to be known as “big box” retail stores; typical service area includes 20,000 to 30,000 residents. Community commercial uses may also be considered within community centers (see Mixed Use and Special Districts). Location Criteria: Recommended Zoning and Programs: Other Zoning to Consider: • Locate at intersection of arterial streets Because of traffi c and lighting impacts (potential glare) and As infi ll development within areas already zoned C-3, C-4, • Sites should be relatively fl at (under 10 percent slope) and buffering needs of surrounding interests, ‘planned zones’ C-5 and C-6 (City), and CA, CB and T (County) with enough depth to support shopping center and ancillary should be used. development. • Vehicular and pedestrian connections should be City: SC-2, PC-1 and PC-2. accommodated between different components of the district (e.g. between stores, parking areas and out-parcel County’s Planned Growth Boundary: PC or SC development) • Infrastructure should include adequate water and sewer services, and major arterial highway access • Community commercial centers should be distributed across the city and county in accordance with recommended standards of the Urban Land Institute

38 • 2011 South City Sector Plan RETAIL and RELATED SERVICES LAND USE CLASSIFICATIONS . . . continued Regional Commercial (RS) This land use includes retail and service-oriented development that meets the needs of residents across Knox County and surrounding areas. Development typically exceeds 400,000 square feet; malls have been a typical form and ‘life-style centers’ (e.g. Turkey Creek) are examples of regional-oriented commercial uses. Regional commercial uses may also be considered in Regional Centers (see Mixed Use and Special Districts). Location Criteria: Recommended Zoning and Programs: Other Zoning to Consider: • Flat sites (under 10 percent slope) Because of the magnitude of the traffi c and environmental As infi ll development within areas already zoned • Locate near interstate interchanges with major arterial impacts, planned zones should be used. C-3, C-4, C-5 in the City highway access CA, CB and SC in the County • Water, sewer, gas and stormwater systems should be City: SC-3, PC-1 and PC-2 capable of handling the development • Vehicular and pedestrian connections should be County’s Planned Growth Boundary: PC accommodated between components of the development General Commercial (GC) This category includes previously developed strip commercial corridors providing a wide range of retail and service-oriented uses. Such land use classifi cation and related zoning should not be extended because of the adverse effects on traffi c-carrying capacity, safety and environmental impacts. Redevelopment of commercial corridors, including mixed use development, should be accommodated under planned or design-oriented zones. Location Criteria: Recommended Zoning and Programs: C-3, C-4, C-5, SC-1, SC, CA and CB for infi ll commercial • Existing commercial areas City: C-6 and PC-1 development in areas previously zoned for commercial uses County’s Planned Growth Area: PC New corridor design overlays when designated as special districts (see Mixed Use and Special Districts) MIXED USE and SPECIAL DISTRICTS Th ere are several types of mixed-use areas: neighborhood, community and regionally-scaled districts and urban corridors. Mixed Use areas can be developed with higher intensity uses because of infrastructure and ability to sustain alternative modes of transportation. Development plan review is crucial. Th ese areas should typically be created with sidewalks. Shared parking may be considered. Automobile and truck-dependent uses, such as heavy industrial, distribution and highway-oriented commercial uses should not be located in neighborhood, community and regional mixed-use centers. Th ere are likely to be several distinctions between types of mixed use designations. Each Sector Plan and the One Year Plan will have a separate section which outlines the intent of each mixed use district and the development criteria for the district. 1. Neighborhood Mixed Use Center (MU-NC) These are the least intense of the proposed mixed use districts. Residential densities of 5 to 12 dus/ac are appropriate within the area. Locations at the intersection of a local street and thoroughfare are generally most appropriate. The surrounding land uses should primarily be planned for low or medium density residential. The buildings of these centers should be designed with a residential character and scale to serve as a complement to the surrounding neighborhoods. Location Criteria: Recommended Zoning and Programs: Other Zoning to Consider: • Flat terrain (slopes generally less than 10 percent) TND-1 Other form- or design-based codes • Currently served by or planned to be served by sidewalks • The location does not include auto and truck-oriented uses such as industrial, strip commercial and warehouse/ distribution uses unless the proposal calls for a redevelopment of such areas • At the intersection of a local street and throughfare • Next to low or medium density residential

2011 South City Sector Plan • 39 MIXED USE and SPECIAL DISTRICTS . . . continued 2. Community Mixed Use Center (MU-CC) These centers are envisioned to be developed at a moderate intensity with a variety of housing types (8 to 24 dus/ac). The core of the district, with its predominant commercial and offi ce uses, should be within ¼ mile of the higher intensity residential uses (such as townhouses and apartments). The district should be located within a ¼-mile radius of an intersection of the thoroughfare system (a collector/arterial or arterial/arterial intersection). In addition to sidewalks, the district should be served by transit. Redevelopment of vacant or largely vacant shopping centers are considerations for these centers. Location Criteria: Recommended Zoning and Programs: Other Zoning to Consider: • Flat terrain (slopes generally less than 10 percent) TC-1, TC Other form- or design-based codes • Areas currently served by or planned to be served by sidewalks • The location does not include auto and truck-oriented uses such as industrial, strip commercial and warehouse/ distribution uses unless the proposal calls for a redevelopment of such areas • Within a ¼-mile radius of an intersection of the thoroughfare system (a collector/arterial or arterial/arterial intersection) • Commercial/offi ce core should be within ¼ mile of the higher intensity residential uses (e.g. townhouses and apartments) • Areas currently served by or planned to be served by sidewalks and transit services 3. Regional Mixed Use Center (MU-RC) These are envisioned to be highest intensity mixed use centers. These districts should be served by sidewalk and transit systems and be located on a major arterial, adjacent to an Interstate highway or adjacent to downtown. Housing densities in the core of such districts can be 24 or more dus/ac. Downtown Knoxville’s Central Business District is a regional mixed use center. Location Criteria: Recommended Zoning and Programs: Other Zoning to Consider: • Flat terrain (slopes generally less than 10 percent) C-2 in the Central Business District (Downtown); an Other form- or design-based codes • Currently served by or planned to be served by sidewalks adaptation of C-2 for the ‘Downtown North’ area (Central City • The location does not include auto and truck-oriented Sector); TC-1, TC or new form-based codes (and regulating uses such as industrial, strip commercial and warehouse/ plans) for other community and regional centers distribution uses unless the proposal calls for a redevelopment of such areas • On a major arterial, adjacent to an interstate highway or adjacent to downtown 4. Urban Corridor Mixed Use (MU-UC) Several street corridors within the city have potential for redevelopment with a mix of retail, restaurants, offi ce and residential uses. Commercial cores should be created at points (nodes) along these corridors, allowing a vertical mix of uses (for example, shops at ground level and apartments above); such nodes should not be more than four blocks long. Location Criteria: Recommended Zoning and Programs: • Corridors should have sidewalks, transit services, street City: form-based or design-based codes trees and related beautifi cation (e.g. South Waterfront) • Capable of sustaining on-street parking along corridor or along side streets

40 • 2011 South City Sector Plan MIXED USE and SPECIAL DISTRICTS . . . continued 5. Special Mixed Use District (MU with reference number) These can include designations to address urban design, pedestrian and transit-oriented development and vertical mixed use in designated areas. The areas may include older portions of the city or county where redevelopment and/or preservation programs are needed for revitalization purposes. Location Criteria: Recommended Zoning and Programs: • Case-by-case analysis is recommended TND-1, TC-1, TC, especially in greenfi eld areas, or form-based or designed-based codes as noted in the Sector Plan and One Year Plan for each of these districts. 6. Special Corridors (CD with reference number) These can include designations to address urban design and environmental concerns along commercial or industrial corridors (where overlays for aesthetic reasons or sidewalks may be recommended, like the Chapman Highway corridor). Other potential corridor designation could include rural/farmland conservation areas. Location Criteria: Recommended Zoning and Programs: • Case-by-case analysis is recommended Should be noted in the Sector Plan and One Year Plan for each of these districts. INDUSTRIAL AND WAREHOUSE/DISTRIBUTION LAND USE CLASSIFICATIONS Light and Heavy Industrial (LI and HI) and Mining (HIM) These classifi cations are typically used to identify older industrial areas, which were intended for manufacturing, assembling, warehousing and distribution of goods. Light industrial uses include such manufacturing as assembly of electronic goods and packaging of beverage or food products. Heavy industrial uses include such processes used in the production of steel, automobiles, chemicals, cement, and animal by-products and are viewed as clearly not compatible with areas designated for residential, institutional, offi ce and retail uses. Quarry operations and asphalt plants are a particular form of heavy industrial, generally located in rural areas. Location Criteria: Recommended Zoning and Programs: Other Zoning to Consider: • Existing industrial areas City: I-1, I-2, I-3 and I-4 (infi ll development, using those • Within one mile of an interstate interchange with access via zones, may be appropriate); C-6, PC-2 and a new planned, County: I (Industrial) zoning should be used in cases standard major collector or arterial streets industrial zone, that requires site plan review, may be involving rezonings to accommodate mining activities and warranted to address environmental and transportation issues should be accompanied by buffering and other conditions to and surrounding community concerns. protect adjacent property owner. County’s Planned Growth Boundary: LI; EC zone should PC, LI, I and CB may be considered for infi ll industrial be used in future development development. Business Park (BP) Type 1 Primary uses are light manufacturing, offi ce and regionally-oriented warehouse/distribution services in which tractor-trailer transportation is to be a substantial portion of the operations. A zoning category which requires site plan review is expected in the development or redevelopment of such areas. Site plans shall address landscaping, lighting, signs, drainage, and other concerns that are raised in the rezoning process. Substantial landscaped buffers are expected between uses of lesser intensity, particularly residential, offi ce and agricultural uses. Location Criteria: Recommended Zoning and Programs: Other Zoning to Consider: • Relatively fl at sites (predominant slopes less than 6 PC percent) out of fl oodplains City: I-1, C-6, PC-2 or a new Planned Industrial Park zone • Relatively large sites (generally over 100 acres) • Away from low and medium density areas or where truck County’s Planned Growth and Rural Areas: EC traffi c would have to go through such areas • Areas with freeway and arterial highway access (generally within two miles of an interchange) • Rail access is a consideration • Can be served with sanitary sewer, water and natural gas

2011 South City Sector Plan • 41 INDUSTRIAL AND WAREHOUSE/DISTRIBUTION LAND USE CLASSIFICATIONS . . . continued Business Park (BP) Type 2: Primary uses are light manufacturing, offi ces, and locally-oriented warehouse/distribution services. Retail and restaurant services, which are developed primarily to serve tenants and visitors to the business park can be considered. A zoning category which requires site plan review is expected in the development or redevelopment of such areas. Site plans must include provisions for landscaping, lighting and signs. Substantial landscaped buffers are necessary between uses of lesser intensity, particularly residential, offi ce and agricultural uses. Location Criteria: Recommended Zoning and Programs: Other Zoning to Consider: • Relatively fl at sites (predominant slopes less than 6 City: I-1, C-6, PC-2 or a new Planned Industrial Park zone PC percent) out of fl oodplains • Relatively large sites (generally over 100 acres) County’s Planned Growth and Rural Areas: EC • Away from low and medium density areas or where truck traffi c would have to go through such areas • Freeway and arterial highway access (generally within two miles of an interchange) • Rail access is a consideration • Sites that can be served with sanitary sewer, water and natural gas PARK, PUBLIC INSTITUTIONAL, OTHER OPEN SPACE & ENVIRONMENTAL PROTECTION LAND USE CLASSIFICATIONS Public Parks and Refuges (PP) This land use classifi cation contains existing parks, wildlife refuges or similar public or quasi-public parks, open spaces and greenways. It also contains quasi-public spaces, which are owned by civic or related organizations. Location criteria is not needed relative to large components of the park system, like community, district and regional parks and refuges; these areas are generally established through capital expenditures or land transfers from state or federal governments. Location Criteria: Recommended Zoning and Programs: Other Zoning to Consider: • Neighborhood parks, squares and commons should be Other zones that allow parks and open space as permitted within ¼ mile of residents in the traditional residential City: OS-1 uses. areas (particularly the ‘Heart of Knoxville’) and within ½ mile of residents within the balance of the city and county’s County’s Planned Growth and Rural Area: OS, E and OC Planned Growth area. • Greenways should be located along or within the fl ood A new zone should be created to designate parks, schools and plains of streams and rivers/reservoirs. Other potential similar institutional lands for both city and county jurisdictions. locations include ridges and utility corridors. Civic/Institutional (CI) Land used for major public and quasi-public institutions, including schools, colleges, the university, churches, correctional facilities, hospitals, utilities and similar uses. Location Criteria: Recommended Zoning and Programs: Other Zoning to Consider: • Existing public uses, other than parks and greenways City and County: New zoning categories for such uses or Other zones that allow civic/institutional as permitted uses. • Quasi-public uses of two acres or more continue to use conventional zones (e.g. O-1, O-2 and OC) Other Open Space (OS) Land uses include cemeteries, private golf courses, and similar uses. Location Criteria: Recommended Zoning and Programs: Other Zoning to Consider: • Existing cemeteries, private golf courses and private open City: OS-1 and a new zone created to designate parks, A-1, and A spaces schools and similar institutional lands County’s Planned Growth and Rural Area: OS, E and OC

42 • 2011 South City Sector Plan PARK, PUBLIC INSTITUTIONAL, OTHER OPEN SPACE & ENVIRONMENTAL PROTECTION LAND USE CLASSIFICATIONS . . . continued Hillside/Ridge Top Protection Areas (HP) This classifi cation is used to identify hillsides, ridges and similar features that have a slope of 15 percent or more. Open space, recreation land or very low density housing (one dwelling unit per two acres) is recommended for slopes exceeding 25 percent. For slopes of 15 to 25 percent, housing densities should not exceed 2 dus/ac). Offi ce uses may also be considered. Building height should not exceed 35 feet. Location Criteria: Recommended Zoning and Programs: Other Zoning to Consider: • Hillsides greater than 15 percent slope City: RP-1, OS-1 and a new hillside protection zoning overlay, Other zones that require use-on-review that has standards for various residential and offi ce land uses and the amount of land disturbance that can take place relative to the degree of slope. County’s Planned Growth and Rural Areas: OS, E, A (on slopes less than 15 percent) and PR; a new hillside protection zoning overlay, that has standards for various residential and offi ce land uses and the amount of land disturbance that can take place relative to the degree of slope. Stream Protection Areas (SP) Typically these are areas which are subject to fl ooding. Such areas include both the fl oodway, which carries the signifi cant portion of stormwater, and the 500-year fl ood fringe, which the city and county govern with various stormwater regulations. Location Criteria: Recommended Zoning and Programs: • Floodways and fl ood fringes City: F-1 and ‘planned zones’ (such as RP-1 and PC-1), which entail site plan review. County’s Planned Growth Area: F and ‘planned zones’ (such as PR and PC), that require site plan review to address fl ooding and stream protection issues Water (W) Typically includes the French Broad River, Holston River, Fort Loudoun Lake/Tennessee River, and Melton Hill Lake/Clinch River. Location Criteria: Recommended Zoning and Programs: • Rivers, TVA reservoirs City: F-1 County: F Major Rights of Way (ROW) Generally, the rights-of-way of interstates and very wide parkways and arterial highways are depicted on the future land use map.

2011 South City Sector Plan • 43 APPENDIX B: Form-based Code Guidelines from the Vestal Site Improvement Plan

Introduction the experience of pedestrians at street level. existing C-2 zoning, or buildings may be This chapter includes guidelines for development Creating pedestrian-scale buildings, especially “stepped back” on upper Á oors with lower and preservation of buildings in the project area at street level, can reduce the perceived mass Á oors meeting the sidewalk edge. that can be the basis of a form based code. The of buildings. The use of “human scale” design 3. Use building materials, signs and awnings that other parts of the form code are the design of elements is necessary to create buildings that respond to the human scale in order to reduce streets and public spaces that were outlined in respond to pedestrians and create a comfortable the mass of buildings as experienced at street Section 4. environment. level. 4. Divide larger buildings into modules that are Private Development Guidelines Guidelines include: similar in scale to traditional “downtown” 1. Maintain a pedestrian-scaled environment. buildings. Buildings should be designed with Building Mass, Scale and Form 2. Foster air circulation and sunlight penetration a recognizable base, middle and top on all Building form should reinforce the character of around new buildings. Buildings may be exposed elevations. downtown Vestal as an urban setting and enhance designed with open space, as allowed under 5. Avoid blank walls along street-facing elevations.

Some of the early Vestal commercial buildings are good examples for creating the form code

44 • 2011 South City Sector Plan Building Location buildings are experienced by pedestrians at a close Sustainable Features It is important to establish a strong relationship proximity. among buildings, sidewalks and streets. This is Guidelines include: typically accomplished through consistent setbacks Guidelines include: 1. New construction and major renovation that locate buildings on the same line. 1. Encourage À rst Á oor uses that draw walk- projects should include sustainable design in trafÀ c. (Businesses that do not require features. The US Green Building Council Guidelines include: pedestrian trafÀ c should be located on other LEED Rating System should be followed. 1. Maintain sight lines to historic buildings that Á oors.) CertiÀ cation is encouraged. were originally located in an open setting, 2. Enhance pedestrian interest in commercial providing setbacks for new buildings next to and ofÀ ce buildings by creating a largely Ground Floor Doors And Windows historic structures in order to preserve views. transparent and consistent rhythm of Entrances and ground Á oor windows should 2. Design plazas to be pedestrian-friendly. entrances and windows. foster pedestrian comfort, safety and orientation. Provide human-scale amenities and include 3. Scale À rst Á oor signs to pedestrians. landscaping. 4. Differentiate the architectural features of Guidelines include: ground Á oors from upper Á oors. 1. Use a consistent rhythm of openings, Architectural Character 5. Encourage the use of “green roofs” and other windows, doorways and entries. Buildings should be visually interesting to invite sustainable practices. 2. Orient primary front entrances to the main exploration by pedestrians. This is important as street. Secondary entrances should be clearly deÀ ned and oriented to streets or alleys as appropriate. 3. Buildings that are along the streams should have a “face” to the stream side. 4. Design entrances according to the proportions of the building’s width and height. 5. Consider corner entrances at the end of blocks. 6. Require a transparency standard for windows at the pedestrian level. The form code concept for locating new buildings.

2011 South City Sector Plan • 45 Residential Buildings Mechanical Equipment And Service 3. Consider sound-buffering mechanical units. Privacy and safety are concerns with solely Utilities 4. Locate utility connections and service boxes residential buildings where residential units meet Utilities can include telephone and electrical lines, on secondary walls. the sidewalk. Mixed use buildings, with apartments ventilation systems, gas meters, air conditioners, 5. Reduce the visual impacts of trash storage and above shops or ofÀ ces, can avoid these challenges À re protection and telecommunication and alarm service areas by locating them at the rear of a and add vitality to downtown Vestal. systems. Adequate space for these utilities should building or off of an alley, when possible. be planned in a project from the outset and they 6. Screen dumpsters from view. Guidelines include: should be designed such that their visual and noise 7. Locate satellite dishes out of public view. 1. Design entrances to residential buildings so impacts are minimized. 8. Allow solar panels and other sustainable that access is separated from the pedestrian technological advances on rooftops and other Á ow on the sidewalk. Guidelines include: unobtrusive locations. 2. Encourage the development of mixed use 1. Minimize the visual impact of mechanical buildings with apartments over lower story equipment. commercial uses. 2. Do not locate units on a primary facade.

A view from the plaza: examples of what a form code could accomplish

46 • 2011 South City Sector Plan APPENDIX C: Town Center Concept from the Chapman Highway Corridor Study

Existing Conditions Auto-oriented regional arterial is inhospitable to pedestrians. The street is wider than it needs to be; signage and lighting are oversized. Despite being located on a major transportation corridor, land uses are low-intensity and underutilized. Driveways invade what little pedestrian space exists. Parking lots along the street and blank-walled buildings form a public space that is unattractive.

Phase I Public improvements in the streetscape and pedestrian environment are coupled with changes in land use policy. Higher intensity, mixed-use developments are attracted to the corridor. New buildings are placed next to the street, on-street parking is provided and off-street parking is located in the rear. A landscaped median adds definition to the corridor, and the former parking lot entrance is converted to a street. Building placement and the mix of ground-floor commercial and upper-story office uses bring pedestrian activity to the sidewalk, which is made pleasant and interesting by building design details. Street trees and on-street parking buffer pedestrians from traffic.

Phase II A new housing development with apartments above office and retail on the ground floor frames the street and provides a smooth transition to the adjacent neighborhoods by transitioning to street- fronting townhouses. The increased land use activity has generated greater demand for transit services. A bulbout-style bus stop is added, along with other features to speed bus operations. Through incremental improvements, the street has become a place – it has evolved into a vibrant mixed-use corridor serving as a center of activity and commerce for surrounding neighborhoods.

2011 South City Sector Plan • 47 APPENDIX D: South City Sector – Knoxville Street Tree Master Plan

Legend Special District

Areas requiring special attention Replace concrete filled medians with trees and ground cover Plant trees at interchanges, underpasses, and overpasses Gateway planting Conserve trees/woodlands, weed invasives Conserve trees/woodlands Plant trees within outside limit of right-of-way Plant trees in yards of adjoining property Create planting space within right-of-way or adjoining property Plant small, native trees under utility lines Potential for small or medium native trees in narrow planting strips (2'-4') Widen sidewalks and plant trees/Plant trees within sidewalks Redesign parking lot to include trees with redevelopment See individual corridor study for recommendations South Knox Blvd Road improvement in next 10 years

E G D I R N A M P A H C

E G D I N R I T A S N R E OU G M D N O W O R B R 1 inch = 4,000 feet 0 2,000 4,000 8,000

Approximate Scale in Feet

48 • 2011 South City Sector Plan