To be heard December 11, 2025Agenda Item No. 10

---

Staff Recommendation

Approve the DK-W (Downtown Knoxville Warehouse Subdistrict) district because it is consistent with changing conditions and compatible with surrounding development.

---

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 SHALL BE NECESSARY BECAUSE OF SUBSTANTIALLY CHANGED OR CHANGING CONDITIONS IN THE AREA AND DISTRICTS AFFECTED, OR IN THE CITY/COUNTY GENERALLY:
1. This request for a rezoning from the I-MU (Industrial Mixed-Use) district to DK-W (Downtown Knoxville, Warehouse Subdistrict) is compatible with significant changes to the immediate area. This property is adjacent to the newly opened multi-use stadium that hosts the Knoxville Smokies baseball and One Knoxville soccer teams and incorporates restaurant, retail, residential and public plaza components. The intent of the planned development was to connect this warehouse area to the Old City, and the stadium has become a catalyst for new mixed-use development in the area. This context supports the requested rezoning from an industrial district to the DK-W district and reflects the City's expanding downtown footprint around the stadium development.

THE PROPOSED AMENDMENT SHALL BE CONSISTENT WITH THE INTENT AND PURPOSE OF THE APPLICABLE ZONING ORDINANCE:
1. The DK district is intended to accommodate the unique development environment within the downtown area. In order to facilitate a built environment that enhances the varied character of areas downtown, it is divided into five subdistricts. The DK-W subdistrict is characterized by a mix of retail and warehouse uses around the rail line and E Jackson Avenue that continue approximately a block northwest of the subject property.
2. While the DK-W district currently exists exclusively on the west side of James White Parkway and Hall of Fame Drive, the subject property's location is a logical extension of this district to the east, and it complements City initiatives to better connect the two areas with streetscape and multimodal improvements. The subject property and surrounding lots are historically industrial with numerous warehouse buildings. This is consistent with the intent and character of the DK-W district.

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. This rezoning from the I-MU district would reduce the number of potentially noxious uses that could be permitted on the site, such as the General Industrial use. The DK-W district is more designed for the urban core where there is the potential for heavy foot traffic and dense residential development and amenities.
2. Unlike the I-MU district, the DK-W district has design standards that are evaluated by the Design Review Board. This level of architectural review and the property's location in a growing urban core of the City indicate that the DK-W district is appropriate. DK-W zoning should not cause adverse impacts on this transitioning 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 land use classification for this area in the Central City Sector Plan and the One Year Plan is MU-SD, CC3 (South of Magnolia Avenue Mixed-Use Special District). This designation describes how a mix of land uses should be allowed, including office, wholesale and retail commercial, warehousing and light manufacturing, and residential development. The MU-RC (Mixed Use Regional Center) designation is recommended within this Special District, which supports consideration of the DK zone.
2. This expansion of the DK-W district is consistent with the General Plan's Development Policy 4.10 to support downtown Knoxville's growth as a regional center of entertainment, professional services, government and finance. It is also consistent with Policy 4.11 to encourage housing and employment growth downtown to expand the market for retail, restaurants, and other services.

ADEQUATE PUBLIC FACILITIES ARE AVAILABLE INCLUDING, BUT NOT LIMITED TO, SCHOOLS, PARKS, POLICE AND FIRE PROTECTION, ROADS, SANITARY 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 property is located in an urban area with ample utility and transportation infrastructure to accommodate more intensive, pedestrian oriented development, which is consistent with a rezoning to the DK-W district.