sevier county 2014 - archive.knoxmpc.org development... · knoxville † knox county metropolitan...

Knoxville • Knox County Metropolitan Planning Commission

City County Building, Suite 403

400 Main Street

Knoxville, TN 37902

865-215-2500

email: [email protected]

www.knoxmpc.org

2014

KNOXVILLE • KNOX COUNTY • TENNESSEE

DEVELOPMENT ACTIVITY

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2014

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The 811 East Downtown apartments on Evolve Way in the Central City Sector

EXECUTIVE SUMMARY

• Building activity in Knox County jumped a healthy 26 percent this year as 2,502 residential and non-residential units were permitted.

• More than 2,400 new residential units were approved in 2014, the highest single-year total since the start of the Great Recession in 2008. In the past 10 years, half of all residential units were constructed between 2005 and 2007 (pre-recession), while the other half were built over the last seven years, 2008 to 2014.

• Houses (detached dwellings) and apartments (multi-dwellings) led this year’s charge, each contributing 1,100 units to the 2,400-unit residential total, a 91 percent share. Condos and townhomes (attached dwellings) and mobile homes rounded out the total.

• The value of residential construction increased from $294.6 million last year to $327.0 million in 2014. Among notable residential developments, two large apartment projects were permitted: Marble Alley Lofts (248 units) in the Central City Sector and The Cottages at Tazewell Pike (231 units) in the North City Sector.

• The number of commercial and industrial projects was down this year, reporting a drop of 25 percent since 2013, but the dollar-value of investment was up. The $123.4 million in total value represented a 46 percent increase over last year’s fi gures. Staybridge Suites (hotel, $16.7 million) in the Southwest County Sector and FedEx Distribution Center (shipping, $14.7 million) in the Northwest County Sector were two of the larger projects.

• A total of 84 residential and non-residential rezonings were approved in 2014, aff ecting 633 acres of property. Thirty-seven residential applications accounted for three quarters of the total acreage rezoned, while non-residential requests garnered 47 approvals and the remaining 25 percent of rezoned land.

• Agriculturally-zoned property converted by rezoning dropped from 794 acres last year to 292 acres in 2014. Agricultural-zone conversions accounted for a 46 percent share of all rezoned acreage this year.

• Residential subdivision activity was up in 2014. The 904 new lots approved this year were 81 percent more than last year’s total of 500. Similarly, total subdivided land (496 acres) increased from 2013 fi gures. The average residential subdivision was 6.9 acres in size and comprised of 12 lots.

• Non-residential subdivision activity was slower in 2014. The 18

approved projects were 12 fewer than last year’s total.

2005-2014 Agricultural Land Converted by Rezoning

YearResidential

AcreageNon-Residential

AcreageTotal

Acreage

2005 2,016 115 2,131

2006 1,208 803 2,011

2007 1,093 276 1,369

2008 393 222 615

2009 54 50 104

2010 22 12 34

2011 25 29 54

2012 28 46 74

2013 384 410 794

2014 275 17 292

Totals 5,498 1,980 7,478

2014 SUBDIVISION HIGHLIGHTS

Residential

Subdivision: The Glen at Hardin Valley Unit 2 Location: Hardin Valley Rd/Brooke Willow Blvd (Northwest County) Description: 72 lots on 22.5 acres

Subdivision: Hidden Meadows Unit 1 Location: Golden Cloud Lane/Gray Hendrix Road (Northwest County) Description: 56 lots on 18.9 acres

Subdivision: Cala Crossing Location: Beaver Creek Drive/Dry Gap Pike (North County) Description: 51 lots on 26.9 acres

Subdivision: Hunters Way Location: Hardin Valley Road/Gallaher Ferry Road (Northwest County) Description: 40 lots on 10.4 acres Subdivision: Willow Bay Location: Quarry Road/Emory Road (North County)

Description: 7 lots on 7.2 acres Subdivision: Rivers Edge Location: Island Home Avenue/Spence Place (South City) Description: 4 lots on 5.1 acres

2014 BUILDING ACTIVITY HIGHLIGHTS

Com

mer

cial

Project: Harper, Porsche and Jaguar Location: Parkside Drive (Southwest County) Description: $4.0 million, car dealership

Project: Ted Russell Kia Location: Parkside Drive (Southwest County) Description: $3.1 million, car dealership

Project: Mountain Commerce Bank Location: Kingston Pike (West City) Description: $3.0 million, bank

Indu

stri

al/M

edic

al

Project: FedEx Distribution Center Location: Bertelkamp Lane (Northwest County) Description: $14.7 million, shipping

Project: American Paper and Twine Location: Redfern Lane (Northwest County) Description: $2.4 million, warehouse and offi ce

Project: East Tennessee Children’s Hospital Location: Twenty-First Street (Central City) Description: $8.0 million, surgery & NICU expansion

Hote

l Project: Staybridge Suites Location: Campbell Lakes Drive (Southwest County) Description: $16.7 million, hotel

Com

mun

ity S

ervi

ces

Project: City of Knoxville Parking Garage Location: Walnut Street (Central City) Description: $10.6 million, 10-story parking garage

Project: Clear Springs Baptist Church Location: Tazewell Pike (Northeast County) Description: $7.6 million, place of worship

Ap

art

me

nts

Project: Marble Alley Lofts Location: State Street (Central City) Description: $21.6 million, 248 units

Project: The Bradford Apartments Location: Clinch Avenue (Central City) Description: $17.0 million, 73 units

Project: Rivers Edge Apartments Location: Sailmaker Way (South City) Description: $12.0 million, 134 units

Project: Greystone Vista Location: Panoramic Way (Northwest County) Description: $11.7 million, 156 units

Project: The Cottages at Tazewell Pike Location: Devon Springs Way (North City) Description: $10.3 million, 231 units

Project: 811 East Downtown Apartments Location: Evolve Way (Central City) Description: $7.5 million, 176 units

2005-2014 Value of New Construction

12$182,240,571

$220,829,495

$447,763,763

11$90,412,682

$141,333,366Non-Residential

Residential

08

07

06

05

$247,371,723$154,210,652

$266,592,921$420,624,975

$218,445,419

$168,389,225$421,500,893

09 $146,882,325$145,456,332

10$42,829,396

$201,566,007

$84,517,529$294,559,527

13

$123,372,788$327,031,064

14

2005-2014 Value of Renovations

14$124,222,399

12 $128,675,893$47,686,283

08

07

06

05

$63,917,633$160,749,233

$172,310,901$52,329,242

$138,060,507$43,406,474

$152,897,885$77,445,677

11$103,119,296

$48,252,882

09$110,216,131

$43,922,509

$129,634,287$50,144,976

10

13 $164,520,958$47,819,216

$58,504054

LEFT:

An artist’s concept of a fi nished Marble Alley Lofts

In April 2015 Marble Alley Lofts are under construction at the corner of Commerce Avenue and S. Central Street in downtown Knoxville.

§̈¦40

ANDERSON COUNTY

BLOUNT COUNTY

SEVIER COUNTY

LOUDON COUNTY

COUNTY

GRAINGER COUNTY

JEFFERSON COUNTY

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§̈¦640

§̈¦75

§̈¦140

§̈¦275

2014 RESIDENTIAL BUILDING ACTIVITY

Number of Units12 - 5

6 - 15

16 - 30

31 +

2014 BUILDING ACTIVITY

Sector

All Units Residential Non-Residential

TotalDetachedDwelling

Multi-Dwelling

MobileHome

AttachedDwelling

Total Commercial Industrial PublicQuasi-Public

Total

CITY PLANNING SECTORS

Central 599 22 571 0 0 593 5 0 0 1 6

East 23 19 2 0 0 21 1 0 1 0 2

North 292 21 239 30 0 290 2 0 0 0 2

Northwest 39 30 3 0 0 33 6 0 0 0 6

South 152 17 134 0 0 151 1 0 0 0 1

West 48 43 0 0 2 45 3 0 0 0 3

COUNTY PLANNING SECTORS

East 39 24 0 9 3 36 3 0 0 0 3

North 122 96 0 0 23 119 3 0 0 0 3

Northeast 135 100 0 28 6 134 0 0 0 1 1

Northwest 604 360 163 20 53 596 4 2 0 2 8

South 61 56 0 5 0 61 0 0 0 0 0

Southwest 388 325 0 1 38 364 24 0 0 0 24

Town of Farragut 119 92 0 0 22 114 5 0 0 0 5

City of Knoxville 913 153 725 0 4 882 30 0 0 1 31

Knox County (unincorporated) 1,470 868 387 93 99 1,447 19 0 1 3 23

All Sectors 2,502 1,113 1,112 93 125 2,443 52 2 1 4 59

% Share of All Sectors Total 44.5 44.4 3.7 5.0 97.6 2.1 0.1 0.0 0.2 2.4

Note: Many sector boundaries include portions of both City of Knoxville and unincorporated Knox County. As a result, sums of City Sector fi gures will not match City of Knoxville fi gures.

2014 SUBDIVISIONS

Sector

All Subdivisions Residential Non-Residential

TotalSubdivisions

TotalLots

TotalAcreage

Subdivisions Lots Acreage Subdivisions Lots Acreage


Central 6 11 20.0 1 3 2.0 5 8 18.0

East 3 39 9.9 2 36 7.9 1 3 2.0

North 0 0 0.0 0 0 0.0 0 0 0.0

Northwest 4 51 18.1 3 50 17.2 1 1 0.9

South 3 7 6.5 2 3 1.4 1 4 5.1

West 7 48 20.0 6 46 17.3 1 2 2.7


East 0 0 0.0 0 0 0.0 0 0 0.0

North 14 139 110.9 11 129 99.5 3 10 11.4

Northeast 9 79 71.9 6 73 45.3 3 6 26.6

Northwest 27 373 156.3 27 373 156.3 0 0 0.0

South 5 10 52.2 4 8 50.3 1 2 1.9

Southwest 12 192 122.7 10 183 99.1 2 9 23.6

ALL SECTORS 90 949 588.5 72 904 496.3 18 45 92.2

Note: Only approved fi nal plats are included in this report.

2005-2014 SUBDIVISIONSNew Lots Created

Non-Residential

Residential

13 50049

11 49018

10

07

06

05

08 1,05776

2,719

3,631

3,926

562

111

148

136

78

09 774113

12 52870

14 90445


Construction site of the Bradford Apartments on Clinch Avenue in the Fort Sanders neighborhood

The Cottages at Tazewell Pike are apartments in the North City Sector.

131110070605 08 09 12

3,858

4,185

3,989

2,132

1,483

1,776

997

1,589 1,907

275 199307

201 101 60 69 98 75

2014 REZONINGS

SectorAll Rezonings Residential Non-Residential

Rezonings Acreage Rezonings Acreage Rezonings Acreage


Central 21 23.3 5 8.2 16 15.1

East 2 6.9 0 0.0 2 6.9

North 4 9.9 0 0.0 4 9.9

Northwest 1 9.0 1 9.0 0 0.0

South 3 3.9 0 0.0 3 3.9

West 8 149.4 4 92.9 4 56.5


East 2 7.9 0 0.0 2 7.9

North 8 68.1 5 31.9 3 36.2

Northeast 5 19.6 3 16.2 2 3.4

Northwest 17 152.1 11 144.4 6 7.7

South 4 3.9 1 0.7 3 3.2

Southwest 9 178.6 7 165.5 2 13.1

ALL SECTORS 84 632.6 37 468.8 47 163.8

2014 NET UNIT ADDITIONS

Sector


NetAdditions

NewUnits

DemolitionsNet

AdditionsNewUnits

DemolitionsNet

Additions


Central 555 593 25 568 6 19 -13

East 9 21 9 12 2 5 -3

North 285 290 6 284 2 1 1

Northwest 31 33 7 26 6 1 5

South 141 151 5 146 1 6 -5

West 24 45 6 39 3 18 -15


East 39 36 0 36 3 0 3

North 122 119 0 119 3 0 3

Northeast 135 134 0 134 1 0 1

Northwest 597 596 6 590 8 1 7

South 61 61 0 61 0 0 0

Southwest 377 364 1 363 24 10 14

ALL SECTORS 2,376 2,443 65 2,378 59 61 -2

2005-2014 NET RESIDENTIAL UNITS

SectorNewUnits

DemolitionsNet

Additions


Central 2,687 679 2,008

East 534 108 426

North 1,894 110 1,784

Northwest 1,126 84 1,042

South 797 142 655

West 584 87 497


East 782 9 773

North 2,646 19 2,627

Northeast 1,807 14 1,793

Northwest 5,980 50 5,930

South 1,366 49 1,317

Southwest 4,156 105 4,051

ALL SECTORS 24,359 1,456 22,903

Residential

Request: 83 acres: R1-E (Low Density Exclusive Residential) Location: Sutherland Avenue/Forest Heights Blvd (West City) Proposed Use: Detached residential

Request: 67 acres: A (Agricultural) Location: Thistledown Lane/Mystic Ridge Road (Southwest County) Proposed Use: Residential

Request: 63 acres: PR (Planned Residential) Location: Snyder Road/Lovell Road (Northwest County) Proposed Use: Multi-dwelling residential

Request: 45 acres: PR (Planned Residential) Location: Northshore Drive/Choto Road (Southwest County) Proposed Use: Residential

Request: 36 acres: PR (Planned Residential) Location: Black Road/Campbell Station Road (Northwest County) Proposed Use: Residential

2014 REZONING HIGHLIGHTS

Non-Residential

Request: 54 acres: OS-2 (Park and Open Space) Location: Lyons View Pike/Northshore Drive (West City) Proposed Use: Lakeshore Park

Request: 20 acres: A (Agricultural) Location: Highland View Road/Shade Weaver Road (North County) Proposed Use: Farm

Request: 10 acres: A (Agricultural) & F (Floodway) Location: Berkford Road/Hannah Brook Road (North County) Proposed Use: Rescue farm

Request: 6 acres: C-4 (Highway and Arterial Commercial) Location: Callahan Drive/South I-75 (North County) Proposed Use: Auto dealership

14

Non-Residential

Residential

2,443

59

2005-2014 BUILDING UNITS

Site preparation for the Rivers Edge apartments off Island Home Avenue in the South City Sector, April 2015In the Northwest County Sector, Greystone Vista apartments are under construction.

§̈¦40

ANDERSON COUNTY

BLOUNT COUNTY

SEVIER COUNTY

LOUDON COUNTY

COUNTY

GRAINGER COUNTY

JEFFERSON COUNTY

§̈¦40

§̈¦640

§̈¦75

§̈¦140

§̈¦275


Number of Units12 - 5

6 - 15

16 - 30

31 +

2014 BUILDING ACTIVITY

Sector


TotalDetachedDwelling

Multi-Dwelling

MobileHome

AttachedDwelling

Total Commercial Industrial PublicQuasi-Public

Total


Central 599 22 571 0 0 593 5 0 0 1 6

East 23 19 2 0 0 21 1 0 1 0 2

North 292 21 239 30 0 290 2 0 0 0 2

Northwest 39 30 3 0 0 33 6 0 0 0 6

South 152 17 134 0 0 151 1 0 0 0 1

West 48 43 0 0 2 45 3 0 0 0 3


East 39 24 0 9 3 36 3 0 0 0 3

North 122 96 0 0 23 119 3 0 0 0 3

Northeast 135 100 0 28 6 134 0 0 0 1 1

Northwest 604 360 163 20 53 596 4 2 0 2 8

South 61 56 0 5 0 61 0 0 0 0 0

Southwest 388 325 0 1 38 364 24 0 0 0 24

Town of Farragut 119 92 0 0 22 114 5 0 0 0 5

City of Knoxville 913 153 725 0 4 882 30 0 0 1 31

Knox County (unincorporated) 1,470 868 387 93 99 1,447 19 0 1 3 23

All Sectors 2,502 1,113 1,112 93 125 2,443 52 2 1 4 59

% Share of All Sectors Total 44.5 44.4 3.7 5.0 97.6 2.1 0.1 0.0 0.2 2.4

Note: Many sector boundaries include portions of both City of Knoxville and unincorporated Knox County. As a result, sums of City Sector fi gures will not match City of Knoxville fi gures.

2014 SUBDIVISIONS

Sector

All Subdivisions Residential Non-Residential

TotalSubdivisions

TotalLots

TotalAcreage

Subdivisions Lots Acreage Subdivisions Lots Acreage


Central 6 11 20.0 1 3 2.0 5 8 18.0

East 3 39 9.9 2 36 7.9 1 3 2.0

North 0 0 0.0 0 0 0.0 0 0 0.0

Northwest 4 51 18.1 3 50 17.2 1 1 0.9

South 3 7 6.5 2 3 1.4 1 4 5.1

West 7 48 20.0 6 46 17.3 1 2 2.7


East 0 0 0.0 0 0 0.0 0 0 0.0

North 14 139 110.9 11 129 99.5 3 10 11.4

Northeast 9 79 71.9 6 73 45.3 3 6 26.6

Northwest 27 373 156.3 27 373 156.3 0 0 0.0

South 5 10 52.2 4 8 50.3 1 2 1.9

Southwest 12 192 122.7 10 183 99.1 2 9 23.6

ALL SECTORS 90 949 588.5 72 904 496.3 18 45 92.2

Note: Only approved fi nal plats are included in this report.

2005-2014 SUBDIVISIONSNew Lots Created

Non-Residential

Residential

13 50049

11 49018

10

07

06

05

08 1,05776

2,719

3,631

3,926

562

111

148

136

78

09 774113

12 52870

14 90445


Construction site of the Bradford Apartments on Clinch Avenue in the Fort Sanders neighborhood

The Cottages at Tazewell Pike are apartments in the North City Sector.

EXECUTIVE SUMMARY

• Building activity in Knox County jumped a healthy 26 percent this year as 2,502 residential and non-residential units were permitted.

• More than 2,400 new residential units were approved in 2014, the highest single-year total since the start of the Great Recession in 2008. In the past 10 years, half of all residential units were constructed between 2005 and 2007 (pre-recession), while the other half were built over the last seven years, 2008 to 2014.

• Houses (detached dwellings) and apartments (multi-dwellings) led this year’s charge, each contributing 1,100 units to the 2,400-unit residential total, a 91 percent share. Condos and townhomes (attached dwellings) and mobile homes rounded out the total.

• The value of residential construction increased from $294.6 million last year to $327.0 million in 2014. Among notable residential developments, two large apartment projects were permitted: Marble Alley Lofts (248 units) in the Central City Sector and The Cottages at Tazewell Pike (231 units) in the North City Sector.

• The number of commercial and industrial projects was down this year, reporting a drop of 25 percent since 2013, but the dollar-value of investment was up. The $123.4 million in total value represented a 46 percent increase over last year’s fi gures. Staybridge Suites (hotel, $16.7 million) in the Southwest County Sector and FedEx Distribution Center (shipping, $14.7 million) in the Northwest County Sector were two of the larger projects.

• A total of 84 residential and non-residential rezonings were approved in 2014, aff ecting 633 acres of property. Thirty-seven residential applications accounted for three quarters of the total acreage rezoned, while non-residential requests garnered 47 approvals and the remaining 25 percent of rezoned land.

• Agriculturally-zoned property converted by rezoning dropped from 794 acres last year to 292 acres in 2014. Agricultural-zone conversions accounted for a 46 percent share of all rezoned acreage this year.

• Residential subdivision activity was up in 2014. The 904 new lots approved this year were 81 percent more than last year’s total of 500. Similarly, total subdivided land (496 acres) increased from 2013 fi gures. The average residential subdivision was 6.9 acres in size and comprised of 12 lots.

• Non-residential subdivision activity was slower in 2014. The 18

approved projects were 12 fewer than last year’s total.

2005-2014 Agricultural Land Converted by Rezoning

YearResidential

AcreageNon-Residential

AcreageTotal

Acreage

2005 2,016 115 2,131

2006 1,208 803 2,011

2007 1,093 276 1,369

2008 393 222 615

2009 54 50 104

2010 22 12 34

2011 25 29 54

2012 28 46 74

2013 384 410 794

2014 275 17 292

Totals 5,498 1,980 7,478

2014 SUBDIVISION HIGHLIGHTS

Residential

Subdivision: The Glen at Hardin Valley Unit 2 Location: Hardin Valley Rd/Brooke Willow Blvd (Northwest County) Description: 72 lots on 22.5 acres

Subdivision: Hidden Meadows Unit 1 Location: Golden Cloud Lane/Gray Hendrix Road (Northwest County) Description: 56 lots on 18.9 acres

Subdivision: Cala Crossing Location: Beaver Creek Drive/Dry Gap Pike (North County) Description: 51 lots on 26.9 acres

Subdivision: Hunters Way Location: Hardin Valley Road/Gallaher Ferry Road (Northwest County) Description: 40 lots on 10.4 acres Subdivision: Willow Bay Location: Quarry Road/Emory Road (North County)

Description: 7 lots on 7.2 acres Subdivision: Rivers Edge Location: Island Home Avenue/Spence Place (South City) Description: 4 lots on 5.1 acres

2014 BUILDING ACTIVITY HIGHLIGHTS

Com

mer

cial

Project: Harper, Porsche and Jaguar Location: Parkside Drive (Southwest County) Description: $4.0 million, car dealership

Project: Ted Russell Kia Location: Parkside Drive (Southwest County) Description: $3.1 million, car dealership

Project: Mountain Commerce Bank Location: Kingston Pike (West City) Description: $3.0 million, bank

Indu

stri

al/M

edic

al

Project: FedEx Distribution Center Location: Bertelkamp Lane (Northwest County) Description: $14.7 million, shipping

Project: American Paper and Twine Location: Redfern Lane (Northwest County) Description: $2.4 million, warehouse and offi ce

Project: East Tennessee Children’s Hospital Location: Twenty-First Street (Central City) Description: $8.0 million, surgery & NICU expansion

Hote

l Project: Staybridge Suites Location: Campbell Lakes Drive (Southwest County) Description: $16.7 million, hotel

Com

mun

ity S

ervi

ces

Project: City of Knoxville Parking Garage Location: Walnut Street (Central City) Description: $10.6 million, 10-story parking garage

Project: Clear Springs Baptist Church Location: Tazewell Pike (Northeast County) Description: $7.6 million, place of worship

Ap

art

me

nts

Project: Marble Alley Lofts Location: State Street (Central City) Description: $21.6 million, 248 units

Project: The Bradford Apartments Location: Clinch Avenue (Central City) Description: $17.0 million, 73 units

Project: Rivers Edge Apartments Location: Sailmaker Way (South City) Description: $12.0 million, 134 units

Project: Greystone Vista Location: Panoramic Way (Northwest County) Description: $11.7 million, 156 units

Project: The Cottages at Tazewell Pike Location: Devon Springs Way (North City) Description: $10.3 million, 231 units

Project: 811 East Downtown Apartments Location: Evolve Way (Central City) Description: $7.5 million, 176 units

2005-2014 Value of New Construction

12$182,240,571

$220,829,495

$447,763,763

11$90,412,682

$141,333,366Non-Residential

Residential

08

07

06

05

$247,371,723$154,210,652

$266,592,921$420,624,975

$218,445,419

$168,389,225$421,500,893

09 $146,882,325$145,456,332

10$42,829,396

$201,566,007

$84,517,529$294,559,527

13

$123,372,788$327,031,064

14

2005-2014 Value of Renovations

14$124,222,399

12 $128,675,893$47,686,283

08

07

06

05

$63,917,633$160,749,233

$172,310,901$52,329,242

$138,060,507$43,406,474

$152,897,885$77,445,677

11$103,119,296

$48,252,882

09$110,216,131

$43,922,509

$129,634,287$50,144,976

10

13 $164,520,958$47,819,216

$58,504054

LEFT:

An artist’s concept of a fi nished Marble Alley Lofts

In April 2015 Marble Alley Lofts are under construction at the corner of Commerce Avenue and S. Central Street in downtown Knoxville.

Knoxville • Knox County Metropolitan Planning Commission

City County Building, Suite 403

400 Main Street

Knoxville, TN 37902

865-215-2500

email: [email protected]

www.knoxmpc.org

2014

KNOXVILLE • KNOX COUNTY • TENNESSEE

DEVELOPMENT ACTIVITY

§̈ ¦40

AN

DER

SON

C

OU

NTY

BLO

UN

T C

OU

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SEVI

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UN

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LOU

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CO

UN

TY

UN

ION

C

OU

NTY

GR

AIN

GER

C

OU

NTY

JEFF

ERSO

N

CO

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TY

§̈ ¦40

§̈ ¦640

§̈ ¦75

§̈ ¦140

§̈ ¦275

2014

RES

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L SU

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ION

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Num

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f Lot

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20

21 -

30

31 -

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41 +

20

14

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DIV

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The 811 East Downtown apartments on Evolve Way in the Central City Sector

sevier county 2014 - archive.knoxmpc.org development... · knoxville † knox county metropolitan...

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