Below is a letter from individuals appealing the Planning Commission’s approval of development at the Kerbela Temple site.

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Friends and Neighbors,

As members of the South Knoxville Community, we are appealing the Planning Commission's approval of the proposed development at the Kerbela Temple site to City Council. Our appeal is NOT against housing at the site. We support housing here. Our concern is ensuring the development follows the South Waterfront Form-Based Code and honors the South Waterfront Vision Plan—both developed with substantial community input.

If, after learning more about the issues, you want to show your support, here's how you can help:

• We are asking you to show your support by attending the City Council meeting at 6:00 p.m. on Tuesday, October 13.
• Wear a green shirt to show your support for South Knoxville and the South Waterfront. No green shirt? No problem! We'll have green ribbons available at the meeting.
• Give us your voice for our statement to Council. We're collecting short statements from community members about what you value about the South Waterfront and what concerns you have regarding the proposed development. Please share 1–3 sentences in your own words. Link to the feedback form: https://forms.gle/p2fDSaeQhMZEMuSY9
• Share this letter with others and encourage them to show up as well. Council needs to understand that many in the community value the South Waterfront Vision Plan and want to see development follow the code.

Appeals are treated differently from other Council matters. Council members may not discuss or open emails pertaining to the appeal. Please do not email or call Council members. If you had previously provided comments to the Planning Commission, Council will see those. Also, please don't sign up to speak. We have identified speakers who will present the appeal and will be using the full 15 minutes allotted. What we need is your presence in the room.

NOTE: this appeal will be listed on Council’s September 29th agenda. However, 1st District Councilwoman, Karyn Adams, will be requesting the item be postponed until the October 13th meeting.

Want to know more? Read on...

We've included more information below explaining the South Waterfront Vision Plan, the Form-Based Code, the history of the Kerbela proposal, and the specific issues that led us to appeal.

If you have the time, please read on. Understanding the reasons behind the appeal will help explain why we're asking for your support.

Why are we appealing?

There has been a lot of discussion about the proposed development at the former Kerbela Temple site, so we want to be clear about what this appeal is—and is not—about.

This is not an effort to stop development or prevent housing at the site. Our concern is that this important piece of the South Waterfront should be developed in a way that follows the planning framework created specifically for this area and reflects the community's vision for the waterfront.

At the heart of our concerns are two issues:

1. A genuine public north-south connection through the site

The South Waterfront plan calls for connections that link neighborhoods and destinations. We believe there should be a real, open-air public connection from Sevier Avenue to Mimosa Street through the Kerbela property—one that can be comfortably used by residents and non-residents alike.

We don't believe a tunnel, significant grade changes, walls, or a design that creates a gated or private-enclave feeling accomplishes that goal. Unfortunately, that is what the plan approved by the Planning Commission proposes.

Until 1993, a public right of way existed from the north end of Sherrod Rd. to the westmost “ghost stair” down to Sevier Ave. and the Gay Street Bridge. This public right of way was closed as part of the Kerbela parking lot expansion. We believe restoring this connection would be a meaningful addition to the redevelopment of the site.

2. A meaningful presence along the Dawson Street corridor.

The Sevier Avenue and Dawson Street corner is one of the most visible locations on the property. The current plan places a largely blank parking garage wall along the Dawson frontage.

The South Waterfront Form-Based Code specifically addresses parking structures. It states that “monotonous and unadorned parking structure elevations are prohibited” and that “no blank walls or exposed parking levels should face directly onto primary streets.” The code also encourages building edges facing primary streets to incorporate spaces that activate the street.

But this isn't just about what happens on that corner today. South Waterfront development will continue, and development between the river across Council Place and up to Sevier Avenue is inevitable. How the Kerbela site addresses Dawson and Sevier will help shape how that future development connects to the site.

We believe this area should be designed to create an active, welcoming connection that can grow with the South Waterfront. That could include ground floor commercial, public space, seating, a plaza or courtyard, food-truck space, a farmers market location, community space, residential porches or other uses that create activity and connection to the street.

Thoughtful activation of this corridor now will help establish a connection between the Kerbela development and development to follow.

The South Waterfront Vision Plan

The South Waterfront didn't become a planning district by accident. The City undertook a long-term planning process involving stakeholder participation, site analysis and public workshops to establish a vision for how this part of Knoxville should develop.

The resulting Vision Plan was intended to create an urban, connected, walkable and distinctive South Waterfront—one that connects the river, parks, businesses, neighborhoods and surrounding communities – an extension of downtown.

Here’s a link to the South Waterfront Vision Plan:
https://tinyurl.com/2cwpjh49

What is the Form-Based Code?

The South Waterfront Form-Based Code was created to put that vision into practice.

Traditional zoning primarily asks: What can you do on this property?

A form-based code also asks: How should the development fit into the community?

It addresses things such as building placement, setbacks, street frontage, building height and footprint, pedestrian connections, parking, public spaces and the relationship between buildings and surrounding streets and neighborhoods.

The issue isn't whether housing is allowed on the Kerbela property. It is how that housing should be designed so that it contributes to the South Waterfront envisioned by the community.

We have tried to work collaboratively

The developer has requested alternative compliance with several provisions of the South Waterfront Form-Based Code. We recognize that few developments will perfectly meet every provision, and we have been willing to discuss reasonable solutions and set aside some concerns in the spirit of collaboration.

After the Planning Commission asked the developer to meet with the South Waterfront Advocacy and Advisory Group (SWAAG), members spent more than three hours meeting with the development team and discussing their concerns.

Unfortunately, the latest plan did not substantially address the two issues believed to be most important: a genuine public north-south connection through the site and meaningful activation of the Dawson corridor. Our appeal is asking Council to make the project work better for the community and within the framework created to guide South Waterfront development.

You may visit the item on Planning’s website to view the current plan being considered and read public comments:
https://knoxplanning.org/cases/4-A-26-OB

You may view August Planning Commission meeting on Community TV here:
https://youtu.be/-8PTJkeOV3c?si=yKz4zQjT2eGUAVLr&t=11372

For additional information and/or questions, feel free to reach out to Rachel Craig. Email: rlcraig@usit.net; Phone: ‭(865) 919-3476‬.

Remember October 13, 6:00 pm at the main assembly room in the City County Building.

Your presence matters!

Wear green. Bring your neighbors.

You don't have to prepare anything. You don't have to speak. Just show up.

Signed,

• John Cadotte, Southside Waterfront Neighborhood Association Vice-President, business owner
• Rachel Craig, Island Home Park resident, former Planning Commissioner, member of the South Waterfront Oversight Committee 2005-2007
• Debbie Mallard, CityView resident, Southside Waterfront Neighborhood Association President, current representative to the South Knoxville Neighborhood and Business Coalition (SKNBC)
• Tommy Smith, Island Home Park resident and former First District City Council Member
• Susanne Tarovella, Old Sevier resident, architect and business owner, former chair of the Design Review Board
• Janice Tocher, South Woodlawn resident, former Planning Commissioner, business owner, Co-Chair SKNBC