Knoxville South Waterfront CREATING an ACTIONABLE and INSPIRATIONAL VISION

Knoxville South Waterfront CREATING AN ACTIONABLE AND INSPIRATIONAL VISION

FORM BASED DEVELOPMENT CODE Regulations for Designing the South Waterfront

ADOPTED BY THE KNOXVILLE CITY COUNCIL FEBRUARY 27, 2007 ORDINANCE O-29-07

EFFECTIVE DATE: MARCH 16, 2007

. CITY OF KNOXVILLE, TENNESSEE . REVISIONS TABLE

DATE ORDINANCE DESCRIPTION

2/27/2007 O-29-07 Inital Adoption 2/27/2007 O-30-07, O-31-07, City of Knoxville Zoning Ordinance Amendments O-32-07, O-33-07 Related to SW Code CONTENTS

1. INTRODUCTION 1-1 to 1-2

2. ADMINISTRATION 2-1 to 2-12

3. VISION PLAN & REGULATING PLAN 3-1 to 3-9

4. PROPERTY DEVELOPMENT STANDARDS BY DISTRICT 4.1-1 to 4.7-10

SW1: OLD SEVIER & SCOTTISH PIKE 4.1-1 to 4.1-10

SW2: RIVER ROAD, GOOSE CREEK ROW & ISLAND HOME AVENUE 4.2-1 to 4.2-10

SW3: SEVIER AVENUE 4.3-1 to 4.3-10

SW4: CITY VIEW, CAMPUS COVE & QUAY VILLAGE 4.4-1 to 4.4-10

SW5: BELL TOWER WALK 4.5-1 to 4.5-10

SW6: HENLEY GATEWAY 4.6-1 to 4.6-10

SW7: WATERFRONT MARKETPLACE 4.7-1 to 4.7-10

5. GENERAL DEVELOPMENT STANDARDS 5-1 to 5-6

6. STREETSCAPE STANDARDS 6-1 to 6-11

7. RIVERSCAPE STANDARDS 7-1 to 7-3

8. STREAM BUFFER STANDARDS 8-1 to 8-2

9. MARINAS STANDARDS 9-1 to 9-5

GLOSSARY & DEFINITIONS i-vii INTRODUCTION

WHAT ARE FORM BASED DEVELOPMENT CODES?

Form-Based Coding is different than traditional zoning. Traditional zoning regulates development primarily by use (housing, industry, commercial) where districts are ﬁlled by a primary use category. This categorization makes mixed-use, pedestrian-oriented development difﬁcult (or even illegal). Traditional zoning results in dispersed land uses with few centers, excessive land consumption and pedestrian unfriendly streets.

Form-based codes de-emphasize land use in favor of building form and typology. They encourage a greater mix of uses and housing types and place stronger emphasis on the design of the public realm. In addition, greater public participation in the coding process will enable all parties involved to have a better understanding of the outcome of future development. Form based codes are also more graphic-intense and easier for people to understand than traditional zoning.

The intent of these codes is to provide a blue-print for future development that allows for greater certainty in determining the outcome for growth. The Knoxville South Waterfront Vision Plan represents a possible vision for future growth. These codes are written to tailor future development in such a way as to assist in creating an environment that achieves this vision.

The three-mile long Knoxville South Waterfront has been divided into SEVEN DISTRICTS, identiﬁed in this document as SW1 - SW7 [SW = South Waterfront]. Each district has its own opportunities, scale and character that should be preserved and enhanced with new development.

COMPONENTS OF THE CODE:

The Knoxville South Waterfront Form Based Development Code (otherwise referred to herein as “The Form Based Code” or “the Code”) is a legal document that regulates land-development, setting careful and clear controls on building form--with broad parameters on building use--to shape well deﬁned public space (streets, neighborhoods and parks) with a healthy mix of uses. With proper urban form, a greater integration of building uses is natural and comfortable. The Form Based Code uses simple graphic prescriptions for parameters for block layout, buildings siting and conﬁguration, ancillary structures and outdoor spaces, building frontages, off street parking and loading, external elements, and stormwater systems and sustainability to address the basic necessities for forming quality public space.

While the Knoxville South Waterfront Form Based Code provides a citizen-endorsed urban design for the improvement of all properties in designated areas, conﬁgurations shown for the Light Rail Transit systems are shown only for illustrative purposes and no commitment has yet been made by the City and/or a transit service operator.

The Knoxville South Waterfront Form Based Code is comprised of: Introduction, Administration, Vision Plan and Regulating Plans, Property Development Standards by District, General Development Standards, Streetscape Standards, Riverscape Standards, Stream Buffer Standards, Marina Standards, Glossary & Deﬁnitions, and the Appendix.

1-1 HOW TO USE THIS GUIDE

FORM BASED CODE DEVELOPMENT PROCEDURE:

1. Review the Administration section in order to gain an understanding of the purpose of the code, its applicability to your speciﬁc site, as well as the approval and administrative process.

2. Review the Vision Plan for overall design principles.

3. Review the Regulating Plan to identify your property location and the corresponding SW color/number.

4. Continue to the detailed Regulating Plan sheets to learn about new road alignments, right of ways, developable area and set backs, as they apply to your site.

5. Review the Vision Statement & Precedents to gain an understanding of the future potential and character envisioned for the area. Refer back to the Vision Plan to gain an understanding of neighborhood context.

6. Follow the Property Development Standards in the recommended order of categories, to gain an understanding of site design, requirements, constraints and opportunities.

7. Review the General Applicable Standards to learn about the development standards that are consistent across all districts.

8. Identify additional adjoining public spaces and comply with additional standard sections if applicable: Streetscape Standards, Riverscape Standards, Stream Buffer Standards, Marinas Standards.

9. Reference the Glossary & Deﬁnitions for deﬁnitions as you follow the Property Development Standards ` section.

10. Proceed to the Appendix for permit application submittal.

1-2 ADMINISTRATION 1.0 GENERAL PROVISIONS

1.1 APPLICABILITY The requirements of this section apply to all development within the South Waterfront District as designated on the Zoning Map (See Article 3, Section 2).

1.2 PURPOSE The South Waterfront District carries out the policies of the South Waterfront Vision Plan by regulating development and land uses within the City’s designated South Waterfront, consistent with the Vision Plan. More speciﬁcally, the South Waterfront District is intended to:

A. Providestandards for the continuing orderly growth and development that will assist in enhancing and maintaining a distinct community identity;

B. Create a comprehensive and stable pattern of development and land uses upon which to plan transportation, water supply, sewerage, energy, and other public facilities and utilities;

C. Ensurethat proposed development is of human scale, pedestrian-oriented, energy conserving, and is designed to create attractive streetscapes and pedestrian spaces;

D. Minimizeautomobile congestion through pedestrian-oriented development, compact community form, safe and effective trafﬁc circulation, and adequate parking facilities; and

E. Ensurecompatibility between different types of development and land uses.

1.3 CONFLICTING PROVISIONS Wherever there appears to be a conﬂict between these district regulations and other requirements of the Zoning Ordinance or the Knoxville and Knox County Subdivision Regulations, these district regulations shall prevail. For development standards not covered in these district regulations, additional requirements may apply.

2-1 ADMINISTRATION 2.0 ADMINISTRATION

2.1 SUMMARY OF REVIEW AUTHORITY

Administrative Metropolitan Board of City Cross- Administrator Review Planning Zoning Coucil reference Committee Commission Appeals Zoning Clearance Administrator BZA Decision 2.5 Review Appeal Appeal Development Administrator BZA Decision Review 2.6 Plan Review Appeal Appeal

Alternative MPC 2.7 Compliance Review Review Decision Appeal Review Written Administrator BZA Decision 2.8 Interpretations Appeal Appeal

South Waterfront Administrator Review

Pre-Application FOR SINGLE FAMILY Conference OR DUPLEX HOUSING Zoning Application Clearance Submittal Review

ARC

City Engineering Parks and Recreation Fire Department Public Services Knoxville Utility Board Stormwater Engineering Plans Review and Inspection Traffic Engineering Metropolitan Planning Commission Administrative Review Committee

Development Plan Review Alternative Compliance Review

Administrative MPC Deviation By Right

MODEST VARIATIONS MEETS ALL CRITERIA Alternative Compliance

2-2 ADMINISTRATION 2.0 ADMINISTRATION

2.2 SOUTH WATERFRONT ADMINISTRATOR

2.2.1 Authority The South Waterfront Administrator is responsible for the day-to-day administration and enforcement of these district regulations and is speciﬁcally authorized to approve applications for Zoning Clearance pursuant to 2.5.

2.2.2 Delegation of Authority The South Waterfront Administrator may designate any Metropolitan Planning Commission staff member to represent the Administrator in any function assigned by these district regulations. The South Waterfront Administrator shall remain responsible for any ﬁnal action.

2.3 SOUTH WATERFRONT ADMINISTRATIVE REVIEW COMMITTEE

2.3.1 Authority The City Council has delegated review of Development Plans and application to the South Waterfront Administrative Review Committee pursuant to 2.6.The South Waterfront Administrator shall serve as chairman of the South Waterfront Administrative Review Committee and shall be responsible for all ﬁnal actions.

2.3.2 Composition In addition to the South Waterfront Administrator, the South Waterfront Administrative Review Committee shall consist of a representative from the following entities: A. CivilEngineering B. FireDepartment C. KnoxvilleUtility Board D. MetropolitanPlanning Commission E. PlansReview and Inspection F. Parksand Recreation G. PublicServices H. StormwaterEngineering I. Trafﬁc Engineering

2.4 COMMON REVIEW PROCEDURES

2.4.1 Pre-Application Conference A. Priorto completion of project design and formal submittal of required application, the South Waterfront Administrator shall schedule a pre-application conference with the applicant to discuss the procedures, standards and regulations.

B. Arequest by a potential applicant shall be accompanied by preliminary project plans and designs and the required ﬁling fee.

C. TheSouth Water Administrator shall inform the applicant of requirements as they apply to the proposed project, provide a preliminary list of issues that will likely be of concern during formal application review, suggest possible modiﬁcations to the project, and identify any technical studies that may be necessary for the review process when a formal application is submitted. Any discussions held shall not be binding for either the applicant or the City.

2-3 ADMINISTRATION 2.0 ADMINISTRATION

2.4.2 Application Requirements A. Forms Applications required under these district regulations shall be submitted to the South Waterfront Administrator on forms and in such numbers as required by the Metropolitan Planning Commission.

B. Fees Filing fees shall be established from time to time to defray the cost of processing the application, as listed with the Metropolitan Planning Commission, as adopted by the City Council. Before review of an application, all associated fees shall be paid in full.

C. Completeness Review 1. Allapplications shall be sufﬁcient for processing before the South Waterfront Administrator is required to review the application. Within 10 working days of the receipt of the application, the South Waterfront Administrator shall notify the applicant in writing whether or not the application is complete or whether additional information is required.

2. Anapplication shall be sufﬁcient for processing when it contains all of the information necessary to decide whether or not the development as proposed will comply with all of the requirements of these district regulations.

3. Thepresumption shall be that all of the information required in the application forms is necessary to satisfy the requirements of these district regulations. However, it is recognized that each application is unique, and therefore more or less information may be required according to the needs of the particular case. The applicant may rely on the recommendations of the South Waterfront Administrator as to whether more or less information should be submitted.

4. Uponreceipt of a complete application, the South Waterfront Administrator shall review the application and may confer with the applicant to ensure an understanding of the applicable requirements of the district regulations; that the applicant has submitted all of the information they intend to submit; and that the application represents precisely and completely what the applicant proposes to do.

D. Concurrent Applications 1. Applicationsmay be ﬁled and reviewed concurrently, at the option of the applicant. Any application that also requires a variance shall not be eligible for ﬁnal approval until the variance has been granted.

2. Applicationssubmitted concurrently are subject to approval of all other related applications; denial or disapproval of any concurrently submitted application shall stop consideration of any related applications until the denied or disapproved application is resolved.

2-4 ADMINISTRATION 2.0 ADMINISTRATION

2.5 ZONING CLEARANCE REVIEW

South Waterfront Administrator Review

Pre-Application FOR SINGLE FAMILY Conference OR DUPLEX HOUSING Zoning Application Clearance Submittal Review

2.5.1 Purpose Zoning Clearance review is intended to ensure that all single-family houses and duplexes comply with the requirements of these district regulations.

2.5.2 Applicability Zoning Clearance is required for the construction of, or major addition to (greater than 50 percent of existing square footage), a single-family house or duplex on an individual lot. A. Wherean administrative deviation is requested, the application shall be reviewed pursuant to 2.6,Development Plan Review.

B. Wherea variance is requested it shall be granted by the Board of Zoning Appeals in accordance with Article 7, Section 2,Variances, prior to approval of an application for Zoning Clearance.

2.5.3 Authority The South Waterfront Administrator is authorized to approve applications for Zoning Clearance within the South Waterfront District. No building permit shall be issued or structure or building erected, and no existing building or structure shall be altered, remodeled, or enlarged or extended until the South Waterfront Administrator has approved the application for Zoning Clearance.

2.5.4 Pre-Application Conference An applicant requesting Zoning Clearance shall schedule a pre-application conference in accordance with 2.4.1.

2.5.5 Application Requirements An application for Zoning Clearance shall be submitted in accordance with 2.4.2,Application Requirements.

2.5.6 South Waterfront Administrator Action A. Uponsubmission of a completed application, the South Waterfront Administrator shall review the application for consistency with the requirements of these district regulations.

B. Within 10 working days after the application has been determined complete, the South Waterfront Administrator shall approve or deny the application for Zoning Clearance.

2-5 ADMINISTRATION 2.0 ADMINISTRATION

2.5.7 Approval Criteria In approving an application for Zoning Clearance, the South Waterfront Coordinator shall consider the following: A. Compliance with all applicable district standards; B. Compliance with all applicable Zoning Ordinance standards; and C. Compliance with all applicable Subdivision regulations.

2.5.8 Modiﬁcations to Approved Applications The South Waterfront Administrator has the authority to grant modiﬁcations to approved applications for Zoning Clearance in accordance with the provisions of this section.

2.5.9 Effect of Zoning Clearance Approval Approval of Zoning Clearance shall permit the applicant to apply for any other permits and approvals including, but not limited to, those permits and approvals required by this Zoning Ordinance, the Subdivision regulations, or the Building Code.

2.5.10 Appeals Any person, ﬁrm or corporation aggrieved by any decision of the South Waterfront Administrator may appeal the decision to the Board of Zoning Appeals pursuant to Article 7, Section 1C.

2-6 ADMINISTRATION 2.0 ADMINISTRATION

2.6 DEVELOPMENT PLAN REVIEW

South Waterfront Administrator Review

Pre-Application FOR SINGLE FAMILY Conference OR DUPLEX HOUSING Zoning Application Clearance Submittal Review

ARC

Development Plan Review

Administrative Deviation By Right

MODEST VARIATIONS MEETS ALL CRITERIA

2.6.1 Purpose Development Plan review is intended to ensure that all multifamily and nonresidential development complies with the requirements of these district regulations.

2.6.2 Applicability Except for houses and duplexes on individual lots, all proposed development, including new construction or expansion of an existing structure or building, is subject to the Development Plan review process as set forth below.

2.6.3 Authority The South Waterfront Administrator, with review by the South Waterfront Administrative Review Committee, is authorized to approve Development Plans within the South Waterfront District. No building permit shall be issued or structure or building shall be erected, and no existing building or structure shall be altered, remodeled, or enlarged or extended until the South Waterfront Administrator has approved the Development Plan.

2.6.4 Pre-Application Conference An applicant requesting Development Plan approval shall schedule a pre-application conference in accordance with 2.4.1.

2.6.5 Application Requirements An application for Development Plan review shall be submitted in accordance with 2.4.2, Application Requirements.

2-7 ADMINISTRATION 2.0 ADMINISTRATION

2.6.6 South Waterfront Administrator Action A. Uponsubmission of a completed application, the South Waterfront Administrator shall schedule the Development Plan for review by the South Waterfront Administrative Review Committee. The South Waterfront Administrative Review Committee shall review the Development Plan for consistency with the requirements of these district regulations.

B. Uponcompletion of the technical review, the South Waterfront Administrator may meet with the applicant to discuss any changes in development design.

C. Within 20 working days after the application has been determined complete, the South Waterfront Administrator shall determine whether the Development Plan conforms to all applicable requirements of these district regulations.

2.6.7 Approval Criteria In approving a Development Plan, the South Waterfront Administrator shall consider the following: A. Recommendationsfrom the South Waterfront Administrative Review Committee; B. Compliance with all applicable district standards; C. Compliance with all applicable Zoning Ordinance standards; D. Compliance with all applicable Subdivision regulations; E. Compliance with the Major Road Plan; and F. Compliance with the One Year Plan.

2.6.8 Administrative Deviations A. Authority During the Development Plan review process, the South Waterfront Administrator is authorized to approve limited administrative deviations to certain provisions of these district regulations, where, owing to special conditions, strict enforcement would be physically impractical. This optional process shall occur only where the applicant requests an administrationdeviation to a standard as speciﬁed below.

B. PermittedDeviations The South Waterfront Administrator shall review the request in light of the intent and purpose of the district requirements. The South Waterfront Administrator is authorized to approve an administration deviation for the following standards: 1. Buildingand Siting Conﬁguration a. Front Setback – increase or decrease of up to ten percent of the permitted setback. b. Frontage at Setback (minimum percentage of build-to) – reduction of up to ﬁve percent of required length. c. SideSetback – reduction of up to 50 percent of the required minimum setback.

C. UnlistedStandards Any request for relief from a required standard, other than those listed above, shall be reviewed by the Board of Zoning Appeals in accordance with Article 7, Section 2, Variances.

2.6.9 Modiﬁcations to Approved Development Plans The South Waterfront Administrator, with review by the South Waterfront Administrative Review Committee, has the authority to grant modiﬁcations to approved Development Plans in accordance with the provisions of this section.

2-8 ADMINISTRATION 2.0 ADMINISTRATION

2.6.10 Effect of Development Plan Approval Approval of a Development Plan shall permit the applicant to apply for any other permits and approvals including, but not limited to, those permits and approvals required by this Zoning Ordinance, the Subdivision regulations, or the Building Code.

2.6.11 Appeals Any person, ﬁrm or corporation aggrieved by any decision of the South Waterfront Administrator may appeal the decision to the Board of Zoning Appeals pursuant to Article 7, Section 1C.

2.7 ALTERNATIVE COMPLIANCE REVIEW

South Waterfront Administrator Review

Pre-Application FOR SINGLE FAMILY Conference OR DUPLEX HOUSING Zoning Application Clearance Submittal Review

ARC

Alternative Compliance Review

MPC

Alternative Compliance

2.7.1 Purpose Alternative Compliance is intended to permit innovative, high quality developments that would not otherwise be allowed under a strict interpretation of the district regulations but nevertheless comply with the intent of the Vision Plan. The Alternative Compliance mechanism is also intended to provide a review process for requests by applicants for reconstruction or expansion of certain nonconforming structures in which nonconforming industrial uses operate in the SW2, SW3, SW4, SW5, SW6, or SW7 districts.

2.7.2 Authority The South Waterfront Administrator, with review by the South Waterfront Administrative Review Committee, is authorized to approve applications for Alternative Compliance within the South Waterfront District. No building permit shall be issued or structure or building shall be erected, and no existing building or structure shall be altered, remodeled, or enlarged or extended until the South Waterfront Administrator has approved the application for Alternative Compliance.

2-9 ADMINISTRATION 2.0 ADMINISTRATION

2.7.3 Applicability Any development that does not meet the requirements of 2.5,Zoning Clearance or 2.6, Development Plan Review, or Article 7, Section 2,Variances may submit an application for Alternative Compliance.

2.7.4 Pre-Application Conference An applicant requesting Alternative Compliance shall schedule a pre-application conference in accordance with 2.4.1.

2.7.5 Application Requirements An application for Alternative Compliance shall be submitted in accordance with 2.4.2, Application Requirements.

2.7.6 South Waterfront Administrator Action A. Uponsubmission of a completed application, the South Waterfront Administrator shall schedule the application for review by the South Waterfront Administrative Review Committee. The South Waterfront Administrative Review Committee shall review the application for consistency with the requirements of these district regulations.

B. Uponcompletion of the technical review, the South Waterfront Administrator may meet with the applicant to discuss any changes in development design.

C. TheSouth Waterfront Administrator shall prepare a report that reviews the application in light of comments provided by the South Waterfront Administrative Review Committee, and in light of the South Waterfront Vision Plan and the general requirements of these district regulations. The report and any related application materials shall be forwarded to the Metropolitan Planning Commission.

2.7.7 Metropolitan Planning Commission Action A. TheMetropolitan Planning Commission shall hold a public hearing subsequent to notiﬁcation consistent with its Administrative Rules and Procedures.

B. Within 25 working days after the application has been determined complete, the Metropolitan Planning Commission shall approve or disapprove the application, or send the application back to the South Waterfront Administrative Review Committee for additional consideration.

C. Inthe exercise of its approval, the Metropolitan Planning Commission may impose such conditions regarding the location, character or other features of the proposed buildings as it may deem advisable in the furtherance of the general purposes of the South Waterfront Vision Plan.

2.7.8 Approval Criteria A. Inreviewing an application for Alternative Compliance in cases other than applications concerning reconstruction or expansion of nonconforming structures in which nonconforming industrial uses operate in the SW2, SW3, SW4, SW5, SW6 or SW7 districts, the Metropolitan Planning Commission shall consider the following: 1. Consistency with the South Waterfront Vision Plan; 2. Thatthe development will not have a substantial or undue adverse effect upon the neighborhood, the character of the South Waterfront area, trafﬁc conditions, parking, public infrastructure, and other matters affecting the public health, safety and general welfare; 3. Thatthe development will be constructed and operated to be compatible with the neighborhood;

2-10 ADMINISTRATION 2.0 ADMINISTRATION 4. Thatthe proposed development can be adequately served by public facilities; 5. Thatthe proposed development will not result in the destruction, loss, or damage of any signiﬁcant natural, scenic, or historical district, site, or feature; 6. Compliance with all applicable district standards, including height; 7. Compliance with all applicable Zoning Ordinance standards; 8. Compliance with all applicable Subdivision regulations; 9. Compliance with the Major Road Plan; and 10. Compliance with the One Year Plan.

B. Inreviewing an application for Alternative Compliance, in cases concerning nonconforming structures in which nonconforming industrial uses operate in the SW2, SW3, SW4, SW5, SW6, or SW7 districts, the Metropolitan Planning Commission shall consider the following: 1. Thatthe application concerns such nonconforming structures that are proposed to be reconstructed due to a voluntary or involuntary destruction of 50 percent or more of their value, or that are proposed to be expanded; and 2. Thatthe application only concerns the reconstruction or expansion of such structures that the South Waterfront Administrator has determined are not addressed by the dimensional, locational, or building design requirements applicable in the SW2, SW3, SW4, SW5, SW6, or SW7 districts; and 3. Thatthe application demonstrates that the design of the proposed structures is compatible with the existing structures on the property and, to the maximum extent feasible, with the intent of the dimensional, locational, or building design requirements applicable in the SW2, SW3, SW4, SW5, SW6, or SW7 districts.

2.7.9 Modifications to Approved Applications A. MinorModifications The South Waterfront Review Administrative Review Committee has the authority to grant minor modifications to an approved application. The applicant shall file a written application for such amendment with the South Waterfront Administrator. Minor modifications shall include, but not be limited to the following: 1. Aless than five percent change in floor area, number of units, parking area, or parking spaces; and 2. Aten percent decrease in open space; and 3. Theminor relocation of any structure, dedicated street, easement, or landscape screen in any direction from the location shown on the approved application unless deemed by the South Waterfront Administrator to significantly alter the approved application.

B. MajorModiﬁcations If the proposed amendment is not considered a minor modiﬁcation, the approved application shall be amended in accordance with the procedures and standards that governed its original approval.

2.7.10 Appeals Any person, ﬁrm or corporation aggrieved by any decision of the Metropolitan Planning Commission may petition the decision to the City Council. Such petition shall be in writing and shall state: A. Thename of the owner of the subject property.

B. Adescription of the subject property, including the City Block and Parcel or lot number.

C. Astatement of the petitioner’s interest in the matter, including a description of affected property owned by petitioner where petitioner is not the owner of the subject property.

2-11 ADMINISTRATION 2.0 ADMINISTRATION

D. Astatement of the reason appeal, including a map of the zoning of all property located within 300 feet of the subject property.

E. Thepetition shall be ﬁled with the Metropolitan Planning Commission not more than 15 working days from the date of the Metropolitan Planning Commission decision to be considered and shall be scheduled for public hearing before City Council at the earliest date possible consistent with these regulations.

F. Allsuch petitions shall be submitted on forms available at the Metropolitan Planning Commission.

G. MetropolitanPlanning Commission shall mail a copy of such petition by certiﬁed mail return receipt requested to any opposing, adverse party who registered as such at the time the matter was heard by Metropolitan Planning Commission.

H. TheCity Council shall consider de novo in public hearing and may afﬁrm, modify, impose restrictions or overrule the action of the Metropolitan Planning Commission

2.8 WRITTEN INTERPRETATIONS

2.8.1 Applicability When uncertainty exists, the South Waterfront Administrator, after consultation with the City Attorney, shall be authorized to make all interpretations concerning the provisions of these district regulations.

2.8.2 Application Requirements An application for a written interpretation shall be submitted in accordance with 2.4.2, Application Requirements.

2.8.3 South Waterfront Administrative Review Committee Action A. TheSouth Waterfront Administrator shall review and evaluate the request in light of the text of these district regulations, the Zoning Map, the South Waterfront Vision Plan and any other relevant information;

B. Following completion of staff review, the South Waterfront Administrator shall render an opinion.

C. Theinterpretation shall be provided to the applicant in writing.

2.8.4 Ofﬁcial Record The South Waterfront Administrator shall maintain an ofﬁcial record of all interpretations and shall provide a copy of all interpretations to the City Attorney. The record of interpretations shall be available for public inspection during normal business hours.

2.8.5 Appeals Any person, ﬁrm or corporation aggrieved by any decision of the South Waterfront Administrator may appeal the decision to the Board of Zoning Appeals pursuant to Article 7, Section 1C.

2-12 VISION PLAN

Excerpted from the VISION PLAN EXECUTIVE SUMMARY

The Knoxville South Waterfront Vision and Action Plan is an effort to develop, through extensive public involvement, a coordinated plan and realistic series of prioritized actions to improve the waterfront area across from the downtown. The intent of the project is to revitalize the South Waterfront to a level that it is recognized as a citywide asset, attraction, and destination, while still preserving what makes the riverfront special to the neighborhoods.

The plan is not intended to be rigid and inﬂexible. It has been subjected to extensive review, discussion, and revision from all levels of government, local business and local communities. Three public workshops during the visioning process were well attended, with the ﬁnal workshop drawing more than 500 people. The basic framework of the plan describes a series of public transportation and open space improvements designed to allow access and views to the water throughout the South Waterfront. The plan is designed to accommodate a realistic range of market driven redevelopment over the next 20 years.

The Vision Plan was adopted by the City Council on April 25, 2006.

THE GROWTH STRATEGY FOR THE KNOXVILLE SOUTH WATERFRONT FOR THE NEXT 20 YEARS INCLUDES THE FOLLOWING:

Type of development Estimated Market Study Demand Vision Plan Approximate Capacity Residential 2,200 units 2,200 units Retail 60,000 square feet 420,000 square feet Restaurant / Entertainment 30,000 square feet 60,000 square feet Ofﬁce 400,000 square feet 1,000,000 square feet Hotel 100 rooms 160 rooms Marina 225 slips 225 slips Cultural / Civic Institutions 135,000 square feet 135,000 square feet Whitewater Kayak Park 1 course on Quarry Garages 700 cars On-street Parking 790 cars Off-street Parking Lots 450 cars New Roads 11,750 linear feet Existing Roads - Upgrades 11,000 linear feet New Parks, Greenways 51.3 acres

3-1 1.3PROPERTY DEVELOPMENT SW1 4.1-1 VISION & INTENT

Ridge Line / Phase II

0 200’ 400’ 800’

The Old Sevier and Scottish Pike areas are envisioned to conserve the “small town, neighborhood” atmosphere. New developments in these areas are encouraged to preserve and extend the existing neighborhood character and to maintain a complementary scale and density. Large-scale assemblage of residential properties or any commercial uses are prohibited. Suggested building types include detached houses, cottages, duplex houses, attached townhouses and rowhouses.

New street alignments in combination with the existing roads define important access and view corridors to the river and the bluffs. The completed road network establishes a “figure eight” loop by adding a new rail underpass to connect to August Avenue en route to Vestal. The road network links Blount Avenue to the new River Road (east of the Gay Street Bridge) then to Sevier Avenue and Augusta Avenue. In order to alleviate Blount Avenue from congestion associated with new development, improvements to Augusta Avenue change the character of this street from a tertiary street to a significant boulevard with a bus route and close relationship to the rail line. Scottish Pike will enjoy new access to Fort Dickerson Park and a newly landscaped green corridor of Goose Creek. Proposed street right-of-ways improve pedestrian circulation as well as integrate street trees.

4.1-1 1.3PROPERTY DEVELOPMENT SW1 4.1-2 CHECK LIST

Complies with Complies Administrative Does Not N/A Deviation Comply VISION & INTENT Statement DEVELOPMENT STANDARDS Existing Conditions Topography Existing Trees 100-Year Flood Lines 500-Year Flood Lines Environmental and Archaeological

Ancillary Structures & Outdoor Spaces Ancillary/Accessory Structures Ancillary Structure Envelope: -- Footprint/Floor Plate -- Front Setback -- Side Setback -- Rear Setback -- Building Height Outdoor Space Types Usable Private Outdoor Area

4.1-2 1.3PROPERTY DEVELOPMENT SW1 4.1-3 CHECK LIST

Complies with Complies Administrative Does Not N/A Deviation Comply Building Frontages Building Entries Building Envelope Articulation: -- Facade Openings -- Roofs -- Other Building Function Off Street Parking & Loading Parking Types Parking Spaces, Reserved & Shared Pavements Garage Location Screening & Shading Accessible Spaces & Routes Driveways & Curb Cuts Garage Entry Service Loading Bicycle Parking

External Elements Proposed Typography Grades Side or Rear Privacy Fence or Wall Front Fence or Wall Landscaped Vegetation -- Trees -- Shrubs & Groundcover Slopes Trash Storage & Recycling External Mechanical & Electrical Units Signage Lighting Trespass

Stormwater Systems Piped Roof Water Ground Surface Runoff in Areas with Subsoil Ground Surface Runoff in Areas of Rock and/or Contamination

Sustainability Green Building & Landscape Reﬂectivity

4.1-3 1.3PROPERTY DEVELOPMENT SW1 4.1-4 EXISTING CONDITIONS & BLOCK LAYOUT

EXISTING CONDITIONS: INTENT: Guide site survey to assess existing site conditions for constraints and opportunities. Maintain views to river & downtown when viewed from hills behind.

TOPOGRAPHY: Consider existing topography and provide topographic survey with 2’ contours

EXISTING TREES: Identify all existing trees with a min 6” caliper including root zone within dripline Preserve a minimum of 1 healthy large canopy tree per lot, or 6 healthy trees per acre, whichever is greater

100-YEAR FLOOD LINES: Preserve Goose Creek TVA flowage easement at 822 No fill or study to show “no rise” certification

500-YEAR FLOOD LINES: Lowest habitable ﬂoor elevation is EL 828.8

ENVIRONMENTAL AND ARCHAEOLOGICAL: Comply with State & Federal Requirements Report on environmental and/or archaeological ﬁndings

BLOCK LAYOUT: INTENT: Guide lot layout and outline the maximum block perimeter and building setbacks permitted in this district to ensure walkable neighborhoods.

BLOCK SIZE: 1400’ Max perimeter

BUILDING LINES: River Buffer Setback: 70’ Min from normal pool EL 813.0 Refer to section 7-1 Riverscape Standards

Stream Buffer Setback: 50’ Min from stream centerline

PROPOSED SUBDIVISION & PHASING PLAN: Clearly designate future phases and describe proposed subdivision plan and phasing when applicable

4.1-4 1.3PROPERTY DEVELOPMENT SW1 4.1-5 BUILDING SITING & CONFIGURATION

INTENT: Provide building conﬁguration and design parameters.

20' MIN PL PL 35' MAX

10’ 35' MAX MIN STREET

PL 10' 10' MIN MIN

25' MAX 10’ STREET 25' MIN MAX

5' MIN 40% Frontage at Setback MIN* AxonometricDiagram Diagram Section Siting

PL PL STREET

5' Maximum building outline MIN Minimum building outline

PL = Property line 20' MIN *Frontage requirements do 40 % Frontage at Setback MIN* 10' 10' not apply to single family or MIN MIN duplex residences 25' MAX Plan Width and Siting Definitions

PRINCIPAL BUILDING SITING: Orientation: NA Front Setback: 10’ Min to 25’ Max Frontage at Setback: 40% Min (excluding single family or duplexes) Side Setback: 5’ Min Rear Setback: 10’ Min Lot Size: 15,000 SF Max Building Coverage: 30% Max (including accessory structures) Open Space Coverage: 70% Min

PRINCIPAL BUILDING CONFIGURATION: Building Width: 20’ Min Building Height Min: NA Building Height Max: 35’ & 2.5 Story Max Footprint / Floor Plate: NA

FLOOR AREA RATIO (FAR): 1 Max

4.1-5 1.3PROPERTY DEVELOPMENT SW1 4.1-6 ANCILLARY STRUCTURES & OUTDOOR SPACES

INTENT: Provide outdoor space conﬁguration and design parameters.

PL PL 25' MAX

10’ MIN 25' MAX STREET

10’ STREET MIN 10' 10' 5' MIN MIN MIN Axonometric Diagram Section Height and Siting

PL PL DiagramSTREET

5' Maximum ancillary building outline MIN Minimum ancillary building outline

PL = Property line

10' 10' MIN MIN

Plan Siting Definitions

ANCILLARY/ ACCESSORY STRUCTURES: Rear studio, detached garage, workshop, live/work unit, accessory dwelling unit, gazebo, garden shed ANCILLARY/ACCESSORY STRUCTURE ENVELOPE: Footprint/Floor Plate: 650 SF Max Front Setback: 10’ + Building Setback Frontage at Setback: NA Side Setback: 5’ Min Rear Setback: 10’ Min Building Width: NA Building Height: 25’ & 2 Story Max

OUTDOOR SPACE TYPES: Front yard, side yard, rear yard, gardens

USABLE PRIVATE OPEN SPACE: 400 SF Min

4.1-6 1.3PROPERTY DEVELOPMENT SW1 4.1-7 BUILDING FRONTAGES

FRONTAGE TYPOLOGIES: Refer to section 5-3 Frontage Typologies in the General Development Standards.

Definitions

Building outline

PL = Property line

PRIVATE PL PUBLIC FRONTAGE FRONTAGE

PRIVATE PL PUBLIC PRIVATE PL PUBLIC FRONTAGE FRONTAGE FRONTAGE FRONTAGE

COMMON YARD STREET STOOP STREET PORCH + FENCE STREET

Common Yard Stoop Porch

BUILDING ENTRIES: Primary entry on principal frontage

BUILDING ENVELOPE ARTICULATION: Ground Level: NA

Façade Length: NA

Façade Openings: Openings on the principal frontage shall be Min 25% of the building wall area

Roofs: Buildings may have ﬂat or sloped roofs

Other: Balconies, porches, bay windows and other projections are encouraged and may be incorporated into the building setback

BUILDING FUNCTION: Household Living Places of Worship, Schools and Daycares may be considered on a use on review basis

4.1-7 1.3PROPERTY DEVELOPMENT SW1 4.1-8 OFF STREET PARKING & LOADING

INTENT: Provide with adequate parking to accommodate the district’s various building types. Refer to section 5-4 Off Street Parking and Loading of the General Development Standards.

PL PL 25' MAX

10’ MIN 25' MAX STREET

STREET 10' 10' 5' MIN MIN MIN Axonometric Diagram Section Height and Siting

PL PL STREET

5' Maximum parking outline MIN Typical parking outline

PL = Property line

10' 10' MIN MIN

Plan Siting Definitions

PARKING TYPES: Surface or Garage

PARKING SPACES, RESERVED & SHARED: 1/Unit Min; 2/Unit Max

PAVEMENTS: 65% Min of uncovered vehicular pavements shall be porous (a Min of 8% openings) while meeting overall stormwater requirements

GARAGE LOCATION: Setback 10’ further than building

SCREENING & SHADING: One tree (Min 2” caliper) is required for every 5 surface parking spaces, to be planted in Min 5’ wide vegetated islands and/or medians

ACCESSIBLE SPACES & ROUTES: Meet or exceed city accessibility standards

DRIVEWAYS & CURB CUTS: One on any frontage with a 10’ Max for one way trafﬁc and 24’ Max for two way trafﬁc Sidewalk materials and patterning is continuous through driveway

GARAGE ENTRY: One on any frontage

SERVICE LOADING: Not permitted

BICYCLE PARKING: NA to single family residential

4.1-8 1.3PROPERTY DEVELOPMENT SW1 4.1-9 EXTERNAL ELEMENTS

INTENT: Guide the integration of external elements into property development including landscaping, utilities and lighting. Refer to section 5-5 Signage and 5-7 Lighting and Noise of the General Development Standards.

PROPOSED TOPOGRAPHY GRADES: Provide grading plan with 2’ contours

SIDE OR REAR PRIVACY FENCE OR WALL: 8’ Max

FRONT FENCE OR WALL: 3’-6” Max in front yard or streetside of corner lot

LANDSCAPE VEGETATION: Trees: Min 8 trees (Min 2” caliper) per acre of area not covered by buildings Trees required for surface parking may be counted Shrubs & Groundcover: Maximize shrubs & groundcover per acre of area not covered by buildings

SLOPES: Complete ground cover on slopes steeper than 3:1 for erosion control

TRASH STORAGE & RECYCLING: Integrate with building design or screen / conceal from view from public street and riverwalk

EXTERNAL MECHANICAL UNITS, ELECTRICAL UNITS & RAIN BARRELS: Integrate with building design or screen / conceal from view from public street and riverwalk with no encroachment into setback area

SIGNAGE: House number

LIGHTING TRESPASS: Pre-Curfew Limitations for Environmental Zone E2 As Deﬁned by Illuminating Engineers Society of Lighting for Exterior Environment RP-33

4.1-9 1.3PROPERTY DEVELOPMENT SW1 4.1-10 STORMWATER SYSTEMS & SUSTAINABILITY

STORMWATER SYSTEMS: INTENT: Improve water quality in streams and river by reducing stormwater runoff volume, temperature and velocity.

PIPED ROOF WATER: If a closed drainage system, then no treatment necessary.

GROUND SURFACE RUNOFF IN AREAS WITH SUBSOIL: Detain ﬁrst 0.5” rain and percolate into ground, or release within 24 hr Min and 72 hr Max GROUND SURFACE RUNOFF IN AREAS OF ROCK AND/OR CONTAMINATION: Detain ﬁrst 0.5” rain and treat in a stormwater quality structure before discharging to a closed drainage system

SUSTAINABILITY: INTENT: Encourage longevity, durability, energy and economic efﬁciency as well as improved environmental conditions.

GREEN BUILDING & LANDSCAPE: Capable of attaining the Leadership in Energy & Environmental Design (LEED) minimal Performance Level of “Certiﬁed” Submit completed worksheet of appropriate LEED standard to demonstrate pre-certiﬁcation estimate

REFLECTIVITY, HEAT ISLAND REDUC- TION, ROOF & SURFACE LOTS: Provide shade and/or use light-colored/high albedo materials with a reflectance of at least 0.3 Roofs shall use an Energy Star Compliant (highly reflective) and high emissivity roofing (emissivity of at least 0.9) for a minimum of 75% of the roof surface

4.1-10 1.3PROPERTY DEVELOPMENT SW2 4.2-1 VISION & INTENT

Ridge Line / Phase II

0 200’ 400’ 800’

The neighborhoods of Goose Creek, River Road and Island Home Avenue are envisioned to have new, predominantly residential developments along the waterfront that will create a contemporary identity for the Knoxville South Waterfront. Suggested building types include duplex houses, townhouses, rowhouses and multiple unit housing. With a newly landscaped shoreline experience and a continuous riverfront setback along the river’s edge, these developments provide residents spectacular vistas of the river but minimize obstructed views perpendicular to the river. The proposed River Street will be layered with modes of two-direction travel - bike lanes, on-street parking, a wide sidewalk and a well-landscaped river walk. River Street will be an important part of the “ﬁgure eight” road network making a loop from Gay Street to Sevier and Phillips Avenues.

A continuous promenade forms the northern edge of the river arboretum – the major open space of the area located in the ﬂood plain. Residents enjoy access to a wealth of waterfront and water-based recreational activities. While these neighborhoods are primarily residential, they are located adjacent to highly-accessed public parks that boast many visitors on a daily basis and during city-wide events. Residents have access to the newly landscaped Goose Creek Green Corridor with a direct link to Fort Dickerson Quarry. Public access to the river is created along axes following the north-south streets, while on-street parking accommodates visitors to the parks and various recreational facilities. A bridge connection to the University may link the two sides of the river.

4.2-1 1.3PROPERTY DEVELOPMENT SW2 4.2-2 CHECK LIST

Block Layout Block Size Building Lines: -- River Buffer Setback -- Stream Buffer Setback Proposed Subdivision & Phasing Buildings Siting & Conﬁguration Principal Building Siting: -- Front Setback -- Frontage at Setback -- Side Setback -- Rear Setback -- Lot Size -- Building Coverage -- Open Space Coverage Principal Building Conﬁguration: -- Building Height Min -- Building Height Max Floor Area Ratio (FAR) Ancillary Structures & Outdoor Spaces Ancillary/Accessory Structures Ancillary Structure Envelope: -- Footprint/Floor Plate -- Front Setback -- Rear Setback -- Building Height Outdoor Space Types Usable Private Outdoor Area

4.2-2 1.3PROPERTY DEVELOPMENT SW2 4.2-3 CHECK LIST

Complies with Complies Administrative Does Not N/A Deviation Comply Building Frontages Building Entries Building Envelope Articulation: -- Facade Length -- Facade Openings -- Roofs -- Other Off Street Parking & Loading Parking Types Parking Spaces, Reserved & Shared Pavements Garage Location Screening & Shading Accessible Spaces & Routes Driveways & Curb Cuts Garage Entry Service Loading Bicycle Parking

Stormwater Systems Piped Roof Water Ground Surface Runoff in Areas with Subsoil Ground Surface Runoff in Areas of Rock and/or Contamination

Sustainability Green Building & Landscape Reﬂectivity

4.2-3 1.3PROPERTY DEVELOPMENT SW2 4.2-4 EXISTING CONDITIONS & BLOCK LAYOUT

EXISTING CONDITIONS: INTENT: Guide site survey to assess existing site conditions for constraints and opportunities. Direct views to river & downtown, when viewed from neighborhoods behind.

TOPOGRAPHY: Consider existing topography and provide topographic survey with 2’ contours

100-YEAR FLOOD LINES: Tennessee River 100-Year flood line is EL 821.5 Preserve Goose Creek TVA flowage easement at 822 No fill or study to show “no rise” certification

500-YEAR FLOOD LINES: Lowest habitable ﬂoor elevation is EL 828.8

ENVIRONMENTAL AND ARCHAEOLOGICAL: Comply with State & Federal Requirements Report on environmental and/or archaeological ﬁndings

BLOCK LAYOUT: INTENT: Guide lot layout and outline the maximum block perimeter and building setbacks permitted in this district to ensure walk-able neighborhoods.

BLOCK SIZE: 1400’ Max perimeter

BUILDING LINES: River Buffer Setback: 70’ Min from normal pool EL 813.0, Refer to section 7-1 Riverscape Standards

Stream Buffer Setback: 50’ Min from stream centerline

PROPOSED SUBDIVISION & PHASING PLAN: Clearly designate future phases and describe proposed subdivision plan and phasing when applicable

4.2-4 1.3PROPERTY DEVELOPMENT SW2 4.2-5 BUILDING SITING & CONFIGURATION

INTENT: Provide building conﬁguration and design parameters, as well as suggestions for building function.

10' 10' PL PL MIN MIN 40' MAX 25' MIN 50' MAX 3'

MIN 40' MAX

PL 25' MIN STREET

STREET 3' 10' 10’ MIN MAX MAX 25' MAX 75% Frontage at at Setback MIN Axonometric Diagram Section Height and Siting

PL STREET Maximum building outline 25'

MAX Minimum building outline

PL = Property line

3' 10' MIN MAX 75 % Frontage at Setback MIN

Plan Width and Siting Definitions

PRINCIPAL BUILDING SITING: Orientation: NA Front Setback: 10’ Max Frontage at Setback: 75% Min Side Setback: 25’ Max Rear Setback: 3’ Min Lot Size: 3 Acre Max Building Coverage: 70% Max Open Space Coverage: 30% Min

PRINCIPAL BUILDING CONFIGURATION: Building Height Min: 25’ & 2 Story Min Building Height Max: 40’ & 3 Story Max plus 10’ & 1 Story Max at Setback + 10’ Footprint / Floor Plate: NA

FLOOR AREA RATIO (FAR): 3 Max

4.2-5 1.3PROPERTY DEVELOPMENT SW2 4.2-6 ANCILLARY STRUCTURES & OUTDOOR SPACES

INTENT: Provide outdoor space conﬁguration and design parameters.

PL PL 25' MIN

MIN3'

25' MAX STREET PL

10' STREET MIN 3' 10' MIN MIN Axonometric Diagram Section Height and Siting

PL STREET Maximum ancillary building outline

Minimum ancillary building outline

PL = Property line

3' 10' MIN MAX Plan Siting Definitions

ANCILLARY/ ACCESSORY STRUCTURES: Rear studio, detached garage, workshop, live/work unit, accessory dwelling unit, gazebo, garden shed ANCILLARY/ACCESSORY STRUCTURE ENVELOPE: Footprint/Floor Plate: 650 SF Max Front Setback: 10’ + Building Setback Frontage at Setback: NA Side Setback: NA Rear Setback: 3’ Min Building Width: NA Building Height: 25’ & 2 Story Max

OUTDOOR SPACE TYPES: Front yard, side yard, rear yard, roof decks, terraces, sport courts

USABLE PRIVATE OPEN SPACE: 400 SF Min

4.2-6 1.3PROPERTY DEVELOPMENT SW2 4.2-7 BUILDING FRONTAGES

FRONTAGE TYPOLOGIES: Refer to section 5-3 Frontage Typologies in the General Development Standards.

Definitions

Building outline

PL = Property line

PRIVATE PL PUBLIC FRONTAGE FRONTAGE PRIVATE PL PUBLIC FRONTAGE FRONTAGE

PRIVATE PL PUBLIC FRONTAGE FRONTAGE

PORCH + FENCE STREET STOOP STREET STOREFRONT STREET

Porch Stoop Storefront

BUILDING ENTRIES: Primary entry on principal frontage

BUILDING ENVELOPE ARTICULATION: Ground Level: NA

Façade Length: Facades longer than 30’ shall be divided in a vertically distinguishable manner

Façade Openings: Openings on the principal frontage shall be Min 25% of the building wall area

Roofs: Buildings may have ﬂat or sloped roofs

Other: Balconies, porches, bay windows and other projections are encouraged and may be incorporated into the building setback

4.2-7 1.3PROPERTY DEVELOPMENT SW2 4.2-8 OFF STREET PARKING & LOADING

INTENT: Provide with adequate parking to accommodate the district’s various building types and functions. Refer to section 5-4 Off Street Parking and Loading of the General Development Standards.

PL PL 25' MIN

MIN3' STREET PL 25' MAX

STREET 3' MIN Axonometric Diagram Section Height and Siting

PL STREET Maximum parking outline

Typical parking outline

PL = Property line

3' MIN Plan Siting Definitions

PARKING TYPES: Surface lot, garages, under building garage

PARKING SPACES, RESERVED & SHARED: 3/1,000 SF Max and 2/Residential Unit Max

PAVEMENTS: 65% Min of uncovered vehicular pavements shall be porous (a Min of 8% openings) while meeting overall stormwater requirements

GARAGE LOCATION: To rear of property or underneath building

SCREENING & SHADING: One tree (Min 2” caliper) is required for every 5 surface parking spaces, to be planted in Min 5’ wide vegetated islands and/or medians

ACCESSIBLE SPACES & ROUTES: Meet or exceed city accessibility standards

DRIVEWAYS & CURB CUTS: Not permitted on principal frontage and shall be 10’ Max for one way trafﬁc and 24’ Max for two way trafﬁc Sidewalk materials and patterning is continuous through driveway

GARAGE ENTRY: From rear alley or side street

SERVICE LOADING: From rear alley or side street

BICYCLE PARKING: Yes

4.2-8 1.3PROPERTY DEVELOPMENT SW2 4.2-9 EXTERNAL ELEMENTS

PL 3' MAX 3' MAX

6' SQ. MAX 6' SQ. MAX 10' MIN 10' MIN STREET

Storefront Signage

PROPOSED TOPOGRAPHY GRADES: Provide grading plan with 2’ contours

SIDE OR REAR PRIVACY FENCE OR WALL: 8’ Max

FRONT FENCE OR WALL: 3’-6” Max

LANDSCAPE VEGETATION: Trees: Min 8 trees (Min 2” caliper) per acre of open space Trees required for surface parking may be counted Shrubs & Groundcover: Maximize shrubs & groundcover per open space

SLOPES: Plant slopes steeper than 3:1 for erosion control

TRASH STORAGE & RECYCLING: Integrate with building design or screen / conceal from view from public street and riverwalk

EXTERNAL MECHANICAL UNITS, ELECTRICAL UNITS & RAIN BARRELS: Integrate with building design or screen / conceal from view from public street and riverwalk with no encroachment into setback area

SIGNAGE: External band above entry, hanging or blade sign, awning or overhang

LIGHTING TRESPASS: Pre-Curfew Limitations for Environmental Zone E2 As Deﬁned by Illuminating Engineers Society of Lighting for Exterior Environment RP-33

4.2-9 1.3PROPERTY DEVELOPMENT SW2 4.2-10 STORMWATER SYSTEMS & SUSTAINABILITY

STORMWATER SYSTEMS: INTENT: Improve water quality in streams and river by reducing stormwater runoff volume, temperature and velocity.

PIPE ROOF WATER: If a closed drainage system, then no treatment necessary

SUSTAINABILITY: INTENT: Encourage longevity, durability, energy and economic efﬁciency as well as improved environmental conditions.

4.2-10 1.3PROPERTY DEVELOPMENT SW3 4.3-1 VISION & INTENT

Ridge Line / Phase II

0 200’ 400’ 800’

Sevier Avenue is the historic commercial heart of the Old Sevier neighborhood. It has the potential to fulfill the role of ‘Main Street’ in the future and become a viable commercial center for the local neighborhoods. New development in this area has a mix of commercial and retail uses on ground floors that promote both daytime and nighttime activities. Developments in this area could also house multiple residential units on the upper floors. The new mixed-use infill development will complement the existing buildings and preserve the historic character that exists. New buildings shall be built up to the street (rather than being setback from the street) to reinforce the continuity of the street wall.

Parking for new developments will be to the rear of the site as well as on-street. Existing historic buildings will be encouraged to be restored for reuse. Suggested building types that may exist in this vibrant district include mixed-use shopfront buildings and loft developments. A potential conversion of the freight rail line to light rail may provide public transportation to the area in the future.

4.3-1 1.3PROPERTY DEVELOPMENT SW3 4.3-2 CHECK LIST

Block Layout Block Size Building Lines: -- River Buffer Setback -- Stream Buffer Setback Proposed Subdivision & Phasing Buildings Siting & Conﬁguration Principal Building Siting: -- Front Setback -- Frontage at Setback -- Side Setback -- Rear Setback -- Lot Size -- Building Coverage -- Open Space Coverage Principal Building Conﬁguration: -- Building Height Min -- Building Height Max Footprint / Floor Plate Floor Area Ratio (FAR) Ancillary Structures & Outdoor Spaces Outdoor Space Types

4.3-2 1.3PROPERTY DEVELOPMENT SW3 4.3-3 CHECK LIST

Complies with Complies Administrative Does Not N/A Deviation Comply Building Frontages Building Entries Building Envelope Articulation: -- Ground Level -- Facade Openings -- Roofs -- Other Off Street Parking & Loading Parking Types Parking Spaces, Reserved & Shared Pavements Garage Location Screening & Shading Accessible Spaces & Routes Driveways & Curb Cuts Garage Entry Service Loading Bicycle Parking

Stormwater Systems Piped Roof Water Ground Surface Runoff in Areas with Subsoil Ground Surface Runoff in Areas of Rock and/or Contamination

Sustainability Green Building & Landscape Reﬂectivity

4.3-3 1.3PROPERTY DEVELOPMENT SW3 4.3-4 EXISTING CONDITIONS & BLOCK LAYOUT

EXISTING CONDITIONS: INTENT: Guide site survey to assess existing site conditions for constraints and opportunities.

TOPOGRAPHY: Consider existing topography and provide topographic survey with 2’ contours

100-YEAR FLOOD LINES: Tennessee River 100-Year flood line is EL 821.5 No fill or study to show “no rise” certification.

500-YEAR FLOOD LINES: Lowest habitable ﬂoor elevation is EL 828.8

ENVIRONMENTAL AND ARCHAEOLOGICAL: Comply with State & Federal Requirements Report on environmental and/or archaeological ﬁndings

BLOCK LAYOUT: INTENT: Guide lot layout and outline the maximum block perimeter and building setbacks permitted in this district to ensure walk-able neighborhoods.

BLOCK SIZE: 1400’ Max perimeter

BUILDING LINES: River Buffer Setback: 70’ Min from normal pool EL 813.0 Refer to section 7-1 Riverscape Standards

Stream Buffer Setback: 50’ Min from stream centerline

PROPOSED SUBDIVISION & PHASING PLAN: Clearly designate future phases and describe proposed subdivision plan and phasing when applicable

4.3-4 1.3PROPERTY DEVELOPMENT SW3 4.3-5 BUILDING SITING & CONFIGURATION

INTENT: Provide building conﬁguration and design parameters, as well as suggestions for building function.

PL 10' 10' PL MIN MIN 50' MAX 25' MIN 60' MAX 50' MAX

MIN3'

P 25' MIN L STREET STREET 3' 10' 25' MIN MAX 10’ MAX MAX 75% Frontage at Setback MIN* Axonometric Diagram Section Height and Siting

PL PL STREET Maximum building outline

25' Minimum building outline MAX PL = Property line

*75% Frontage at Setback is applicable to Sevier Avenue

75 % Frontage at Setback MIN* only. All other streets have a 3' 10' 40% Frontage at Setback MIN MIN MAX requirement. Plan Width and Siting Definitions

PRINCIPAL BUILDING SITING: Orientation: NA Front Setback: 10’ Max Frontage at Setback: 75% Min to Sevier Avenue, 40% Min to all others Side Setback: 25’ Max Rear Setback: 3’ Min Lot Size: 3 Acre Max Building Coverage: 80% Max Open Space Coverage: 20% Min

PRINCIPAL BUILDING CONFIGURATION: Building Width: NA Building Height Min: 25’ & 2 Story Min Building Height Max: 50’ & 4 Story Max plus 10’ & 1 Story Max at Setback + 10’ Footprint / Floor Plate: 30,000 SF Max; Does not apply to structured parking footprint

FLOOR AREA RATIO (FAR): 4 Max

4.3-5 1.3PROPERTY DEVELOPMENT SW3 4.3-6 ANCILLARY STRUCTURES & OUTDOOR SPACES

INTENT: Provide outdoor space conﬁguration and design parameters.

ANCILLARY/ ACCESSORY STRUCTURES: NA

ANCILLARY/ACCESSORY STRUCTURE ENVELOPE: Footprint/Floor Plate: NA Front Setback: NA Frontage at Setback: NA Side Setback: NA Rear Setback: NA Building Width: NA Building Height: NA

OUTDOOR SPACE TYPES: Roof decks, patios

USABLE PRIVATE OPEN SPACE: NA

4.3-6 1.3PROPERTY DEVELOPMENT SW3 4.3-7 BUILDING FRONTAGES

FRONTAGE TYPOLOGIES: Refer to section 5-3 Frontage Typologies in the General Development Standards.

Definitions

Building outline

PL = Property line

PRIVATE PL PUBLIC FRONTAGE FRONTAGE

STOREFRONT STREET STOOP STREET

Storefront Stoop

BUILDING ENTRIES: Primary entry on principal frontage

BUILDING ENVELOPE ARTICULATION: Ground Level: Min 70% transparent glass at the ground level on principal frontage

Façade Length: NA

Façade Openings: Openings above the ﬁrst story on the principal frontage shall be Min 25% of the building wall area

Roofs: Buildings may have ﬂat or sloped roofs

Other: Balconies, porches, bay windows and other projections are encouraged and may be incorporated into the building setback

4.3-7 1.3PROPERTY DEVELOPMENT SW3 4.3-8 OFF STREET PARKING & LOADING

INTENT: Provide with adequate parking to accommodate the district’s various building types and functions. Refer to section 5-4 Off Street Parking and Loading of the General Development Standards.

PL PL

10’ MIN

Structured Parking with Structured Parking with Vegetation Buffer Building Buffer

PL PL

10’ MIN 10’ MIN Structured Parking with Surface Parking with Screening Vegetation Buffer and Low Wall

PARKING TYPES: Surface lot, above ground structure, basement garage

PARKING SPACES, RESERVED & SHARED: 3/1,000 SF Max and 2/Residential Unit Max

PAVEMENTS: 65% Min of uncovered vehicular pavements shall be porous (a Min of 8% opening) while meeting overall stormwater requirements

GARAGE LOCATION: To rear of property or underneath building

SCREENING & SHADING: One tree (Min 2” caliper) is required for every 5 surface parking spaces, to be planted in Min 5’ wide vegetated islands and/or medians

ACCESSIBLE SPACES & ROUTES: Meet or exceed city accessibility standards

DRIVEWAYS & CURB CUTS: Driveway shall be 10’ Max for one way trafﬁc and 24’ Max for two way trafﬁc Sidewalk materials and patterning is continuous through driveway

GARAGE ENTRY: Permitted on all frontages

SERVICE LOADING: Yes

BICYCLE PARKING: Yes

4.3-8 1.3PROPERTY DEVELOPMENT SW3 4.3-9 EXTERNAL ELEMENTS

PL 3' MAX 3' MAX

6' SQ. MAX 6' SQ. MAX 10' MIN 10' MIN STREET

Storefront Signage

PROPOSED TOPOGRAPHY GRADES: Provide grading plan with 2’ contours

SIDE OR REAR PRIVACY FENCE OR WALL: 8’ Max

FRONT FENCE OR WALL: 3’-6” Max

LANDSCAPE VEGETATION: Trees: Min 8 trees (Min 2” caliper) per acre of open space Trees required for surface parking may be counted Shrubs & Groundcover: Maximize shrubs & groundcover per open space

SLOPES: Plant slopes steeper than 3:1 for erosion control

TRASH STORAGE & RECYCLING: Integrate with building design or screen / conceal from view from public street and riverwalk

EXTERNAL MECHANICAL UNITS, ELECTRICAL UNITS & RAIN BARRELS: Integrate with building design or screen / conceal from view from public street and riverwalk with no encroachment into setback area

SIGNAGE: External band above entry, hanging or blade sign, awning or overhang

LIGHTING TRESPASS: Pre-Curfew Limitations for Environmental Zone E3 As Deﬁned by Illuminating Engineers Society of Lighting for Exterior Environment RP-33

4.3-9 1.3PROPERTY DEVELOPMENT SW3 4.3-10 STORMWATER SYSTEMS & SUSTAINABILITY

STORMWATER SYSTEMS: INTENT: Improve water quality in streams and river by reducing stormwater runoff volume, temperature and velocity.

PIPED ROOF WATER: If a closed drainage system, then no treatment necessary

SUSTAINABILITY: INTENT: Encourage longevity, durability, energy and economic efﬁciency as well as improved environmental conditions.

4.3-10 1.3PROPERTY DEVELOPMENT SW4 4.4-1 VISION & INTENT

Ridge Line / Phase II

0 200’ 400’ 800’

These three new development districts are clustered around privately-owned but publicly-accessed marinas, lending these areas a distinctively urban character that will enliven the new Knoxville South Waterfront. Higher density and larger in scale, these buildings have a mix of uses, including office, residential, commercial and hospitality. All new developments shall integrate publicly accessible landscapes and plazas that unify the buildings with a setback from the river to accommodate a continuous promenade and marinas. View corridors and public open spaces will connect these areas to the neighborhoods, civic spaces and natural drainage ways to the river. Parking is incorporated into the structures or housed beneath the buildings when possible. Large surface parking lots are discouraged. A possible pedestrian connection to the University of Tennessee will facilitate a continuation of the student population into the Campus Cove. The Sevier Avenue extension from the James White Parkway will be realigned with a traffic circle to improve traffic flow and create a sense of entry into the downtown. A second traffic circle will be introduced along Island Home Avenue.

4.4-1 1.3PROPERTY DEVELOPMENT SW4 4.4-2 CHECK LIST

Block Layout Block Size Building Lines: -- River Buffer Setback -- Stream Buffer Setback Proposed Subdivision & Phasing Buildings Siting & Conﬁguration Principal Building Siting: -- Front Setback -- Frontage at Setback -- Side Setback -- Rear Setback -- Lot Size -- Building Coverage -- Open Space Coverage Principal Building Conﬁguration: -- Building Height Min -- Building Height Max Footprint / Floor Plate Floor Area Ratio (FAR) Ancillary Structures & Outdoor Spaces Outdoor Space Types

4.4-2 1.3PROPERTY DEVELOPMENT SW4 4.4-3 CHECK LIST

Stormwater Systems Piped Roof Water Ground Surface Runoff in Areas with Subsoil Ground Surface Runoff in Areas of Rock and/or Contamination

Sustainability Green Building & Landscape Reﬂectivity

4.4-3 1.3PROPERTY DEVELOPMENT SW4 4.4-4 EXISTING CONDITIONS & BLOCK LAYOUT

EXISTING CONDITIONS: INTENT: Guide site survey to assess existing site conditions for constraints and opportunities. Direct views to river & downtown, when viewed from neighborhoods behind

TOPOGRAPHY: Consider existing topography and provide topographic survey with 2’ contours

100-YEAR FLOOD LINES: Tennessee River 100-Year flood line is EL 821.5 Preserve Goose Creek TVA flowage easement at 822 No fill or study to show “no rise” certification

500-YEAR FLOOD LINES: Lowest habitable ﬂoor elevation is EL 828.8

ENVIRONMENTAL AND ARCHAEOLOGICAL: Comply with State & Federal Requirements Report on environmental and/or archaeological ﬁndings

BLOCK LAYOUT: INTENT: Guide lot layout and outline the maximum block perimeter and building setbacks permitted in this district to ensure walk-able neighborhoods.

BLOCK SIZE: 1400’ Max perimeter

BUILDING LINES: River Buffer Setback: 70’ Min from normal pool EL 813.0 Refer to section 7-1 Riverscape Standards

Stream Buffer Setback: 50’ Min from stream centerline

PROPOSED SUBDIVISION & PHASING PLAN: Clearly designate future phases and describe proposed subdivision plan and phasing when applicable

4.4-4 1.3PROPERTY DEVELOPMENT SW4 4.4-5 BUILDING SITING & CONFIGURATION

INTENT: Provide building conﬁguration and design parameters, as well as suggestions for building function.

PL 10' 10' PL MIN MIN 50' MAX 70' MAX 50' MAX 25' MIN

3' MIN PL 25' MIN STREET

STREET 3' 10' MIN MAX 10’ 25' MAX Frontage MAX 50% at Setback MIN Axonometric Diagram Section Height and Siting

PL PL STREET 25’ MAX Maximum building outline

Minimum building outline

PL = Property line 50 % Frontage at Setback MIN

3' 10' MIN MAX Plan Width and Siting Definitions

PRINCIPAL BUILDING SITING: Orientation: NA Front Setback: 10’ Max Frontage at Setback: 50% Min Side Setback: 25’ Max Rear Setback: 3’ Min Lot Size: 3 Acre Max Building Coverage: 80% Max Open Space Coverage: 20% Min

PRINCIPAL BUILDING CONFIGURATION: Building Width: NA Building Height Min: 25’ & 2 Story Min Building Height Max: 50’ & 4 Story Max plus 20’ & 2 Story Max at Setback + 10’ Footprint / Floor Plate: 30,000 SF Max; Does not apply to structured parking footprint

FLOOR AREA RATIO (FAR): 4 Max

4.4-5 1.3PROPERTY DEVELOPMENT SW4 4.4-6 ANCILLARY STRUCTURES & OUTDOOR SPACES

INTENT: Provide outdoor space conﬁguration and design parameters.

ANCILLARY/ ACCESSORY STRUCTURES: NA

ANCILLARY/ACCESSORY STRUCTURE ENVELOPE: Footprint/Floor Plate: NA Front Setback: NA Frontage at Setback: NA Side Setback: NA Rear Setback: NA Building Width: NA Building Height: NA

OUTDOOR SPACE TYPES: Courtyards, plazas, pools

USABLE PRIVATE OPEN SPACE: NA

4.4-6 1.3PROPERTY DEVELOPMENT SW4 4.4-7 BUILDING FRONTAGES

FRONTAGE TYPOLOGIES: Refer to section 5-3 Frontage Typologies in the General Development Standards.

Definitions

Building outline

PL = Property line

PRIVATE PL PUBLIC FRONTAGE FRONTAGE PRIVATE PL PUBLIC FRONTAGE FRONTAGE

PRIVATE PL PUBLIC FRONTAGE FRONTAGE

PORCH + FENCE STREET STOOP STREET STOREFRONT STREET

Porch Stoop Storefront

BUILDING ENTRIES: Primary entry on principal frontage

BUILDING ENVELOPE ARTICULATION: Ground Level: Min 70% transparent glass at the ground level on the principal frontage

Façade Length: NA

Façade Openings: Openings on the principal frontage shall be Min 25% of the building wall area

Roofs: Buildings may have ﬂat or sloped roofs

Other: Balconies, porches, bay windows and other projections are encouraged and may be incorporated into the building setback

4.4-7 1.3PROPERTY DEVELOPMENT SW4 4.4-8 OFF STREET PARKING & LOADING

INTENT: Provide with adequate parking to accommodate the district’s various building types and functions. Refer to section 5-4 Off Street Parking and Loading of the General Development Standards.

PL PL

10’ MIN

Structured Parking with Structured Parking with Vegetation Buffer Building Buffer

PL PL

10’ MIN 10’ MIN Structured Parking with Surface Parking with Screening Vegetation Buffer and Low Wall

PARKING TYPES: Surface lot, above ground structure, basement garage

PARKING SPACES, RESERVED & SHARED: 3/1,000 SF Max and 2/Residential Unit Max

PAVEMENTS: 65% Min of uncovered vehicular pavements shall be porous (a Min of 8% opening) while meeting overall stormwater requirements

GARAGE LOCATION: To rear or side of property or underneath building

SCREENING & SHADING: One tree (Min 2” caliper) is required for every 5 surface parking spaces, to be planted in Min 5’ wide vegetated islands and/or medians

ACCESSIBLE SPACES & ROUTES: Meet or exceed city accessibility standards

DRIVEWAYS & CURB CUTS: Driveway shall be 10’ Max for one way trafﬁc and 24’ Max for two way trafﬁc Sidewalk materials and patterning is continuous through driveway

GARAGE ENTRY: Permitted on all frontages

SERVICE LOADING: Yes

BICYCLE PARKING: Yes

4.4-8 1.3PROPERTY DEVELOPMENT SW4 4.4-9 EXTERNAL ELEMENTS

PL 3' MAX 3' MAX

6' SQ. MAX 6' SQ. MAX 10' MIN 10' MIN STREET

Storefront Signage

PROPOSED TOPOGRAPHY GRADES: Provide grading plan with 2’ contours

SIDE OR REAR PRIVACY FENCE OR WALL: 8’ Max

FRONT FENCE OR WALL: 3’-6” Max

LANDSCAPE VEGETATION: Trees: Min 8 trees (Min 2” caliper) per acre of open space Trees required for surface parking may be counted Shrubs & Groundcover: Maximize shrubs & groundcover per open space

SLOPES: Plant slopes steeper than 3:1 for erosion control

TRASH STORAGE & RECYCLING: Integrate with building design or screen / conceal from view from public street and riverwalk

EXTERNAL MECHANICAL UNITS, ELECTRICAL UNITS & RAIN BARRELS: Integrate with building design or screen / conceal from view from public street and riverwalk with no encroachment into setback area

SIGNAGE: External band above entry, hanging or blade sign, awning or overhang

LIGHTING TRESPASS: Pre-Curfew Limitations for Environmental Zone E3 As Deﬁned by Illuminating Engineers Society of Lighting for Exterior Environment RP-33

4.4-9 1.3PROPERTY DEVELOPMENT SW4 4.4-10 STORMWATER SYSTEMS & SUSTAINABILITY

STORMWATER SYSTEMS: INTENT: Improve water quality in streams and river by reducing stormwater runoff volume, temperature and velocity.

PIPED ROOF WATER: If a closed drainage system, then no treatment necessary

SUSTAINABILITY: INTENT: Encourage longevity, durability, energy and economic efﬁciency as well as improved environmental conditions.

4.4-10 1.3PROPERTY DEVELOPMENT SW5 4.5-1 VISION & INTENT

Ridge Line / Phase II

0 200’ 400’ 800’

This bustling area caters to multiple functions, including retail, entertainment, civic, cultural, and residential uses. New buildings are organized along the civic plaza called “Bell Tower Walk” and are oriented perpendicular to the river so as not to inhibit views to the river from the bluff. The Bell Tower Walk is the center of a lively area on the Knoxville South Waterfront where outdoor restau- rants, fairs and musical events attract local Knoxvillians and regional visitors both day and night and year round. Bell Tower Walk creates a “window-to-the-water” from the Baptist Church on Sevier Avenue leading down to the riverfront. It will serve as the central celebratory space for the community and could be used in conjunction with marketplace piers for small-scale festivals and urban markets throughout the year. Low to mid-rise, mixed-use or multiple unit housing developments face this linear open space and are encouraged to have commercial development on the ﬁrst ﬂoor. To the west of this civic plaza, a cultural center and museum overlooks an outdoor amphitheater and marina that connect to the river walk. Parking structures are housed beneath the buildings or behind them to accommodate the area’s many visitors and employees.

4.5-1 1.3PROPERTY DEVELOPMENT SW5 4.5-2 CHECK LIST

Block Layout Block Size Building Lines: -- River Buffer Setback -- Stream Buffer Setback Proposed Subdivision & Phasing Buildings Siting & Conﬁguration Principal Building Siting: -- Front Setback -- Frontage at Setback -- Side Setback -- Rear Setback -- Lot Size -- Building Coverage -- Open Space Coverage Principal Building Conﬁguration: -- Building Height Min -- Building Height Max Footprint / Floor Plate Floor Area Ratio (FAR) Ancillary Structures & Outdoor Spaces Outdoor Space Types

4.5-2 1.3PROPERTY DEVELOPMENT SW5 4.5-3 CHECK LIST

Complies with Complies Administrative Does Not N/A Deviation Comply Building Frontages Building Frontages Building Entries Building Envelope Articulation: -- Ground Level -- Facade Openings -- Roofs Off Street Parking & -- Other Loading

Parking Types Parking Spaces, Reserved & Shared Pavements Garage Location Screening & Shading Accessible Spaces & Routes Driveways & Curb Cuts Garage Entry Service Loading Bicycle Parking External Elements

Proposed Typography Grades Side or Rear Privacy Fence or Wall Front Fence or Wall Landscaped Vegetation -- Trees -- Shrubs & Groundcover Slopes Trash Storage & Recycling External Mechanical & Electrical Units Signage Lighting Trespass Stormwater Systems

Piped Roof Water Ground Surface Runoff in Areas with Subsoil Ground Surface Runoff in Areas of Rock and/or Contamination Sustainability

Green Building & Landscape Reﬂectivity

4.5-3 1.3PROPERTY DEVELOPMENT SW5 4.5-4 EXISTING CONDITIONS & BLOCK LAYOUT

EXISTING CONDITIONS: INTENT: Guide site survey to assess existing site conditions for constraints and opportunities. Allow some views to river & downtown from taller buildings, when viewed from neighborhoods behind.

TOPOGRAPHY: Consider existing topography and provide topographic survey with 2’ contours

100-YEAR FLOOD LINES: Tennessee River 100-Year flood line is EL 821.5 No fill or study to show “no rise” certification

500-YEAR FLOOD LINES: Lowest habitable ﬂoor elevation is EL 828.8

ENVIRONMENTAL AND ARCHAEOLOGICAL: Comply with State & Federal Requirements Report on environmental and/or archaeological ﬁndings

BLOCK LAYOUT: INTENT: Guide lot layout and outline the maximum block perimeter and building setbacks permitted in this district to ensure walk-able neighborhoods.

BLOCK SIZE: 1400’ Max perimeter

BUILDING LINES: River Buffer Setback: 70’ Min from normal pool EL 813.0 Refer to section 7-1 Riverscape Standards

Stream Buffer Setback: 50’ Min from stream centerline

PROPOSED SUBDIVISION & PHASING PLAN: Clearly designate future phases and describe proposed subdivision plan and phasing when applicable

4.5-4 1.3PROPERTY DEVELOPMENT SW5 4.5-5 BUILDING SITING & CONFIGURATION

INTENT: Provide building conﬁguration and design parameters, as well as suggestions for building function.

PL 10' 10' PL MIN MIN 80' MAX 100' MAX 80’ MAX 40' MIN 40' MIN MIN3' PL STREET

STREET 3' MIN

75% Frontage 25' at Setback MIN MAX Axonometric Diagram Section Height and Siting

PL PL STREET

Maximum building outline

75 % Frontage at Setback MIN Minimum building outline

PL = Property line 25' MAX

3' MIN Plan Width and Siting Definitions

PRINCIPAL BUILDING SITING: Orientation: NA Front Setback: 0’ Frontage at Setback: 75% Min to River Rd. & Sevier Ave. Side Setback: 25’ Max Rear Setback: 3’ Min Lot Size: 3 Acre max Building Coverage: 90% Max Open Space Coverage: 10% Min

PRINCIPAL BUILDING CONFIGURATION: Building Width: NA Building Height Min: 40’ & 3 Story Min Building Height Max: 80’ & 7 Story Max plus 20’ & 2 Story Max at Setback + 10’ Footprint / Floor Plate: 30,000 SF Max; Does not apply to structured parking footprint

FLOOR AREA RATIO (FAR): 7 Max

4.5-5 1.3PROPERTY DEVELOPMENT SW5 4.5-6 ANCILLARY STRUCTURES & OUTDOOR SPACES

INTENT: Provide outdoor space conﬁguration and design parameters.

ANCILLARY/ ACCESSORY STRUCTURES: NA

ANCILLARY/ACCESSORY STRUCTURE ENVELOPE: Footprint/Floor Plate: NA Front Setback: NA Frontage at Setback: NA Side Setback: NA Rear Setback: NA Building Width: NA Building Height: NA

OUTDOOR SPACE TYPES: Courtyards, plazas, mall

USABLE PRIVATE OPEN SPACE: NA

4.5-6 1.3PROPERTY DEVELOPMENT SW5 4.5-7 BUILDING FRONTAGES

FRONTAGE TYPOLOGIES: Refer to section 5-3 Frontage Typologies in the General Development Standards.

Definitions

Building outline PRIVATE PL PUBLIC PRIVATE PL PUBLIC FRONTAGE FRONTAGE FRONTAGE FRONTAGE PL = Property line

PRIVATE PL PUBLIC FRONTAGE FRONTAGE

GALLERY

STOREFRONT STREET ARCADE PLAZA STREET ARCADE PLAZA STREET

Storefront Gallery Arcade

BUILDING FRONTAGES: A building that includes an arcade facing a civic open space may build this arcade within the public R. O. W.

BUILDING ENTRIES: Primary entry on principal frontage

BUILDING ENVELOPE ARTICULATION: Ground Level: Min 70% transparent glass at the ground level on the principal frontage

Façade Length: NA

Façade Openings: Openings above the ﬁrst story on the principal frontage shall be Min 25% of the building wall area

Roofs: Buildings may have ﬂat or sloped roofs

Other: Balconies, porches, bay windows and other projections are encouraged and may be incorporated into the building setback

4.5-7 1.3PROPERTY DEVELOPMENT SW5 4.5-8 OFF STREET PARKING & LOADING

INTENT: Provide with adequate parking to accommodate the district’s various building types and functions. Refer to section 5-4 Off Street Parking and Loading of the General Development Standards.

PL PL

10’ MIN

Structured Parking with Structured Parking with Vegetation Buffer Building Buffer

PL PL

10’ MIN 10’ MIN Structured Parking with Surface Parking with Screening Vegetation Buffer and Low Wall

PARKING TYPES: Surface lot, above ground structure, basement garage

PARKING SPACES, RESERVED & SHARED: 3/1,000 SF Max and 2/Residential Unit Max

PAVEMENTS: 65% Min of uncovered vehicular pavements shall be porous (a Min of 8% opening) while meeting overall stormwater requirements

GARAGE LOCATION: To rear or center of property or underneath building

SCREENING & SHADING: One tree (Min 2” caliper) is required for every 5 surface parking spaces, to be planted in Min 5’ wide vegetated islands and/or medians

ACCESSIBLE SPACES & ROUTES: Meet or exceed city accessibility standards

DRIVEWAYS & CURB CUTS: Driveway shall be 10’ Max for one way trafﬁc and 24’ Max for two way trafﬁc Sidewalk materials and patterning is continuous through driveway

GARAGE ENTRY: Permitted on all frontages

SERVICE LOADING: Yes

BICYCLE PARKING: Yes

4.5-8 1.3PROPERTY DEVELOPMENT SW5 4.5-9 EXTERNAL ELEMENTS

30% MAX

PL 3' MAX 3' MAX

6' SQ. MAX 6' SQ. MAX 10' MIN 10' MIN STREET

Storefront Signage Wall Signage

PROPOSED TOPOGRAPHY GRADES: Provide grading plan with 2’ contours

SIDE OR REAR PRIVACY FENCE OR WALL: 8’ Max

FRONT FENCE OR WALL: 3’-6” Max

LANDSCAPE VEGETATION: Trees: Min 8 trees (Min 2” caliper) per acre of open space Trees required for surface parking may be counted Shrubs & Groundcover: Maximize shrubs & groundcover per open space

SLOPES: Plant slopes steeper than 3:1 for erosion control

TRASH STORAGE & RECYCLING: Integrate with building design or screen / conceal from view from public street and riverwalk

EXTERNAL MECHANICAL UNITS, ELECTRICAL UNITS & RAIN BARRELS: Integrate with building design or screen / conceal from view from public street and riverwalk with no encroachment into setback area

SIGNAGE: External band above entry, hanging or blade sign, awning or overhang

LIGHTING TRESPASS: Pre-Curfew Limitations for Environmental Zone E4 As Deﬁned by Illuminating Engineers Society of Lighting for Exterior Environment RP-33

4.5-9 1.3PROPERTY DEVELOPMENT SW5 4.5-10 STORMWATER & SUSTAINABILITY SYSTEMS

STORMWATER SYSTEMS: INTENT: Improve water quality in streams and river by reducing stormwater runoff volume, temperature and velocity.

PIPED ROOF WATER: If a closed drainage system, then no treatment necessary

GROUND SURFACE RUNOFF IN AREAS Detain ﬁrst 0.5” rain and percolate into ground, or release WITH SUBSOIL: within 24 hr Min and 72 hr Max

GROUND SURFACE RUNOFF IN AREAS Detain ﬁrst 0.5” rain and treat in a stormwater quality OF ROCK AND/OR CONTAMINATION: structure before discharging to a closed drainage system

SUSTAINABILITY: INTENT: Encourage longevity, durability, energy and economic efﬁciency as well as improved environmental conditions.

4.5-10 1.3PROPERTY DEVELOPMENT SW6 4.6-1 VISION & INTENT

Ridge Line / Phase II

0 200’ 400’ 800’

The Henley Gateway establishes a new entrance into downtown Knoxville, as well as a Chapman Highway gateway leading south to the Smoky Mountains. Capitalizing on the presence and economic opportunities of the Baptist Hospital, this area shall host multi- story ofﬁce buildings, attracting new businesses to South Knoxville. A high-rise hotel with sweeping river views could accommodate business professionals as well as a multitude of city visitors.

The dominant open green space in the shape of a triangular wedge is organized according to the proposed development as well as towards Chapman Highway. The park space provides views to the river and downtown and contains a parking garage underneath. New mid-rise towers facing the park are envisioned as a compliment to the surrounding institutional uses and to the scale of the Baptist Hospital. Landscaped plazas not only provide professionals with pleasant lunchtime spaces, but also establish a pedestrian- friendly connection from City View to Bell Tower Walk and Waterfront Marketplace. A setback from the river allows for existing and new development to access a continuous Shoals Promenade Riverwalk. A potential conversion of the freight rail line to future light rail may provide public transportation to this district.

4.6-1 1.3PROPERTY DEVELOPMENT SW6 4.6-2 CHECK LIST

Block Layout Block Size Building Lines: -- River Buffer Setback -- Stream Buffer Setback Proposed Subdivision & Phasing Buildings Siting & Conﬁguration Principal Building Siting: -- Front Setback -- Frontage at Setback -- Side Setback -- Rear Setback -- Lot Size -- Building Coverage -- Open Space Coverage Principal Building Conﬁguration: -- Building Height Min -- Building Height Max Footprint / Floor Plate Floor Area Ratio (FAR) Ancillary Structures & Outdoor Spaces Outdoor Space Types

4.6-2 1.3PROPERTY DEVELOPMENT SW6 4.6-3 CHECK LIST

Stormwater Systems Piped Roof Water Ground Surface Runoff in Areas with Subsoil Ground Surface Runoff in Areas of Rock and/or Contamination

Sustainability Green Building & Landscape Reﬂectivity

4.6-3 1.3PROPERTY DEVELOPMENT SW6 4.6-4 EXISTING CONDITIONS & BLOCK LAYOUT

EXISTING CONDITIONS: INTENT: Guide site survey to assess existing site conditions for constraints and opportunities. Allow Some views to river & downtown from taller buildings.

TOPOGRAPHY: Consider existing topography and provide topographic survey with 2’ contours

EXISTING TREES: Identify all existing trees with a min 6” caliper including root zone within dripline. Preserve a minimum of 1 healthy large canopy tree per lot, or 6 healthy trees per acre, whichever is greater

100-YEAR FLOOD LINES: Tennessee River 100-Year flood line is EL 821.5 No fill or study to show “no rise” certification

500-YEAR FLOOD LINES: Lowest habitable ﬂoor elevation is EL 828.8

ENVIRONMENTAL AND ARCHAEOLOGICAL: Comply with State & Federal Requirements Report on environmental and/or archaeological ﬁndings

BLOCK LAYOUT: INTENT: Guide lot layout and outline the maximum block perimeter and building setbacks permitted in this district to ensure walk-able neighborhoods.

BLOCK SIZE: 1400’ max perimeter

BUILDING LINES: River Buffer Setback: 70’ Min from normal pool EL 813.0 Refer to section 7-1 Riverscape Standards

Stream Buffer Setback: 50’ Min from stream centerline

PROPOSED SUBDIVISION & PHASING PLAN: Clearly designate future phases and describe proposed subdivision plan and phasing when applicable

4.6-4 1.3PROPERTY DEVELOPMENT SW6 4.6-5 BUILDING SITING & CONFIGURATION

INTENT: Provide building conﬁguration and design parameters, as well as suggestions for building function.

PL PL 10' 10' MIN MIN 150' MAX 170' MAX 150' MAX 40' MIN

MIN3’ 40' MIN PL STREET STREET 3' 25’ MIN Frontage MAX 50% at Setback MIN Axonometric Diagram Section Height and Siting

PL PL STREET 25' MAX

Maximum building outline

Minimum building outline

PL = Property line 50 % Frontage at Setback MIN

3’ MIN Plan Width and Siting Definitions

PRINCIPAL BUILDING SITING: Orientation: NA Front Setback: 0’ Frontage at Setback: 50% Min Side Setback: 25’ Max Rear Setback: 3’ Min Lot Size: 3 Acre Max Building Coverage: 90% Max Open Space Coverage: 10% Min

PRINCIPAL BUILDING CONFIGURATION: Building Width: NA Building Height Min: 40’ & 3 Story Min Building Height Max: 150’ & 12 Story Max plus 20’ & 2 Story Max at Setback + 10’ Footprint / Floor Plate: 50,000 SF Max; Does not apply to structured parking footprint

FLOOR AREA RATIO (FAR): 11 Max

4.6-5 1.3PROPERTY DEVELOPMENT SW6 4.6-6 ANCILLARY STRUCTURES & OUTDOOR SPACES

INTENT: Provide outdoor space conﬁguration and design parameters.

ANCILLARY/ ACCESSORY STRUCTURES: NA

ANCILLARY/ACCESSORY STRUCTURE ENVELOPE: Footprint/Floor Plate: NA Front Setback: NA Frontage at Setback: NA Side Setback: NA Rear Setback: NA Building Width: NA Building Height: NA

OUTDOOR SPACE TYPES: Rooftop landscape

USABLE PRIVATE OPEN SPACE: NA

4.6-6 1.3PROPERTY DEVELOPMENT SW6 4.6-7 BUILDING FRONTAGES

FRONTAGE TYPOLOGIES: Refer to section 5-3 Frontage Typologies in the General Development Standards.

Definitions

Building outline PRIVATE PL PUBLIC PRIVATE PL PUBLIC FRONTAGE FRONTAGE FRONTAGE FRONTAGE PL = Property line

PRIVATE PL PUBLIC FRONTAGE FRONTAGE

GALLERY

STOREFRONT STREET ARCADE PLAZA STREET ARCADE PLAZA STREET

Storefront Gallery Arcade

BUILDING ENTRIES: Primary entry on principal frontage

BUILDING ENVELOPE ARTICULATION: Ground Level: Min 70% transparent glass at the ground level on the principal frontage

Façade Length: NA

Façade Openings: Openings above the ﬁrst story on the principal frontage shall be Min 25% of the building wall area

Roofs: Buildings may have ﬂat or sloped roofs

Other: Balconies, porches, bay windows and other projections are encouraged and may be incorporated into the building setback

4.6-7 1.3PROPERTY DEVELOPMENT SW6 4.6-8 OFF STREET PARKING & LOADING