Disposition Summary

Deny the MU-SD, SC-4 (Mixed Use Special District, Chapman Highway, Downtown to Martin Mill Pike) because it is not supported by changing conditions in the area. The HP (Hillside Protection Overlay) would be retained.

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Staff Recommendation

Deny the MU-SD, SC-4 (Mixed Use Special District, Chapman Highway, Downtown to Martin Mill Pike) because it is not supported by changing conditions in the area. The HP (Hillside Protection Overlay) would be retained.

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PURSUANT TO THE CITY OF KNOXVILLE ONE YEAR PLAN, CHAPTER 1, PLAN AMENDMENT, ONE OF THE FOLLOWING CRITERIA MUST BE MET FOR ALL ONE YEAR PLAN AMENDMENTS (may meet any of these):

AN ERROR IN THE PLAN.
1. Though the One Year Plan and South City Sector Plan maps are currently misaligned, the existing SWMUD II (South Waterfront Mixed Use District Type 2) land use designation was not the result of an error in the One Year Plan. The boundary for the SWMUD II district is based on the study boundaries of the 2006 South Waterfront Vision Plan and was created to expand consideration of mixed-use development from the neighboring form-based code district within the SWMUD I (South Waterfront Mixed Use District Type 1) land use classification.
2. The SWMUD II district allows for diverse uses and a range of development intensities and forms. The creation of the SWMUD II land use classification in the One Year Plan reflected the City's decision to consider a wider mix of uses and zoning districts where infrastructure and growing amenities enable it.

A SIGNIFICANT CHANGE IN THE DEVELOPMENT PATTERN, OR THE COMPLETION OF A PUBLIC IMPROVEMENTS (ROAD, PARK, SEWER), WHICH CHANGES THE BASIS ON WHICH THE PLAN WAS DEVELOPED FOR AN AREA.
1. The subject property is within 200 ft of the entrance to Fort Dickerson Park, where the City of Knoxville completed significant improvements in July 2025 to reopen the August Quarry.
2. The subject property is near the entrance of Chapman Highway south of the Henley Street Bridge and the Tennessee River waterfront. This area is one of the fastest-growing areas in the City, with several new apartment complexes and townhouse developments constructed within 0.75 miles since 2018. Additionally, there are two duplexes under construction directly abutting the subject property to the west. The significant trend in residential development has been accompanied by an increase in infill development of service-oriented and retail establishments, such as the Kerns Food Hall that opened in April 2024.
3. The primary distinction between the existing SWMUD II and the requested MU-SD, SC-4 (Chapman Highway District, Downtown to Martin Mill Pike) land use classifications is that the MU-SD, SC-4 class permits consideration of the C-H-1 (Highway Commercial) zoning district, which allows auto-oriented and higher intensity commercial uses by right. In contrast, the SWMUD II class permits zoning districts that require special use approval from the Planning Commission, which is appropriate to mitigate adverse impacts on the surrounding area.

A CHANGE IN PUBLIC POLICY, UNANTICIPATED BY THE PLAN.
1. There has not been a change in public policy pertaining to this area that was not anticipated by the plan.

NEW INFORMATION (INCLUDING NEW PLANS AND STUDIES PRODUCED BY KNOXVILLE-KNOX COUNTY PLANNING) BECOMING AVAILABLE, WHICH REVEALS THE NEED FOR A PLAN AMENDMENT.
1. No new plans or studies have been produced that reveal the need for a plan amendment at this location.