The workers say their paychecks are two weeks late. The company responds they will pay the workers next week (now Jan 2.).

Later, a manager did call 6 News back and said the company promised to pay the workers no later than next Wednesday.

Employers really should not do this to their employees, contractors, etc. Back in August, 2006, they said, "Estimated at more than $30 million, the property has already sold half of its 122 units and is being touted as the cornerstone of change for South Knoxville. "

I hope this is not the foundation of what is to come for the SoKno waterfront.

Unsightly water towers, unpaid workers. What next?

From the City of Knoxville:

The City of Knoxville and Southshore Properties LLC announced plans today for a major project located in the city’s 20-year South Waterfront redevelopment plan area.

The cooperative effort includes construction of 137 new residential units with an estimated value of $58.6 million by Southshore Properties - a newly-formed partnership between Mike and Kelly Conley and Mike Stevens - north of the intersection of Barber Street and Langford Avenue in conjunction with $10.7 million worth of street and park improvements by the city.

The city's improvements will include:

• A roundabout (traffic circle) will be constructed at the realigned intersection of Sevier Avenue, Island Home Avenue, and Lincoln Street;

• Reconstruction of Lincoln Street will extend it approximately 600 feet from the new roundabout to the river;

• A new public boat ramp and pier will be built at the end of Lincoln Street;

• A new segment of River Road will be built parallel to the river, extending 1,800 feet from Lincoln Street to Barber Street;

• Reconstruction of Langford Avenue (no Right-of-Way acquisition on south side);

• Side street extensions of Barber, Claude, Dixie, and a yet-to-be named street will be built, connecting to Langford Avenue;

• A 5-acre riverfront park will be created; and

• A 1,800-feet long segment of the riverwalk will be built parallel to the River Road.

I'm a little surprised, because at the public unveiling of the "vision plan", this area was slated for development ten years or so out, if I recall correctly.

Anyway, this sounds like an outstanding project that will jump start (or practically complete?) the South Waterfront project if delivered as advertised. Read the full press release here, which has some drawings.

P.S. The press release telegraphs the likely TIFs: "When completed, the Southshore Properties project is estimated to generate more than $800,000 annually in property taxes. If all properties along Lincoln Street and River Road are developed, the annual property taxes would be more than $1.5 million." This could mean approx. $16 million in TIFs, right?

The Knoxville News Sentinel reports today on a new development planned for the South Waterfront in the Island Home area:

Clay Landers of Atlanta-based Camden Management Partners said his firm has 12 acres near Island Home Avenue under contract and is planning a 60-slip marina, a residential development and possibly some light commercial uses on the site.

According to the article, there could be up to 150 residential units, probably apartments later converted to condos. Based on the description of the property, it's the old tank farm right at the entrance to Island Home. One of the parcels is the river bank just across Island Home.

This was interesting:

David Hill, who's heading up waterfront planning for the city, said Knoxville officials are supportive of the plan and have even taken a preliminary look at the cost of shifting Island Home Avenue 20 to 30 feet away from the shoreline in order to provide more room for retail spots on the riverwalk side of the property.

I always wondered what they were thinking when they built Island Home Ave. so close to the river down there. Guess this would take care of that.

Knoxville Mayor Bill Haslam has scheduled a press conference for Tuesday, Dec. 11th at 2:30 PM. He is expected to make a major announcement regarding the South Waterfront project. Anybody know what it might be?

(Click image for larger view)

This huge monstrosity suddenly appeared on the South Waterfront over the weekend. Apparently it's a KUB water tower, and required no approval or coordination with the City.

Wonder what the South Waterfront project folks think about it? It certainly doesn't help the view from Club Le Conte (where this photo was taken from) either.

UPDATE: Another view submitted by a reader (click for larger image):

Link...

The City of Knoxville South Waterfront Development Department has published a newsletter (PDF Format) with current information regarding the project.

Highlights:

• Apparently some residents in the area are still concerned about homes being condemned and acquired. The City says: "We have not and will not condemn any homes unless they have reached the point of dilapidation and are no longer habitable, and the homeowner refuses to fix the problem. KCDC and the SW Advisory Board are working toward solutions to avoid condemnation in the long term."

Question: are there any homes in the area suspected of being condemned?

The New York Times real estate section has this article on the South Waterfront project and downtown residential development. Is that like the cover of Rolling Stone for real estate?

(By way of Michael Silence)

The Knoxville News Sentinel has this article about this afternoon's upcoming City Council workshop in which Councilman Steve Hall embraces the public process, developers show up at the 11th hour (after private meetings with city officials and consultants), lawyers get involved, and Councilman Joe Hultquist remarks about varying nonconformity.

From time to time, I've read the blog comments about the South Waterfront project. For those who intend to participate in the process, the MPC will consider making a recommendation on the SW Code at their February 8th Regular Meeting. City Council will not consider the SW Code at their Jan 16th meeting, as had been tentatively scheduled. As the SW Senior Director, I intend to continue addressing any issues raised, and to seek resolution if possible. If MPC does not postpone the SW Code and passes it on to the City Council, then City Council will likely begin its formal review of the code on February 13th. We'll post any new public meetings on the city's website (www.cityofknoxville.org\southwaterfront).

Throughout the South Waterfront process, we have endeavored to provide any information available to any interested citizen. We have also listened to public input and made sincere efforts to reflect what we heard, not only during the development of the Vision Plan, but also through many revisions to the five drafts of the SW Code that have been generated thus far.

The point I want to make is that public debate of the SW Code is welcome and will improve the final product. All participants in the process are serving their interests well, including waterfront property owners, neighborhood residents, Oversight Committee members, members of the general public, MPC Commissioners, and Citiy Council. And yes, I would venture to say that city administrative officials and the SW consultants are also performing well. Although there have been some tough choices and a few emotional disagreements, never once have I felt that any participant did not have sincere concerns about the future health of the South Waterfront.

For all the rhetoric and philosophic discussions, I have a few comments. First, the South Waterfront project has a 20-year life and will be continually monitored to avoid placing any additional burdens on city taxpayers. Existing industrial sites may continue to operate for as long as they like, and may rebuild or expand their current operations. This will remain the case until such time as the property owner decides there is a compelling economic agrument to relocate and either sell or redevelop their property. The same is true for neighborhood property owners - it will remain a private decision to stay, sell, improve, expand, or redevelop their own property. We will also work to develop Homeowner Assistance programs for residents who face financial challenges and want to stay. While we have released a Draft Financial Strategy for South Waterfront Public Improvements, we have never said that we have all the money we need, nor have we said that all needed funds would come from city taxpayers. Several different funding sources have to be aggressively pursued, including state & federal grants and private donations. Many cities have enjoyed considerable implementation success using private donations. The financial monitoring referenced above will include a side-by-side comparison of private vs. public investment. There will be some front-ending of public improvements as stand-alones or through development agreements, but certainly not to the extent of "If we build it, they (private investors) will come."

The South Waterfront has never been portrayed as a superior lifestyle choice as compared to suburban or rural locales. It's ability to capture no more than (and typically less than) 2-3% of the regional market share for different land uses shows that it is more of a niche market than it is a dominant shift in urban lifestyle preferences. I believe the creation of another lifestyle choice enriches our entire community.

The final comment I have is that of trying to reach public concensus. I have a different perspective than others. My advocacy position (and job) is to facilitate open debate and public decision-making. I want to be able to say that a realistic plan has been adopted that will not become a shelf document. I'd like to be able to say that we have assembled an array of tools, including a TIF district, the SW Code, and capture of grant funds and private donations that enable high quality, market driven redevelopment of the South Waterfront. The challenge is that I have not said that every person's concerns will be resolved to their own satisfaction. I truly respect everyone's right to express and advance their own interests, and whenever possible, we have made changes to the better. The decision to present the current version of the SW Code to the MPC and City Council is derived from a judgement call, and I never said that either myself or the SW consultants are the sole arbiters in the process. We try to listen to all the comments, debates, and arguments, which in several cases are conflicting - and try to exercise proper professional and ethical judgment. That's why MPC and City Council are properly positioned to receive professional recommendations and public hearing comments before making their final decisions - democracy in action.

I will continue to defend the South Waterfront process as a good one - public input has been consistent throughout. My only ask is that we maintain civility and don't assign questionable or rotten motives to those who disagree with us. I'm amazed at the things people can say to each other when they are not talking face to face.

After several inquiries I finally recieved an answer to the off street parking requirements for the South Waterfront zones and the answer is ...... Zero.

You heard that right folks... none, zip, zilch, nada. After all these years of bellyaching about Not Enough Parking downtown we're building another downtown with no required parking. Even Joe Hultquist, Mr. Mass Transit himself, says some parking should be required in new developments.

The astonishing thing is with all the public meetings and all the public input the possibility of NO REQUIRED PARKING never came up. Nor was it explained to the residents that Form Based Code meant that there was NO LIMIT to the number of units that could go into a building (other than minimum size requirements).

Needless to say I am quite disillusioned with this so called "Public Process" Oh yeah, we did get to keep our chain link fences and the SW-1 building height is 2 1/2 stories instead of 3 but that's about the extent of the public input.

I'd like to hear from people who attended the South Waterfront public input meetings at the Kerbela Temple.

This was supposed to be a grand example of public process. I thought I heard the overwhelming public sentiment was to maintain and support the neighborhoods. If you heard that will you PLEASE let your council person or the newspaper or any media know?

Now we're down to the zoning regulations and hmmm... here's an 11,250 square foot building in the low density zone SW-1 zone. But wait- right across the street on the north side of Scottish Pike it's hmmm... well let's see you could have 100,000 square feet on a 200 x 150'lot. Hey, that dwarfs Rivertowne and Rivertowne was built on several acres. I thought SW -2 was supposed to be a buffer. (BTW, Rivertowne is nowhere near sold out).

So Dave Hill has finally admitted that the community he cares about is the community of builders and lot flippers and the few homeowners who want to sell out.
Yes Bubba, you told me so.

I hope #9 is properly indignant about all the money that was wasted on this so called public process.

There's still hope. This still has to go to council. And the majority do seem to support neighborhoods these days. So please call or write and get the word out to others you saw at the meetings.

First and foremost I'd like to encourage y'all to drop by for pumpkin pie at the Greek Chevron on Chapman Highway. When hot out of the oven it is out of this world. Unlike the traditional pumpkin pie it is made with filo dough for crust and the filling has a chunky texture and great flavor. A slice is $1.50 and you can order a whole pie for $14.95. Limited time only.

As for the South Waterfront project I don't know what to report. It seems to have gone from "let's save the quaint neighborhoods" to "well we'll keep the form of the neighborhoods but new buildings can be 3 1/2 stories high but don't worry they'll fit in just fine because of all the street trees we'll plant after we squeeze a 50' road section into a 35' wide r.o.w...."

One thing I do know is that the Greek Chevron is slated to become a park. I hope that they can find a replacement location in the neighborhood.

WATE reports that the homes in the waterfront area are doomed and will eventually be taken for development. No mention of only targeting dilapidated homes, or plans to preserve the neighborhoods, or appeals to council. I don't think they bothered to read the plan, or interview Dave Hill. Why bother when sensationalist news brings viewers?

The image of people continuing to live in their homes and getting help from the city for repairs is kind of boring, actually.

Along with 18 other members of the public, I attended the Tuesday community meeting at the 'drop-in' center. Dave Hill (COK) chaired and Alvin Nance (KCDC) took notes. City Council member Joe Hultquist took pictures.

While I have extensive comments on the proceedings, I'll briefly summarize them as follows:

The area included in the Plan - which curiously did NOT appear in the published notice for the August 14 KCDC public hearing - is substantially larger than the 20-year Vision Plan (the master plan) with which the community has become familiar.

In my opinion, the Redevelopment Area should include ONLY the area for which there is a master plan. If the city wishes to produce a master plan for the ridge, they should do so and submit it to the public and Council for approval.

In the absence of a master plan, the inclusion of the ridge in the Redevelopment Area threatens property owners within its boundary. Assurances to the contrary within the Redevelopment Plan in effect contradict state law regarding eminent domain which gives the right to "the acquisition of property by a housing authority or community development agency for urban renewal or redevelopment under Title 13, Chapters 20 and 21." Whatever KCDC promises, it can't change the law.

The law further states that "land acquired by eminent domain may be sold, leased, or otherwise transferred to another public entity or to a private person or entity if fair market value is received for the land."

As it stands, the Redevelopment and Urban Renewal Plan, Draft, September 2006, should be rejected.

The MPC has released a draft of the Chapman Highway Corridor Study. You can access from the MPC website.

Interesting looking plan with many nice features. Hope I'm still around to see it implemented!

A couple of new developments on the South Knox Waterfront project. First up, MPC held a meeting yesterday to unveil plans for how Chapman Highway will fit into the project. WBIR has this report. No other details are available at the MPC or City websites at this time, will update when something appears.

Second, a public workshop will be held tonight on the new form-based zoning guidelines that will be used in the project redevelopment areas. The meeting is at 6 PM at the Kerbela Shriners Temple, 315 Mimosa Ave. The Knoxville News Sentinel has this report.

From the City, here is a "pocket guide" to the proposed form-based design guidelines (PDF format). Hope you have big pockets, the print size is 38 inches X 22 inches!

A draft Knoxville South Waterfront Development and Urban Renewal Plan has been prepared by Knoxville's Community Development Corporation (KCDC) at the request of the City. A copy of the draft is here (PDF format).

The plan includes a map of the Redevelopment and Urban Renewal area showing the boundaries. It encompasses a huge area from the end of Scottish Pike on the west, to (but not including) Island Home on the east, and going south to include Fort Dickerson Park and businesses along Chapman Highway out almost to Woodlawn Pike and all of Old Sevier. It stops around Lippencott before reaching South Haven or beyond. Carl's Lane, between Scottish Pike and Cherokee Trail, is curiously "notched out" and excluded. (It probably has nothing to do with the fact that City Councilman Steve Hall owns four properties there as some have suggested.)

The plan raises concerns for residents and business owners in the urban renewal area. It says that the "Redevelopment Area clearly contains significant components of blight" (as defined by Tennessee state law). This will likely come as quite a surprise to owners of going concerns such as Ruby Tuesday's and the Disc Exchange on Chapman Highway, or the numerous homeowners who have rehabbed properties in the Old Sevier and Scottish Pike neighborhoods.

Why should they be concerned?

According to the plan, the City can take property (after a process of notification and reviewing rehab proposals from affected property owners) for any of the following reasons:

• The property is dilapidated as defined by state law.
• The property's use is inappropriate or incompatible with the the plan, or it is obsolete.
• The property is needed for infrastructure improvements.
• The property doesn't comply with building codes or as yet to be determined design guidelines under the plan.
• The property's use is "deleterious to the growth of the City."

That covers a lot of territory, or as the plan notes, it "provides broad guidelines." Technically, under state law any property within the project boundary could be taken within these guidelines. And despite the city's assurances, the plan also allows for taking property by eminent domain. The plan does, however, allow for relocation assistance.

And while the plan notes that single family residential structures in the Old Sevier and Scottish Pike neighborhoods are not targeted as "redevelopment candidates" in the Vision Plan (which is incorporated as part of the redevelopment and urban renewal plan), "acquisition for public ownership and improvement will likely affect several of these residential properties."

The plan establishes a Tax Increment Financing zone within the entire project boundary, although such financing will be used for infrastructure and not for funding private development. However, the plan notes (as has been discussed here before) that the estimated cost of infrastructure improvements is $139 million, while projected TIF financing would only cover about $60 million. Private donations, state grants, federal grants, and City capital funds will make up the difference.

One final note of interest is that the plan, if adopted by the City, will authorize KCDC to take any action in furtherance of the plan without further approval by the City.

Photos from some of the affected areas after the jump...

I stopped by the Greek Deli at the Chapman Highway Chevron and ordered the Gyro which was quite good with a refreshing sour cream(?) sauce. I got a free sample of Al-Hubh sauce thinking this might be good to take to a party as a dip but anyone who came near would get garlic breath not to mention the poppyseeds might get your drug tested pals thrown off the job. The service was cheerful but a bit slow as a family of former Katrina evacuees on their way to Pennsylvania from Texas had arrived right before me. Usually you get pretty quick service. Pretty good baklava, too.

Now that I’ve gotten your attention, shall we discuss the urban renewal that’s threatening this place of business? I asked the owner where she would go if the city took the deli for a park and she said “I’ll answer that when the city really does take this for a park… meanwhile I’ve got enough things to worry about” and “this building’s been here 60 years, it’s not going anywhere”. Now I’m confused. I thought denial was a river in Egypt, what’s it doing in a Greek Deli? More likely she was so busy with the store she didn’t read the paper.

Now the city is all set to advertise an urban redevelopment zone. The city says they’re going to protect the neighborhoods but haven’t quite gotten around to giving out any legal language to that effect. There’s not even a pretense they’ll protect the businesses on Chapman Highway. My heart won’t break if the muffler place moves a little farther out but a convenience store/deli is a real asset to the neighborhood. Can this kind of place afford the rent in a brand new condo tower?

Dave Hill asked citizens for input on the latest step in the South Waterfront development project Thursday night, held in sweltering heat at the Drop-In Center on Sevier Avenue.
An inadequate air conditioner made it difficult for attendees to keep their cool. The topics under discussion were just as hot.

#9, maybe you should take another look at the Vision Plan. I just did, and the Market Study has now been added as an appendix.

http://www.cityofknoxville.org/southwaterfront/visionplan/default.asp

Happy reading!

In the world of television there is a phrase that describes desperation and stupidity, the point where the show tips towards oblivion. That phrase is “jumping the shark”. This comes from the long running series “Happy Days” where in the final season the script writers were so desperate for a bit for sweeps week they had Fonzie (Catch phrase “Aaaay”) water skiing over a ski jump where he jumped over a shark.

In Knoxville City Government the equivalent of “jumping the shark” is, “Where is the glass dome”? This signifies the point in time when City Government (Catch phrase “If you build it they will come”) loses their ability to know when a project will work.

My only question for the South Knox Riverfront project is, “Where is the glass dome”?

The City of Knoxville has released financial projections for the South Waterfront project. The report is here (PDF format). It contains some fairly detailed, and interesting, information about projected costs and sources of funding...

As expected, the Knoxville City Council voted unanimously to approve the South Knox Waterfront Vision Plan. According to the article, the mayor will budget $1 million for the next phase which include developing an action plan. There is also $1 million in federal transportation grant money to begin engineering and design of infrastructure improvements. More here.

The Knoxville City Council is scheduled to vote tomorrow night on adopting the South Knox Waterfront "Vision Plan." Once adopted, the next step is to create an "action plan." The "Vision Plan" can be found online here.

In addition, the City has announced the opening of the project planning "drop-in" center mentioned at a previous workshop. The center, at 906 Sevier Ave., will give interested parties an opportunity to review plans, proposals, models, etc., and provide ongoing dialog about the project.

Project planning consultants had bad news for City Council and developers at this week's workshop on the proposed South Knox Waterfront redevelopment project.

It seems that a rare and previously unknown species of river rat inhabits the shoreline from Cherokee Bluffs all the way down to the former Buck Giffin trailer park and swimming pool. The new rat species, rattus fluo tanasi, was discovered by the project consultant's environmental engineers in the course of preparing an environmental impact study.

The rat's most distinguishing characteristic, which sets it apart from all other known rat species, is its evolved ability to subsist solely on a diet of untreated effluent, toxic asphalt byproduct discharge, and remnants of Styrofoam cooler lids that blow into the river from speeding pleasure boats. No other habitat is known to exist that is capable of sustaining the rat's natural diet.

Reacting to the news, several local developers announced plans to pursue tax increment financed river rat habitat construction and maintenance contracts with the city.

South Knoxville City Councilman Joe Hultquist expressed disappointment, but said improvements underway at Fort Dickerson might make it a suitable alternate location for high-density condo and mixed-use office/retail development, noting however that "we might need a bigger driveway."

South Waterfront topic of two meetings

The City of Knoxville's consultants on the South Waterfront will present this week a refined version of the Vision Plan based on public comments received since the draft was unveiled in February.

The consultants will meet with the project's Oversight Committee - comprised of residents, business owners and other stakeholders - at 6 p.m. Wednesday in the Small Assembly Room.

City Council will hold a workshop on the Vision Plan beginning at 5 p.m. Thursday in Room 549 of the City County Building.

Both meetings are open to the public.

I probably won't be able to make it. Maybe someone who does can file a report?

SKB, circa 2002: Development of the South Side of the River into a top-notch residential/leisure area from the Baptist Hospital down to Island Home with upscale condos, nice but affordable apartments, some single family housing development and continuing renovation of Island Home, all tied together via river walk style parks and anchored by a small dining/entertainment complex would be an outstanding proposition. It could be the Jewel of the South. This could tie in to downtown with trolleys and a pedestrian/bicycle bridge across the river to the downtown river front development.

That's pretty much the vision presented at last night's public meeting on the South Waterfront Vision and Action Plan. Except significantly bigger and far more ambitious. There is much to digest and a few debatable ideas, but overall the Mrs. and I give it two thumbs up.

My full (and way too long) report is after the jump. Click "read more"...

At least 300 people turned out for the unveiling of the plan for the South Knoxville waterfront redevelopment district, which runs along the Tennessee River between Baker Creek and Goose Creek.

The plan features several road reconfigurations, including roundabouts at the foot of the Gay St Bridge and the juncture of Sevier Ave and Island Home Ave.  Sevier is to become a normal two-way street, losing its one-way loop around the lump of rock near Baptist Hospital. It will be widened slightly on the north side to allow for on-street parking, requiring only minor rights-of-way acquisitions. A new road along the edge of the floodplain between the Gay St Bridge and South Knoxville Bridge is proposed.

Another new road is proposed to run from the mouth of Goose Creek across Blount Ave and along the north rim of the quarry, connecting to the road to Fort Dickerson. Also, Augusta Ave and the rail corridor that runs behind the Scottish Pike neighborhood is slated for conversion to a boulevard to serve through traffic between Chapman Hwy and Vestal. Some rerouting of Blount Ave and Scottish Pike looks to threaten the Rinker Materials building.

A riverwalk will run from Goose Creek to the Gay St Bridge, where the natural topology will be morphed into an amphitheater directed toward a marina and a floating stage for concerts. Additional green space is planned along the water upriver toward the South Knoxville Bridge, including an arboretum and possible wetlands.

The plan leaves room for a children's discovery museum and conversion of existing rail lines to light rail. Realization of the plan will take 10 to 20 years. Cost estimates and funding sources are the next phase of planning, and a timeline was presented. The first five years will see reconfiguration of roadways and two development components, the Goose Creek marina and an office park at the foot of the South Knoxville Bridge on land owned by one (or more) of the Conleys.

Just returned from the South Waterfront presentation/workshop where the results of the public "vision" process were presented. Overall, the Mrs. and I give it two thumbs up.

I'll have more tomorrow, but here are the two most important and encouraging things I learned:

1. The JFG sign will stay.

2. The old home place on Sevier Ave. where I grew up will stay.

OK, then.