Disposition Summary

Approve the DK-W (Downtown Knoxville Warehouse Subdistrict) because it is consistent with adopted plans and surrounding development.

---

Staff Recommendation

Approve the DK-W (Downtown Knoxville Warehouse Subdistrict) because it is consistent with adopted plans and surrounding development.

---

The subject property was previously Norfolk Southern Railway Company right-of-way until it was relinquished in 2023. Per Section 3.2.B of the City of Knoxville's Zoning Ordinance, where a district boundary line is shown as being along a railroad right-of-way, the boundary of the railroad right-of-way controls. As such, the property was not assigned a zoning district and was labeled ROW (right-of-way) on the zoning map.

PURSUANT TO THE CITY OF KNOXVILLE ZONING ORDINANCE, SECTION 16.1.E, ALL OF THE FOLLOWING CONDITIONS MUST BE MET FOR ALL REZONINGS:
THE PROPOSED AMENDMENT IS NECESSARY BECAUSE OF SUBSTANTIALLY CHANGED OR CHANGING CONDITIONS IN THE AREA AND DISTRICTS AFFECTED, OR IN THE CITY GENERALLY.
1. Since the mid-2000s, rezonings in the surrounding area have primarily been to the central business zoning districts (now the DK districts) and I-MU (Industrial Mixed-Use).
2. The surrounding area has experienced a rapid increase in infill development over the last decade. In 2014, a former flour mill was repurposed into a retail and residential mixed-use development 200 ft east of the subject property. Along W Depot Avenue, the former Southern Railway Freight Depot and a former warehouse were repurposed into event venues, and the Regas Square mixed-use development opened in 2017, 355 ft to the west.
3. In April 2025, the Covenant Health Park multi-purpose stadium opened roughly 0.25 miles east of the subject property, which included the construction of two multi-family complexes adjacent to the stadium with ground-floor retail and dining spaces.


THE PROPOSED AMENDMENT IS CONSISTENT WITH THE INTENT AND PURPOSES OF THIS CODE.
1. The DK (Downtown Knoxville) district is intended to accommodate the unique development environment within downtown by facilitating development that reinforces and enhances the existing varied character areas of downtown Knoxville.
2. The DK-W (Downtown Knoxville Warehouse) subdistrict is intended to accommodate the area located primarily along Jackson Avenue and the rail yard to the north end of Downtown Knoxville, and is characterized by a mix of retail and warehouse/industrial uses in historically significant structures. The proposed rezoning meets the intent of the DK-W subdistrict.
3. Rezonings should be based on the entire range of uses allowed within a zone to ensure that any development brought forth at a future time would be compatible with the surrounding land uses. The rezoning would be compatible with the surrounding area, which consists primarily of properties zoned DK-W.

THE PROPOSED AMENDMENT SHALL NOT ADVERSELY AFFECT ANY OTHER PART OF THE CITY, NOR SHALL ANY DIRECT OR INDIRECT ADVERSE EFFECTS RESULT FROM SUCH AMENDMENT.
1. The DK-W district at this location will fill in a disjointed section of DK-W zoning along W Depot Avenue and permit development that is compatible with the surrounding area.
2. All development within the DK-W district must adhere to the development standards outlined in Section 5.5 of the City of Knoxville's Zoning Ordinance, which is intended to ensure consistency and appropriate design that is in harmony with the character of the area.

THE PROPOSED AMENDMENT SHALL BE CONSISTENT WITH AND NOT IN CONFLICT WITH THE KNOXVILLE-KNOX COUNTY GENERAL PLAN AND ITS COMPONENT PARTS, INCLUDING ADOPTED SECTOR PLANS, CORRIDOR PLANS, AND RELATED DOCUMENTS.
1. The subject property is designated MU-SD, MU-CC3 (Mixed Use Special District, South of Magnolia Avenue (SOMAG)) in the City's One Year Plan and Central City Sector Plan. The MU-CC3 district recommends a mix of office, wholesale and retail commercial, warehousing and light manufacturing, and residential development uses. The DK-W zoning district supports the intent of the MU-CC3 special district.
2. The proposed rezoning is consistent with the General Plan's Development Policy 4.11, to encourage housing and employment growth downtown to expand the market for retail, restaurants, and other services. It also supports Development Policy 4.10, to support downtown Knoxville's growth as a regional center of entertainment, professional services, government, and finance.

WHETHER ADEQUATE PUBLIC FACILITIES ARE AVAILABLE INCLUDING, BUT NOT LIMITED TO, SCHOOLS, PARKS, POLICE AND FIRE PROTECTION, ROADS, SANITARY SEWERS, STORM SEWERS, AND WATER LINES, OR ARE REASONABLY CAPABLE OF BEING PROVIDED PRIOR TO THE DEVELOPMENT OF THE SUBJECT PROPERTY IF THE AMENDMENT WERE ADOPTED.
1. This is an urbanized area with ample utility and facility infrastructure to support a rezoning of this site.
2. There are six Knoxville Area Transit bus stops within 0.25 miles of the subject property that can be accessed via sidewalks along W Depot Avenue and N Central Street.