Martin Luther King, Jr. Avenue
Corridor Plan
Knoxville-Knox County Metropolitan Planning Commission
2006
STEERING COMMITTEE MEMBERS
Reneé Kesler, Chairperson................................................................. City of Knoxville
Sam Anderson ................................................................................... City of Knoxville
Jeff Archer ........................................................... Metropolitan Planning Commission
David Brace ....................................................................................... City of Knoxville
Mark Brown ...............................................................Vice Mayor of City of Knoxville
Mike Carberry ..................................................... Metropolitan Planning Commission
Terrence Carter ...................................... Partnership for Neighborhood Improvement
Gordon Catlett ................................................................Knoxville Police Department
Mark Donaldson ................................................. Metropolitan Planning Commission
Rogers Doughty ................................................................................ City of Knoxville
Buz Johnson ........................................................ Metropolitan Planning Commission
Zimbabwe Matavou .............President of the Black Business/Contractors Association
Alvin Nance.................................. Knoxville’s Community Development Corporation
Sterling Owen, IV ...........................................................Knoxville Police Department
Deborah Porter ....................................... Partnership for Neighborhood Improvement
LeRoy Thompson ...................................................... BDT Development Corporation
Dan Tiller ..................................... Knoxville’s Community Development Corporation
Anne Wallace ...................................................... Metropolitan Planning Commission
Angela Mayes, Steering Committee Recorder................................... City of Knoxville
Special thanks to the volunteers:
Brian K. Ewers AIA ................................................ Dollar & Ewers Architecture, Inc.
Sara Hedstrom, ASLA .................................................... Carol R. Johnson Associates
Don Horton, AIA .................................................... McCarty Holsaple McCarty, Inc.
David Watson .......................................... East Tennessee Community Design Center
On the cover:
A streetcar line on McCalla Avenue served Park City and Burlington neighborhoods in the early 1900s.
Historic photographs are courtesy of the
McClung Historical Collection of the Knox County Public Library System.
This plan was prepared for the City of Knoxville’s Community Development Division and made possible by the
U.S. Department of Housing and Urban Development’s Empowerment Zone program.
Martin Luther King, Jr. Avenue
Corridor Plan
Prepared by the Knoxville-Knox County Metropolitan Planning Commission
This plan was adopted by:
Knoxville-Knox County Metropolitan Planning Commission on January 11, 2007
Knoxville City Council on February 13, 2007
Executive Summary .................................................1
Chapter 1:
INTRODUCTION ..........................................................3
Purpose, Boundary, Planning Process, Steering Committee,
Public Participation
Chapter 2:
IMPLEMENTATION APPROACH ..............................5
Chapter 3:
INVENTORY & ANALYSIS .........................................7
Recommendations discussed in the Inventory & Analysis
• Dr. Walter Hardy Park Rehabilitation
• Williams Creek Greenway and Recreational Trail
• Rehabilitation of Odd Fellows Cemetery
• Master Plan Chilhowee Park South
• Knoxville Botanical Gardens and Neighborhood
Outreach Opportunity
• Additional Parks in Burlington
• Park Opportunities in Burlington Commercial Area
• ‘Park City’ Park Master Plan
• Land Use Principles
• Zoning Changes
• Sidewalk on Hembree Street and continue around
Austin-East High School
• Sidewalk on MLK adjacent to 2619 Martin Luther
King, Jr. Avenue
• Sidewalk on Hill Street across from Marriott Hotel
• Extend bike lane down Harriet Tubman Street
Chapter 4:
RECOMMENDATIONS BY FOCUS AREA ....... 33-48
1. FIVE POINTS COMMERCIAL AREA ..............................33
• Complete Gateway Monument/Signage
• Utility poles
• Alley access
• Commercial Buildings/Properties
• Five Points Intersection
• Sidewalks
• ‘Park City’ Banners
• Street Trees
2. BURLINGTON COMMERCIAL AREA .............................38
• Façade Program
• Develop a Zoning Design Overlay or Form-based Zone
for the Area
• Sidewalks
• Banners
• Street Trees
3. UNION SQUARE PARK................................................40
• Park recommendations
• Housing Adjacent to the Park
• Possible-Short-term Actions
4. SOUTH CHESTNUT STREET .........................................42
• Rezoning
5. SOUTH CHESTNUT GREEN .........................................42
• Partnering with the Knoxville Botanical Gardens and
Arboretum
• Creating the ‘Green’
6. TRAFFIC CALMING .....................................................43
• Traffic Calming Plan
7. WALTER P. TAYLOR HOMES .........................................43
• Implementing a Plan
• Development Pattern
• Road Pattern
• Capital Improvement Program
8. LINDEN AVENUE AND PARKVIEW AVENUE ..................44
• Neighborhood Conservation Overlay
• General Rezoning
9. AUSTIN HOMES .........................................................47
10. HARRISON STREET AND WILSON AVENUE .................47
Chapter 5:
CORRIDORWIDE RECOMMENDATIONS .............49
‘HEART OF KNOXVILLE’ RESIDENTIAL ZONING CATEGORY
OUTDOOR VENDING
• Economical Alternative
• Enforcing Zoning
EXTENDING THE FIVE POINTS REDEVELOPMENT AREA
LIST OF MAPS
• Existing Parks and Park Service Area ..........................13
• Existing Land Use .......................................................17
• Zoning........................................................................19
• Vacancy Status & Programmed Housing Lots ..............21
• Housing Conditions ....................................................23
• Sidewalks ..................................................................29
• Transit Routes ............................................................31
• Concept Plan for a
Redeveloped Five Points Intersection ..........................36
• City of Knoxville’s Facade Program for the Burlington
Commercial Area Boundary ........................................38
• Chestnut Street/Curie Place:
- 1931 Lot Configuration .........................................41
- Existing Lot Configuration .....................................41
- Proposed Lot Configuration ...................................41
• Traffic Calming Proposal for the Five Points
Redevelopment Area ..................................................45
Executive Summary
POLICIES
2. Burlington Commercial Area
O Designate the area as a redevelopment area
O Implement the façade improvement
program
O Develop a design overlay or form-based
zone
O Foster sidewalk improvements
O Install banners
O Plant street trees
This plan is to be used as an implementation tool
to assist the City of Knoxville and its steering
committee in their efforts to further revitalize the
Martin Luther King Jr. Avenue (MLK) corridor.
The plan lays out five policies:
Policy 1: Maintain the steering committee after
adoption of the plan to ensure adequate project
oversight.
3. Union Square Park
O Create infill housing
O Revise the lot configuration
O Close Curie Place
O Redesign the park for passive recreation
O Improve alley access
O Improve public safety
Policy 2: Seek neighborhood input when
implementing projects, and utilize neighborhood
residents, businesses, and resources.
Policy 3: Evaluate the plan on at least an annual
basis to determine if it needs to be amended.
Policy 4: Be proactive in neighborhood code
enforcement rather than being reactive.
4. South Chestnut Street
(MLK to Ulster Avenue):
O Rezone from commercial to low-density
residential
O Foster infill housing and lot configuration
Policy 5: Evaluate existing and proposed budgets
and programs to ensure they are able to
implement portions of this plan.
5. South Chestnut Green
(Ulster Avenue to Graves Street)
O Close a portion of South Chestnut Street
O Develop a passive “green”
O Partner with the Knoxville Botanical
Gardens and Arboretum
O Create a new “T” intersection
FOCUS AREAS AND THE ACTION PLAN
There are approximately 50 recommendations in
the plan, spanning from short term to long term
action items. The more immediate action items
are listed under the 10 focus areas and include:
6. Traffic Calming
O Improve pedestrian safety around
Union Square Park with tabled
intersections, landscaped islands and a
small roundabout
1. Five Points Commercial Area
O Create a gateway monument at the corner
of Ben Hur and MLK
O Remove wooden utility poles
O Improve alley access
O Implement a façade improvement program
O Create a focal point
O Improve the sidewalks
O Install ‘Park City’ banners
O Plant street trees
7. Walter P. Taylor Homes
O Create a phased redevelopment plan
O Apply for federal funds
O Request Capital Improvement Program
(CIP) funding to improve the road pattern
1
O
8. Linden Avenue and Parkview Avenue
O Create a Neighborhood Conservation or
Infill Housing Overlay
O Rezone from R-2 to R-1A or a new zone
based on lot width and size
O
O
Complete sidewalks along Selma Avenue
(from Cherry Street to Castle Street)
Add sidewalks along Castle Street
Add sidewalks along Houston Street
Bike Route/Walking Trail Recommendations
O Add bike lanes or designated “share the road”
bike signs along MLK Jr Avenue; mark the
existing and future lanes with the bike lane
symbol
O Clean up Odd Fellows Cemetery and create a
walking trail system
O Initiate greenway acquisition along Williams
Creek, starting with Cherry Street/Lay
Avenue
O Add bike lanes along Harriet Tubman/
Winona Streets, linking Harriet Tubman and
Caswell Parks
9. Austin Homes Site
O Develop a more intense residential or office
use on the vacant site.
10. Harrison Street and Wilson Avenue
O Rezone from C-1 to R-l
OTHER RECOMMENDATIONS
Other recommendations for sites and streets
outside the focus areas are outlined below. More
detail about the following projects can be found
in Chapter 3, Inventory and Analysis. Please note
that the programs and capital improvement
projects in Chapter 4, Recommendations by Focus
Area, are considered to be the highest priority
action items.
Bus System Recommendation
O
Work with KAT to create a transit shelter at
Magonia/MLK Jr/Kirkwood
CORRIDORWIDE RECOMMENDATIONS
General recommendations that are not sitespecific or not within the focus areas are
outlined below and more detail can be found in
Chapter 5, Corridorwide Recommendations.
Parks and Open Spaces
O
Open the southern portion of Chilhowee
Park to the neighborhood by removing the
fencing along MLK Jr Avenue and designing
it in a way that could accommodate festival
interest and still serve as a neighborhood
park/open space
O
Rehabilitate Dr. Walter Hardy Park and Odd
Fellows Cemetery
O
Develop new parks in Burlington residential
and commercial areas
O
Create a park master plan for all of the areas
recreational facilities and open spaces
O
O
O
Sidewalk Improvements
The following are recommended to connect
residents to schools, parks, transit and
commercial areas:
O Complete sidewalk system along MLK
Jr Avenue (between Cherry and Harrison
Streets)
O Add sidewalks along Wilson Avenue (Cherry
Street to Fern Street)
2
Develop a new residential zoning category
that incorporates the principles contained
within the Heart of Knoxville Infill Housing
Guidelines
Create economical alternatives to existing
outdoor vending and enforce codes that
regulate vending activities
Expand the Five Points Redevelopment Area
boundary when additional infill lots are
needed
Chapter 1:
Introduction
and other material as the plan progressed in
its development. Even before the plan was
completed the committee started to implement
projects, such as code enforcement, installation
of ‘Park City’ banners, design of neighborhood
gateway enhancements, and street trees.
PURPOSE
The purpose of the Martin Luther King,
Jr. Avenue Corridor Plan is to serve as an
implementation tool for continuing the
revitalization of the Martin Luther King, Jr.
Corridor. There are many physical development
improvements that are needed in this area
along with programs to meet the social needs.
The scope of this plan only deals with the
physical environment, including specific
recommendations for the area’s parks, land use
pattern, public facilities, and transportation
system.
Public Participation
On February 16, 2006, Mayor Bill Haslam
hosted a public meeting at Austin-East High
School to discuss the Martin Luther King,
Jr. Avenue Corridor Plan. Staff from the
Metropolitan Planning Commission (MPC)
presented a PowerPoint presentation on
background information. Afterwards, people
sat at tables where volunteers from the city,
the East Tennessee Community Design
Center, and the Partnership for Neighborhood
Improvement facilitated group discussions about
the importance of maintaining single-family
neighborhoods, traffic calming measures, the
need to create gateways into the community,
strategically placed neighborhood banners, and
ways to improve the physical environment of
Burlington and Five Points commercial areas.
This public input was summarized by MPC staff
and presented to the steering committee for
their review and evaluation.
BOUNDARY
The Martin Luther King Jr. Avenue (MLK)
Corridor comprises 1,196 acres or 1.86 square
miles. MLK runs approximately three miles
through the center of the study area in an
east-west direction. Generally, the study area
is bounded by the alley just south of Magnolia
Avenue on the north side, Holston Court
to the east, Skyline Drive to the south, and
Austin Homes to the west. The study area also
consists of the Five Points redevelopment area,
Burlington commercial area, eight parks, two
schools and one recreation center.
PLANNING PROCESS
Steering Committee
A multi-disciplinary steering committee was
formed to guide the development of this plan.
The committee met several times to review data,
public input comments, draft recommendations
3
4
Chapter 2:
Implementation Approach
During public meetings, steering committee
meetings, non-profit meetings, and
intergovernmental meetings, staff quickly
learned that people wanted a plan containing a
strong implementation component. In addition
to having detailed recommendations, staff
felt that the city should adopt the following
policies to ensure that the corridor continues
its revitalization.
In addition, since the city has limited resources,
city departments should do everything they can
to encourage citizens to empower themselves.
Sometimes the resources that are needed from
the city are leadership, recognition, facilitation,
and collaboration.
POLICY 3. Evaluate the plan on at least an
annual basis to determine if it needs to
be amended.
POLICY 1. Maintain the steering
committee after adoption of the plan to
ensure adequate project oversight.
EXPLANATION: A process is needed to amend this
plan, because no plan can fully predict future
social, economic, and market demands. The
steering committee should evaluate the validity
of the plan as time passes. Also, MPC could
evaluate any land use recommendations during
its annual One Year Plan process. However,
MPC’s evaluation should not be the only means
of updating, since there are many other factors
besides land use that contribute to revitalizing
neighborhoods.
EXPLANATION: The steering committee has been
successful in implementing several projects to
date. The cross-departmental representation of
this body is invaluable, since very few of these
projects could be implemented solely by one
department, division, or individual. In addition,
since issues arise over time that cannot be
reflected in the plan, the steering committee
would have the ability to resolve them. The
steering committee also should review publicly
funded projects in the area.
POLICY 4. Be proactive in neighborhood
code enforcement rather than reactive.
POLICY 2. Seek neighborhood input
when implementing projects, and utilize
neighborhood residents, businesses,
and resources.
EXPLANATION: Today the codes enforcement
system is complaint-driven or reactionary residents must complain about violations if they
want to improve their neighborhood conditions.
This system does not facilitate the revitalization
of disenfranchised neighborhoods because these
areas often have a high rental rate, people are
not aware of codes, people feel uncomfortable
EXPLANATION: It is important for neighborhoods
to establish a sense of ownership and pride.
When a neighborhood is actively involved with
implementing projects, there is more pride in
the community over the long run.
5
reporting a neighbor, or they are just hesitant
about contacting their local government. As a
result, the city needs to make code enforcement
a more proactive program, especially in areas
where there has been recent investment.
POLICY 5: Evaluate existing and proposed
budgets and programs to ensure they are
able to implement portions of this plan.
EXPLANATION: There are several non-profits
receiving city funds to carry out housing
programs. We need to ensure that these
organizations are coordinating their efforts in
one area; collectively developing infill housing
can change a block within a neighborhood. In
addition, there should be budget allocations for
sidewalk, street, or park space improvements
directly adjacent to these infill lots.
6
Chapter 3:
Inventory and Analysis
• The Five Points Small Area Plan (1993)
The plan is organized by goals, objectives, and
actions for crime prevention, education, land use,
community development, housing, commercial
development, fire safety, public improvements,
and urban design.
RECENT AND PLANNED DEVELOPMENT
Over the last couple of years the corridor has
seen significant physical investments such as
Five Points Village Plaza, renovated Hardy
Buildings, infill housing, Save-A-Lot grocery
store, and the demolition of the older portion of
Austin Homes. In upcoming years, investments
are planned for other significant areas such as
the Knoxville Botanical Gardens, Walter P.
Taylor Homes, out-parcel retail development
within the Five Points Village Plaza, and more
infill housing.
• Five Points Request for Proposal (1997 & 2003)
In 1997, a request for proposal (RFP) was released
for the development of a grocery store in Five
Points. There was inadequate response at this
time and it was amended and released again in
2003. The RFP outlined recommendations that
the community wanted, eventually led to the
development of the new Five Points Village Plaza.
EXISTING PLANS
This section summarizes the seven revitalization
plans that have been completed over the last 17
years. This plan utilized and expounded upon
many recommendations found in the previous
plans below.
• Five Points Redevelopment Plan (2000)
A comprehensive redevelopment plan was
developed for a portion of the Five Points
Redevelopment Area; the plan included
topical areas such as housing redevelopment,
commercial redevelopment, crime, job training,
and social services.
• Profile Report and Preliminary Strategy Options
- Five Points Revitalization Area (1989)
The plan outlined the need for better “image
building” by implementing guidelines and
more active code enforcement. Another
improvement included making the streets more
pedestrian friendly through physical design.
Additional programs were recommended,
including developing a model block of housing,
encouraging more institutional uses in the
commercial area, creating a neighborhood
convenience center, assisting existing businesses,
and creating an economic incubation program
for new business development.
• Our Community, Our Vision (2001)
The Black Business/Contractors Association put
together a plan for improvements that would
complement the work outlined in the Five
Points Redevelopment Plan. One of the main
points was to redevelop the commercial area of
Five Points as a “village.”
• Central City Sector Plan (2003)
MPC sector plans focus on physical
development; consequently, land use,
transportation and community facilities are
7
key elements. Specific recommendations
pertaining to the study area included land use
recommendations, park improvements, infill
housing character, and the renovation of Walter
P. Taylor Homes.
These One Year Plan changes to the area
north of MLK and east of Harrison Street are
incorporated into this plan.
HISTORICAL OVERVIEW OF THE CORRIDOR
In 1890, streetcar lines were created along Park
and McCalla avenues, enabling the creation
of a new area called Park City. The electrically
powered trolley lines were envisioned by a
Chattanooga attorney, William McAdoo, who
founded the Knoxville Electric Street Railway
in 1889. His company made the development
of Five Points, Burlington, and adjacent
neighborhoods possible. Park Avenue (later
renamed Magnolia Avenue) ended at Lake
Ottosee, long since called Chilhowee Park. Park
City became an incorporated municipality that
was annexed by Knoxville in 1917.
• One Year Plan (2006)
The One Year Plan is designed to be the basis
for land use regulations and short-term public
improvements. Specific changes to the 2006
One Year Plan included a change in the
proposed Medium Density Residential
designation to Low Density Residential adjacent
to MLK between Harrison Street and
Chilhowee Park. In addition, the north side of
MLK in the commercial area was changed from
General Commercial to Mixed-Use (Low
Density Residential, Medium Density
Residential, Office, or General Commercial).
These recommendations were adopted by MPC
on March 9, 2006 and City Council on April 25,
2006.
Prior to the creation of the streetcar, this area
was open countryside, dotted with farms that
lined Rutledge Pike (which ran along what is
A trolley line once connected Park City and Burlington with downtown.
8
now referred to as McCalla and Martin Luther
King, Jr. avenues) and Armstrong Ferry Pike
(now Holston Drive). Those two pikes split
at the enclave of businesses and houses which
became Burlington, a point which was also at
the end the McCalla trolley line.
PARKS, RECREATION AND OPEN SPACE
The MLK corridor and its adjacent
neighborhoods include much of what was
historically known as ‘Park City,’ an appropriate
name for a municipality that included several
large parks. Among the early parks were Caswell
Park, Chilhowee Park, and Union Square.
Park Avenue (now Magnolia) terminated
at Chilhowee Park, which was originally a
destination for swimming, boating and such
field sports as baseball.
In 1929, when Knoxville’s first park plan was
created, the playgrounds and gymnasiums at
schools were considered to be an extremely
important component of the park system. The
grounds of Austin High (now Vine Middle),
Park Lowery, Fair Garden and Eastport schools
provided recreation opportunities within
walking distance of many residents. However,
as inner city schools began closing or losing
enrollment, the community lost their associated
recreational amenities.
Horses and cars used to race at Speedway Circle. Around 1950
it became a subdivision.
The largest attraction in Burlington was the
Speedway Circle, first designed as an equestrian
race track, then a car oval, and now as it sits
today in its original configuration, a single family
subdivision. In 1911, Speedway Circle welcomed
Knoxville’s first airplane, which landed in the
grassy area of the oval. The circle was owned by
Cal Johnson, a black businessman who typified
the increasingly affluent black middle-class
Knoxvillian in the late 19th century.
Chilhowee Park was Park City’s main attraction, providing recreation for people from Knoxville and beyond.
9
In the last half of the 20th century, several parks
were added to the community. Among these are
Linden Avenue Park, Walter Hardy Park and
Harriett Tubman Park.
NEIGHBORHOOD PARKS
A neighborhood park provides recreational
opportunities for all ages. They may be located
adjacent to elementary schools or linear parks, but
when possible they should be separate facilities.
GAINS AND LOSSES
— with some significant losses —
are the themes that describe the
development of the MLK-area
park system.
Typical Facilities: Play apparatus for all ages of
children, multi-use paved surfaces, picnic areas
with shelters, informal ball fields, walkways,
tennis courts and landscaping.
Service Area: ¼-mile radius in urban areas
Population Served: 1,000 to 5,000
Acres Required: 2-5 acres per 1,000 people
Corridor Neighborhood Parks:
National Recreation and Parks Association
(NRPA) Standards
The National Recreation and Parks Association
(NRPA) develops standards for different kinds
of parks in form and function. Parks can be
designed differently as long as they are serving
their target population. For example, a pocket
park can take the form of a green or a square.
Below is a general description of pocket,
neighborhood, community, and regional parks,
and examples of such parks within the corridor.
• Linden Avenue Park: The park is two acres and
has a shelter, picnic tables, playground, open
space and one basketball court.
POCKET PARKS, GREENS AND SQUARES
These small parks are usually less than a few
acres in size with passive elements such as
sidewalks, fountains, gazebos, benches, and
landscaping. Some open space can be provided
for informal play.
Typical Facilities: Little to no facilities
Service Area: 1/8-mile radius
Population Served: 100-500
Acres Required: .25-.5 acres per 1,000 people
Corridor Pocket Parks: Union Square Park (Chestnut
Park) and proposed South Chestnut Green.
Specific recommendations for these parks can be
found in this document.
• Eastport Park: The park is five acres and has a
picnic table, shelter, playground, one baseball/
softball field, and one basketball court. Use
10
of Eastport Park and the old Eastport school
building should be incorporated in any kind
of master plan development for the Walter P.
Taylor Homes site.
the community this would be the ideal location
for them. The adjacent school grounds also
provide a running track and soccer/football field.
COMMUNITY PARK
A community park provides recreational
facilities for people of all ages. It should be
located on arterial streets and accessible by
pedestrians and bicyclists.
OTHER CONTRIBUTING OR POTENTIALLY
CONTRIBUTING OPEN SPACES
There are other open spaces that can contribute
towards the “Park City” park system. While
these open spaces do not fit the National
Recreation and Parks Association (NRPA)
definitions and standards, they do fill a role in
the community. Like many of the parks within
the corridor, these open spaces could be used
more effectively. They include Dr. Walter Hardy
Park; Williams Creek; Confederate, Mt. Calvary,
and Odd Fellows cemeteries; the southern
portion of Chilhowee Park; and The Knoxville
Botanical Gardens and Arboretum. More details
about these spaces follow:
Typical Facilities: Swimming pools, lighted
athletic fields and tennis courts, pedestrian and
exercise trails, large picnic areas with shelters,
landscaped areas to buffer developments, and
natural areas.
Service Area: ½-mile to 3-mile radius
Population Served: whole community
Acres Required: 5-8 acres per 1,000 people
Corridor Community Parks:
Dr. Walter Hardy Park: The park is three acres and
has a picnic table, shelter, amphitheater, benches,
and memorial trees. Some of the facilities at
Walter Hardy are deteriorated and in need of
rehabilitation such as the amphitheater and
benches.
•Harriet Tubman Park/Vine Middle School Grounds
The park is four acres and has four shelters,
picnic tables, playground, horseshoe pit, paved
trails, four tennis courts, and four outdoor
basketball courts. The park is ideally situated in
the community for active recreational uses such
as basketball, which sometimes causes large
social gatherings and excessive noise that would
be inappropriate for neighborhood parks. If
additional basketball courts are needed to serve
Proposed Williams Creek Greenway and Recreational
Trail: Williams Creek starts near MLK and
meanders south to its termination at Fort
11
Loudoun Lake near KUB’s Mark Whittaker
Water Plant. There are many vacant parcels
along the creek characterized with steep slopes,
flooding issues, and heavy vegetation.
A greenway trail should be established along
Williams Creek to help improve water quality,
mitigate flooding issues, and increase ownership
and responsibility as well as recreational
opportunities for area residents. This greenway
would connect the river to Martin Luther King,
Jr. Avenue.
Odd Fellows Cemetery and Adjacent Open Space
System: Adjacent to Walter Hardy Park are
three contiguous cemeteries: Confederate, Mt.
Calvary, and Odd Fellows. Specifically, the
Odd Fellows Cemetery is in need of complete
rehabilitation and a continued maintenance
program. A more open setting – that is, removal
or “limbing up” of many trees – is needed to
improve the aesthetics and sightlines in the
cemetery and provide better security.
The cemetery is an unrealized historical and cultural asset.
Over the long term there could be an
opportunity to coordinate these three cemeteries
with Dr. Walter Hardy Park and a redeveloped
Walter P. Taylor Homes site into one
harmonious trail system that would become an
asset to ‘Park City.’
Poorly maintained, the Odd Fellows Cemetery is currently viewed as a liability by the neighborhood.
12
1 inch equals 1200 feet
Martin Luther King, Jr. Avenue Corridor Plan
0
1,200
EXISTING PARKS AND PARK SERVICE AREA
2,400
Approximate Scale in Feet
Print Date: October 10, 2006
Legend
AR
SP
Parks
CI
R
AV
E
ON
AV
E
EA
VE
R IO
TAR
ON
TA
LO
LE T
UIS
ST
E S ST
BID
DL E
G R AV
AV
E
ER
ST
ST
A UL T
UL
AY
SP
EE
DW
CT
ST
ST
ST
E
ON
ST
EL
EY
AU LT
JAM
R
CH E
V
LST
HA
VE
D
WR
V IE
OW
A
ION
NO
KA
AL
RW
VE
SK
HAT
A
HO
AD
T
ST
S
MA N
MIC
ME
S
LT
AU
AS
ST
EX
E
AV
LL
ST
LL
HI
NN
A
B EN
VER
AVE
ST
E
C AV
LIL A
KIR K
ST
DE RD
ST
13
IA
ZEN
CLA U
ON
ST
N
T
E
E
AV
ST
ST
ISH
IS
ST
RR
KNOXVILLE
BOTANICAL GARDENS
& ARBORETUM
AVE
SET
E
ST
T
AVE
ES
E
AV
E
AV
BE T
ND
E
A
B EN
VER
S
RN
FE
SA
ID
DR
LS
R
PA
HA
E
ST
E
AVE
V IEW
CIT Y
ST
ON
LE
ST
L
EL
NN
DO
S
W
L
PO
IM
M AN S
IN
O LD V
VE
TA
SE
L
HI
H
AV E
ST
ST
ST
T
OU
CAVA LI
ER
ES
AN
N
N
SU
ST
O
RI
TA
ON
ST
ST
TO
VE
D
N
YM
PL
AVE
E R AV
US
YA
LA
OO
O
HO
A
L OW
L
ER S
SA ND
C E NT
LM
SE
E
AV
MW
IS
AREA
LAY
EL
RR
HE L
CLAUDE
WALKER
PARK
SUN
UI
PL
BE T
ST
TRU S
ST
AV E
ER
NN
KE
LO
EE
ST
ST
ST
L
NEL
ON
CC
T
ST
HE L
FIVE POINTS
BE
N H REDEVELOPMENT
UR
SO
AV
LIV
E
E
EASTPORT
PARK
D
ND ST
TRA N
ST
WALTER HARDY
PARK
LE S
S KY
T
R
GIL DE
ZE ST
LE R S
S C RU
S VA N
VE
TA A
S BER
LANG LA
ET TUB
HARRI
HARRIET
TUBMAN
PARK
ST
NE W
EA ST
R
D
R GE
BU
R IET
JR
RY
ST
M
S K EL
AVE
A
ALL
MCC
ER
CH
ST
IN
N
OL
IV
E
RT
MA
R
NG
E
AV
E
AV
E
RI
CU
ON
R GE
SPU
T
ES
KY L
LINDEN AVE
PARK
N
E
TH
LU
KI
SE
BR
OR
RI
PE
SU
HA
ST
VE
NA
E
AV
ON
EM
C
DR
Y
RR
HE
S
S
RY
ER
ISL
TO
ING
EW
VI
ST
RK
PA
ST
H
E
IN
YL
SK
AM
BE
ST
CH
E
AV
UT
TN
ES
CH
N
U
ND
D
N
N
LI
E
ND
O
E
AV
ON
S
O
H
D
AN
KL
OA
SA
O
S
MA
SEL
E
AV
AC
LIL
ST
W
ST
M
AUSTIN-EAST
HIGH
ST
LE
ST
CA
EL
EE
V
ER A
E
A AV
A LP
CAT
Y
LE
ST
RY
S
S
BR
LA
ST
ST
EM
LS
WI
T
PO R
AVE
IVY
E
AV
I NG
NS
AN
D
A
SM
O
PL
N
SO
EA
GL
AV E
DS
IEL
SH
M
EA
O
ST
NT
T
SB
ES
W
AN
VE
DA
BE
AS
TL
M
H
IG
E
AV
DA
ST
ST
AS
EL
N
IL
L
ST
ST
AN
Y
AR
NC
N
M
ND
CO
ST
I CE
EA M
NB
NM
LA
H
AS
N
HLA
ST
E
SID
CA LVIN
AL
CHILHOWEE
PARK
ST
KE
DE
E
A AV
ON
LA
LIN
VE
NA
AL M
SO N
N DR
KS
STO
D IC
H OL
OB IN
T. R
BURLINGTON
COMMERCIAL AREA
Underserved Area
HE N
HOLSTON
DR
T
KS
1/4 Mile Park Service Area
E
IN
YL
DR
should include:
• Opening the park to the public during nonevent times
• Improving pedestrian access to the site from
the surrounding neighborhood
• Improving amenities and surfaces to host
regional events
Chilhowee Park: Chilhowee Park is an 80acre venue that can accommodate indoor
and outdoor multiple events. It has a 4,500
seat amphitheater, suitable for concerts. The
Jacob Building is a two-story exhibition hall,
approximately 57,000 square feet in size, suitable
for trade shows, meetings and performances..
Directly adjacent to the park is the Knoxville
Zoo, a 53-acre rolling terrain zoo with 230
species of animals; it draws an annual attendance
of 400,000 people.
Knoxville Botanical Gardens and Arboretum:
Knoxville Botanical Gardens and Arboretum
is a 44-acre site formerly known as Howell
Nurseries. This 200-year-old plant nursery
on the southern edge of the MLK corridor at
2743 Wimpole Avenue is being renovated with
winding sidewalks and gardens to serve as a
tourist attraction and neighborhood asset.
MPC staff has met with the Knoxville Botanical
Gardens and Arboretum Board and learned
that they are interested in creating better access
to the site and reaching out to the surrounding
neighborhoods. One possible outreach project is
the development and maintenance of the “green”
on South Chestnut.
Chilhowee Park’s southern portion is closed off from the
neighborhood. A master plan could encourage a better use.
The southern portion of Chilhowee Park, which
is the portion located within the study area, is
a partially paved open space used for additional
staging and parking for larger event, such as
the Tennessee Valley Fair and Honda Hoot.
This portion is connected to the main portion
of the park through a pedestrian tunnel under
Magnolia Avenue.
ADDITIONAL PARK NEEDS
Burlington Community
The portion of Burlington, east of Chilhowee
Park has always been underserved by parks.
Redevelopment in the corridor should
address this need through the development
of neighborhood and pocket parks which are
needed within walking distance of area residents.
Chilhowee Park was historically used as a
recreational park for the larger community.
The park has since changed in nature by
focusing on large regional events. There is an
opportunity to master plan the portion of the
park south of Magnolia Avenue so that it has
the ability to serve as a festival and park site
for the community during non-event times.
Considerations for master planning the site
Burlington Commercial Area
Another opportunity exists with the
development of a small park in the Burlington
commercial area; this could be tied in with a
formalized space for vendors, or even a special
transit stop.
15
The following principles should be used in
determining a future land use pattern within the
corridor:
• Multi-family housing should be located on
thoroughfares or facing parks/open spaces.
• Duplexes should be located at the ends of
the blocks or facing parks/open spaces.
• Commercial uses should be located only
along MLK and concentrated in the Five
Points and Burlington commercial areas.
‘Park City’ Master Plan
A park master plan should be developed for
all Park City’s parks, recreational facilities, and
open spaces. The area has a diverse park system
compared to other parts of the city, and a well
coordinated and expanded park system is a key
to revitalization efforts.
LAND USE PATTERN
The most predominant land use within the
corridor is single-family residential, comprising
approximately 43 percent of the land. Uses
associated with an employment base such as
commercial, industrial, office, and wholesale
comprise less than three percent of the land. The
Five Points and Burlington commercial areas
are excellent examples of nodes that should be
maintained, and expansion of commercial uses
outside these two areas should be discouraged.
A breakdown of existing land use within the
corridor follows:
LAND USE
Agriculture/Forestry/Vacant Land
Commercial
Industrial (Manufacturing)
Multifamily Residential
Office
Private Recreation
Public Parks
Public/Quasi Public Land
Right-of-Way/Open Space
Rural Residential
Single-Family Residential
Transportation/Communications/Utilities
Under Construction/Other Uses
Wholesale
ACRES
161.7
21.2
0.3
35.3
9.0
2.7
65.0
134.6
241.3
3.0
509.1
2.4
9.9
0.9
TOTAL ACRES
1196.3
Zoning
The majority of the corridor is zoned low
density residential. There are areas where
commercial uses have degraded adjacent
residential development, such as South Chestnut
Street (between Wilson Avenue and MLK)
and at the intersection of Harrison Street and
Wilson Avenue. In addition, the area north of
MLK and east of Kyle Street should be rezoned
from R-2 to R-1A, reflecting the current singlefamily nature of the area.
HOUSING
Approximately 21 percent or 732 of all singlefamily properties within the corridor are vacant.
Of these vacancies, 430 are empty lots and 302
are lots with vacant houses. Approximately 61
percent of the single-family residential vacancies
are located west of South Castle Street, towards
the existing Five Points Redevelopment Area
boundary.
The corridor contains a mixture of housing
types and conditions. Most houses (86 percent
or 2,100 of the total single-family housing
units) are in good to fair condition according
to the 2005 Knox County Assessor’s data. Only
335 single-family residences are rated as poor,
very poor, or unsound. In contrast, there are no
houses rated excellent within the corridor.
16
1 inch equals 1200 feet
Martin Luther King, Jr. Avenue Corridor Plan
0
1,200
EXISTING LAND USE
2,400
Approximate Scale in Feet
Print Date: October 10, 2006
Legend
AR
SP
CI
R
AV
E
ON
AV
E
EA
VE
R IO
TAR
ON
TA
LO
LE T
UIS
ST
E S ST
BID
DL E
G R AV
AV
E
ER
ST
UL
AY
DW
SP
EE
CT
E
ON
ST
EL
V
LST
HA
D
WR
V IE
OW
ST
DE RD
CLA U
A
HO
MIC
AD
A UL T
E
AV
ST
ST
LL
HI
R
CH E
A
B EN
VER
AVE
VE
R
NO
L
WA
VE
KA
YL
SK
HAT
E
ST
C AV
KIR K
ST
LIL A
ST
ST
E
AV
E
IA
ZEN
A
B EN
VER
ES
SET
V
ER A
NA
S IO
MA N
T
YS
ST
ND
ST
ST
17
ST
ON
T
SA
L
EL
ON
E
S
RN
FE
ST
ST
ISH
NN
IS
N
ST
AVE
DR
R
PA
DO
RR
KNOXVILLE
BOTANICAL GARDENS
& ARBORETUM
ON
LE
E
AV
ET
NS
E
U
S
AV
DE
SI
LL
I
H
E
AV
ST
AVE
IEW
D
AN
KL
OA
ST
ST
ST
HA
E
T
IN
O LD V
D
IO
S
L
PO
H
AV E
W
IM
T
OU
E
YM
PL
V
CIT Y
OO
R
TA
ST
ST
L
ER S
SA ND
T
E R AV
CAVA LI
ER
ST
AN
MW
ON
TO
N
ST
ST
OR
N
US
EL
O
AREA
AVE
S
IS
PL
AVE
BE T
CE N T
VE
YA
LA
RI
PE
SU
RR
ST
HE L
A
L OW
T RU S
AV E
ER
ST
NN
RY
ER
L
NEL
ON
CC
T
LE S
S KY
LE R S
D
ND ST
TRA N
R ST
KE
LM
SE
HO
UI
E
ST
EASTPORT
PARK
HE L
BE T
FIVE POINTS
BE
N H REDEVELOPMENT
UR
SO
AV
LIV
E
E
LAY
SUN
E
AV
DR
RY
ER
CH
ST
RI
ST
S K EL
GIL DE
WALTER HARDY
PARK
CH
T
ES
M
JR
ST
CLAUDE
WALKER
PARK
M AN S
ST
NE W
EA ST
DR
GE
R
BU
S BER
LANG LA
ET TUB
HARRI
HARRIET
TUBMAN
PARK
ZE ST
S VA N
S C RU
E
A AV
ALL
MCC
N
ST
G
E
AV
CU
IV
E
R
SE
LO
EE
E
IN
YL
SK
AM
BE
ST
HA
ST
OL
N
N
KI
E
AV
BR
ES
D
S
RY
ON
R GE
SPU
KY L
LINDEN AVE
PARK
N
I
RT
MA
E
TH
LU
ON
EM
MA
SEL
E
AV
S
O
ER
VE
NA
W
IE
ST
H
ND
O
CH
ISL
TO
ING
KV
E
AV
ST
R
PA
UT
TN
ES
CH
E
AV
U
AC
LIL
ST
W
N
N
EN
ND
LI
O
N
LA
E
AV
ST
M
S
H
T
PO R
E
A AV
A LP
CAT
Y
LE
ST
RY
LE
ST
CA
EL
ST
AV E
DS
IEL
SH
G
SI N
E
A AV
AVE
IVY
E
AV
ON
S
L
WI
S
S
EE
AUSTIN-EAST
HIGH
NT
ST
BR
E
AV
ND
T
NS
D
A
SM
O
PL
N
SO
EA
GL
EM
MA
O
ST
AVE
BE
EA
W
AN
H
SB
ST
M
LI
G
LA
SH
SA
ST
LE
AS
D
LA N
AL M
KS
T
A
ST
AN
Y
AR
T
AS
EL
H
IL
ST
EA M
NB
NM
NC
N
N
AV E
I CE
AL
CHILHOWEE
PARK
M
A
IET T
ST
ES
Transportation/Communications/Utilities
CA LVIN
SID
DE
LIN
VE
NA
KE
Right of Way/Open Space
R
HE N
D IC
LA
Wholesale
N DR
ME
Water
STO
E
JAM
Industrial (Manufacturing)
H OL
ST
Under Construction/Other Uses
AU LT
Office
BURLINGTON
COMMERCIAL AREA
T
Private Recreation
S
LT
AU
Public Parks
Commercial
ST
EX
NN
CO
ST
AS
LL
DA
Multifamily Residential
HOLSTON
DR
T
KS
Agriculture/Forestry/Vacant Land
SO N
Public/Quasi Public Land
Single Family Residential
OB IN
T. R
Rural Residential
E
IN
DR
1 inch equals 1200 feet
Martin Luther King, Jr. Avenue Corridor Plan
0
1,200
ZONING
2,400
Approximate Scale in Feet
Print Date: October 10, 2006
Legend
AR
SP
EA
VE
AV
E
ON
AV
E
R IO
TAR
ON
TA
LO
LE T
UIS
ST
E S ST
BID
DL E
G R AV
AV
E
ER
ST
UL
E
R
CI
AY
SP
EE
DW
AL
RW
KA
VE
SK
E
IN
YL
DR
CT
ST
ST
ST
V
ON
NO
LST
A UL T
R
CH E
ST
A
B EN
VER
A
HO
ST
ST
HAT
KIR K
ST
E
C AV
LIL A
RD
EY
AU LT
R-2
O-1 RP-1
ST
EL
VE
HA
A
ION
R-1
IA
ZEN
E
AV
AVE
S
MA N
JAM
ST
LL
HI
E
ST
T
D
DE R
CLA U
19
E
AV
ST
ST
ST
T
E
ES
ST
N
H
N
AVE
DR
L
EL
O
IS
KNOXVILLE
BOTANICAL GARDENS
& ARBORETUM
ON
LE
ST
ISH
NN
RR
E
AV
A-1
SET
DR
Y
RR
ND
ST
R
PA
DO
HA
E
E
E
SA
AN
AVE
SO N
ST
AM
BE
ST
ST
S
W
L
PO
IM
S
RN
FE
ND
ST
S
D
R-1A
E
AV
ET
NS
E
SU
AV
DE
SI
LL
I
H
A
B EN
VER
LA
ES
ST
CH
LAY
OB IN
T. R
K
OA
ND
Y
LE
OO
IO
R-2
ST
AVE
V IEW
CIT Y
IN
YL
SK
MW
VE
YA
LA
ST
T
OU
AV E
R-1
EL
R
TA
ON
US
TO
N
A
ST
ST
HO
E
AV
C-1
S
LM
SE
OR
RI
PE
SU
N
YM
PL
CAVA LI
ER
ST
CLAUDE
WALKER
PARK
R-2
IN
O LD V
ST
ST
E
AV
ON
C-1
ST
O
AREA
LS
WI
D
IS
E
PL
AVE
E R AV
EE
MA
SEL
VE
CA
SUN
ST
E
RI
CE NT
O
RR
RY
ER
CH
L
ER S
SA ND
EASTPORT
PARK
BR
L OW
TRU S
ST
T
ST
HE L
BE T
R-1
C-3
H-1
OS-1
FIVE POINTS
HE L
BE T
EM
VE
GA
LA
ST
C-1
OS-1
ST
L
NEL
ON
CC
T
LE S
S KY
LE R S
D
ND ST
TRA N
R ST
AV E
ER
NN
KE
N
ST
S K EL
GIL DE
WALTER HARDY
PARK
O-1
ON
H
R-1
BE
N H REDEVELOPMENT
UR
SO
AV
LIV
E
E
R-2
ST
CU
T
ES
M
O
HA
ST
C-3
ST
W
S
RY
IV
E
IN
RT
MA C-3
NG
KI
E
AV
E
AV
LE
ST
CA
ER
ON
R GE
SPU
OL
ER
TH
LU
U
M AN S
ST
NE W
EA ST
R
D
R GE
BU
R-1
S BER
LANG LA
ET TUB
HARRI
HARRIET
TUBMAN
PARK
AV E
R-1
ZE ST
S VA N
S C RU
E
A AV
ALL
MCC
A
IET T
N
KY L
R-3
R
HE N
VE
NA
W
IE
JR
LO
SE
UI
M
CH
R-2
KV
E
AV
ST
R
PA
UT
TN
ES
CH
ND
LI
O-1
EL
N
N
EN
E
AV
O
IN
NS
R-1
E
A AV
A LP
CAT
AVE
IVY
A
LIL
S
S
ST
S
H
R-2
ST
AUSTIN-EAST
HIGH
E
AV
ND
AN
D
EE
T
YS
AR
SM
O
BR
PL
N
SO
EA
GL
O-1
R-2
C-1
C-1 O-1
ST
C-1
AV E
DS
IEL
SH
M
EA
O
AN
R-1
VE
DA
NT
SB
W
EM
LI
G
N
HLA
BE
AS
T
M
H
IL
LA
H
AS
SA
C-1
ES
EL
N
LINDEN AVE
PARK
ST
R-2
C-3
TL
N
M
ISL
CA LVIN
ST
AS
T
YS
AR
NC
R-2
O-2
T
NS
MA
NM
EA
NB
Planned Commercial
TO
ING
I CE
AL
CHILHOWEE
PARK
AV
T ER
PO R
ST
Historic Overlay
O-1
ST
Central Business District
DE
LIN
E
SID
Traditional Neigh. Dev. & Town Center
KE
Commercial
VE
NA
E
A AV
ALM
ON
Multifamily Residential
C-3
LA
Neighborhood Commercial
N DR
KS
Planned Residential
D IC
Civic and Institutional
C-4
STO
H OL
MIC
Low Density Residential
C-3
W
V IE
OW
Office
C-3
BURLINGTON
COMMERCIAL AREA
HOLSTON
DR
AD
Business and Technology Park
C-1
ME
Agricultural and Estate
O-1
T
Industrial
S
LT
AU
Open Space
ST
EX
NN
CO
ST
AS
LL
DA
Light Industrial
T
KS
Floodway
O-3
1 inch equals 1200 feet
Martin Luther King, Jr. Avenue Corridor Plan
0
1,200
VACANCY STATUS & PROGRAMMED HOUSING LOTS
2,400
Approximate Scale in Feet
Print Date: October 10, 2006
Legend
AR
SP
Community Development Programmed Housing Lots
CI
R
ON
R IO
LE T
TAR
ON
TA
LO
AV
E
AV
E
EA
VE
UIS
ST
E S ST
BID
DL E
G R AV
AV
E
ER
ST
AY
DW
ST
UL
SP
EE
CT
A UL T
E
ON
ST
EL
T
YS
ST
V
LST
HA
D
WR
V IE
OW
E
JAM
AU LT
E
AV
ST
ST
LL
HI
R
CH E
A
B EN
VER
AVE
VE
R
NO
L
WA
VE
KA
YL
SK
HAT
E
ST
C AV
KIR K
ST
LIL A
ST
E RD
D
CLA U
ST
A
HO
AD
T
NA
S IO
MA N
MIC
ME
S
LT
AU
ST
EX
NN
CO
ST
AS
LL
DA
E
IA
ZEN
A
B EN
VER
T
E
AV
ST
SET
ES
ST
ON
T
21
ND
ST
ISH
L
EL
IS
N
ST
M AN S
E
DR
R
PA
NN
RR
KNOXVILLE
BOTANICAL GARDENS
& ARBORETUM
ON
LE
E
AV
ET
NS
E
U
S
AV
DE
SI
LL
I
H
E
AV
AVE
S
RN
FE
SA
ST
ST
DO
HA
AVE
IEW
ST
AN
IO
S
E
ST
AV E
L
PO
H
CAVA LI
ER
W
IM
T
OU
V
CIT Y
E
YM
PL
AVE
E R AV
ST
R
TA
ST
D
ON
ST
ST
OR
N
TO
N
OO
VE
YA
LA
ST
D
L
ER S
SA ND
CE N T
MW
O
HE L
A
EL
IS
AREA
AVE
S
RR
PL
BE T
US
E
AV
L OW
T RU S
AV E
ER
ST
NN
LM
SE
HO
ST
ST
L
NEL
ON
CC
T
KE
RY
FIVE POINTS
BE
N H REDEVELOPMENT
UR
SO
AV
LIV
E
E
EASTPORT
PARK
HE L
BE T
ER
ST
T
LE S
S KY
LE R S
TRA N
ST
WALTER HARDY
PARK
JR
LAY
SUN
UI
E
T
ES
M
S K EL
R
GIL DE
S BER
ND ST
ET TUB
HARRI
LANG LA
AV E
ZE ST
S VA N
S C RU
E
A AV
ALL
MCC
R
G
ST
CLAUDE
WALKER
PARK
DR
RY
ER
CH
ST
RI
ST
CH
IV
E
N
OL
N
N
KI
E
AV
CU
ON
R GE
SPU
KY L
LINDEN AVE
PARK
N
I
RT
MA
E
TH
LU
SE
LO
EE
RI
PE
SU
HA
ST
VE
NA
W
IE
E
AV
BR
E
IN
YL
SK
AM
BE
ST
S
RY
ISL
TO
ING
KV
ST
R
PA
E
AV
ON
EM
ST
D
ER
E
AV
ST
H
MA
SEL
E
AV
S
O
CH
N
UT
TN
ES
CH
DE
U
ES
O
N
N
N
LI
O
E
AV
AC
LIL
V
ER A
AVE
IVY
ST
W
S
ND
M
ST
D
AN
KL
OA
SA
EL
EE
AUSTIN-EAST
HIGH
N
LA
G
SI N
ST
ST
RY
LE
ST
CA
S
BR
E
AV
ND
E
AV
ON
S
L
WI
S
PL
AV E
DS
IEL
SH
T
PO R
E
A AV
A LP
CAT
EY
ST
ST
LA
SH
T
NS
D
A
SM
O
EM
MA
O
AN
L
NT
EA
W
LI
G
AVE
BE
SB
ST
M
H
IL
H
D
LA N
ST
T
ST
LE
AS
N
SO
EA
GL
H
IN
O LD V
ST
ES
A
ST
AN
Y
AR
T
AS
EL
N
ST
NE W
EA ST
DR
GE
R
BU
SID
EA M
NB
NM
NC
N
M
ST
CHILHOWEE
PARK
Five Points Redevelopment Area
HARRIET
TUBMAN
PARK
CA LVIN
I CE
AL
Burlington Commercial Area
A
IET T
KE
DE
LIN
E
A AV
SO N
LA
Special Program Area
VE
NA
AL M
ST
Vacant Lot
N DR
ON
Vacant House
STO
KS
H OL
D IC
Vacant Commercial
OB IN
T. R
BURLINGTON
COMMERCIAL AREA
Vacancy Status
R
HE N
HOLSTON
DR
T
KS
City Real Estate Property
E
IN
DR
1 inch equals 1200 feet
Martin Luther King, Jr. Avenue Corridor Plan
0
1,200
HOUSING CONDITIONS
2,400
Approximate Scale in Feet
Print Date: October 10, 2006
Legend
AR
SP
Special Program Area
Non-residential Parcels
CI
R
ON
R IO
LE T
TAR
ON
TA
LO
AV
E
AV
E
EA
VE
UIS
ST
LE
E S ST
BID
D
G R AV
AV
E
ER
ST
UL
AY
DW
SP
EE
CT
ST
E
ON
ST
EL
A UL T
V
LST
HA
T
YS
ST
AV
E
JAM
AU LT
ST
E
LL
HI
ST
A
B EN
VER
AVE
R
CH E
E
VE
D
WR
V IE
OW
A
ION
R
NO
L
WA
VE
KA
YL
SK
HAT
C AV
ST
ST
LIL A
KIR K
IA
ZEN
ST
A
HO
AD
T
S
MA N
MIC
ME
S
LT
AU
E
ST
T
H
T
23
E RD
D
CLA U
ST
T
OU
N
ST
M AN S
E
E
AV
ST
ON
KNOXVILLE
BOTANICAL GARDENS
& ARBORETUM
AVE
SET
ES
ST
IS
E
AV
A
B EN
VER
S
RN
FE
ST
ISH
L
EL
RR
YM
PL
AVE
ND
R
PA
NN
HA
E
DR
E
AV
ET
NS
E
U
S
AV
E
ID
LS
L
HI
ON
LE
ST
DO
S
PL
V IEW
CIT Y
E
W
L
PO
IM
ST
D
L
ER S
SA ND
E R AV
CE NT
AV E
AVE
DR
RY
ER
SA
ST
IO
ST
BE T
CAVA LI
ER
ST
AN
R
TA
ST
ST
ON
TO
N
ST
ST
OR
N
US
D
O
VE
YA
LA
OO
IS
HO
MW
A
EL
RR
RY
ER
AVE
HE L
LM
SE
E
AV
L OW
TRU S
AV E
ER
ST
NN
AREA
LAY
SUN
UI
E
ST
EASTPORT
PARK
HE L
BE T
FIVE POINTS
BE
N H REDEVELOPMENT
UR
SO
AV
LIV
E
E
L
NEL
ON
CC
T
KE
JR
CH
ST
RI
ST
T
LE S
S KY
LE R S
R ST
WALTER HARDY
PARK
CH
T
ES
M
S K EL
GIL DE
ZE ST
S VA N
AV E
TRA N
HARRIET
TUBMAN
PARK
A
IET T
S BER
ND ST
ET TUB
HARRI
LANG LA
R
HE N
E
S C RU
A AV
ALL
MCC
N
ST
G
E
AV
CU
IV
E
R
SE
LO
ST
CLAUDE
WALKER
PARK
RI
PE
SU
HA
ST
ON
R GE
SPU
KY L
LINDEN AVE
PARK
OL
N
E
TH
LU
N
KI
E
AV
EE
E
IN
YL
SK
S
S
RY
I
RT
MA
AVE
N
W
IE
ON
BR
MA
SEL
E
AV
AM
BE
ST
ER
ISL IN
N
G TO
KV
ST
R
PA
E
AV
ST
EM
D
AN
KL
OA
D
CH
E
AV
UT
TN
ES
CH
EN
U
H
AC
LIL
S
O
N
N
L
D
IN
O
ST
O
H
L
ST
W
S
ES
M
AUSTIN-EAST
HIGH
ST
E
AV
S
AN
ST
ST
RY
LE
ST
CA
EL
EE
I NG
V
ER A
AVE
IVY
E
AV
ON
LS
I
W
S
S
BR
AV E
DS
IEL
SH
T
PO R
E
A AV
A LP
CAT
EY
ST
PL
E
AV
T
NS
D
A
SM
O
ST
N
SO
EA
GL
EM
MA
O
AN
AVE
L
NT
W
EA
M
H
LI
G
ND
BE
ST
SB
LE
EL
N
IL
ND
ND
ST
T
AS
N
M
A
HL
SA
Y
AR
NC
A
LA
SH
ST
ST
AS
ST
AN
NM
EA M
NB
Unsound Condition
ST
CHILHOWEE
PARK
E
A AV
SO N
ST
I CE
AL
Very Poor Condition
IN
O LD V
CA LVIN
E
SID
DE
LIN
KE
Poor Condition
VE
NA
AL M
ST
LA
Fair Condition
ST
NE W
EA ST
DR
E
G
R
BU
N DR
ON
Good Condition
STO
KS
H OL
D IC
Very Good Condition
ST
EX
NN
CO
ST
AS
LL
DA
BURLINGTON
COMMERCIAL AREA
Five Points Redevelopment Area
OB IN
T. R
Excellent Condition
HOLSTON
DR
T
KS
Burlington Commercial Area
Residential Building Conditions
E
IN
DR
There is a geographic correlation between
vacancies and poor housing conditions.
Concentrations of these two data sets can be
found immediately adjacent to the Five Points
redevelopment in an east and north direction.
In addition, there is another area found north of
Skyline Drive.
INSTITUTIONAL/PUBLIC USES
Schools and Community Centers
The corridor is served by Vine Magnet Middle
School and Austin East Magnet High School.
Both have a steady enrollment and are projected
to continue with a slight increase over the next
ten years.
After reviewing the housing data, staff
recommends that the Five Points
Redevelopment area be extended east to Castle
Street, west to incorporate all the residential
development perpendicular to MLK, and north
to Linden Avenue.
Dr. E. V. Davidson Community Center
This recreation center, formerly the Eastside
YMCA, has been recently renovated and
updated with a new roof, better heat and air
conditioning system, and new paint. It features
a large gymnasium, indoor pool, fitness room,
community room, and kitchen.
COMMERCIAL DEVELOPMENT
The Corridor’s Commercial Vacancies
There are only 22 commercial properties that
appear to be vacant within the corridor. These
are concentrated in the Burlington commercial
area, where there are 12 vacancies out of a total
of approximately 30 commercial buildings.
TRANSPORTATION
Road System
Most of the street layout consists of blocks
that are approximately 900 feet in an east/west
direction and approximately 300 feet in a north/
south direction. MLK serves as a major collector
with an average daily traffic count of 4,368
vehicular trips per day in front of Vine Middle
Magnet School, 7,929 vehicular trips per day in
front of Austin East Magnet High School, and
6,333 vehicular trips per day just west of the
Burlington commercial area. South Chestnut
serves as a minor collector with an average daily
traffic volume of 4,561 just south of Wilson
Avenue and 5,032 just south of MLK. Magnolia
Avenue serves as the closest arterial street with
17,800 vehicular trips per day. Historically,
many of the residential streets were originally
developed as dirt roads.
Although Magnolia Avenue is located outside
the corridor, it does have a significant impact
on commercial development because of its
proximity. Magnolia serves a broader market
than MLK, including not only the commercial
needs of neighborhood residents, but also
passers-by. The commercial development of the
avenue can be traced to the time after World
War II, when the avenue was designated the
major highway heading east. Retail and motel
uses developed along this highway, taking
advantage of the heavy regional traffic. Today,
retail uses, restaurants, and small offices line the
avenue in a typical strip commercial pattern.
When the Five Points area was originally
platted, there were many uniquely designed
public right-of-way features, such as a
roundabout at Nelson Circle, recessed parking
The Magnolia Avenue Corridor Plan will look at
issues associated with Magnolia in greater depth.
This plan is scheduled for fiscal year 2006-2007.
25
This 1931 Ward Map shows the original platting and road alignments in the eastern portion of the study area
areas on Louise and Selma, Union Square that
was to be surrounded by houses on small lots,
and a 90 degree intersection at Chestnut and
Cherry Streets.
Recent activity in the Five Points
Redevelopment Area has resulted in more
sidewalks being added to the residential
street system. Strategically, sidewalks should
be established where new infill or major
rehabilitation is occurring in the residential
areas, particularly in Five Points.
Sidewalks
Like most areas in Knoxville, many streets
within the corridor do not have sidewalks.
The sidewalks along MLK serve as the best
example of a complete linear system within the
corridor. The only missing potion of sidewalks
along MLK is the stretch near the Serenity
Shelter property at 2619 Martin Luther King,
Jr. Avenue. Knoxville Area Rescue Mission
(KARM) has expressed interest in finishing the
sidewalk system on MLK and in front of this
facility. At the same time, an existing problem
should be addressed at their driveway apron
where vehicles currently bottom out due to the
steep angle.
One problem in the older residential areas is that
there are sidewalks present, but property owners
do not keep them clean and free of vegetative
growth.
Currently, Hembree Street is scheduled for
new sidewalks. Future sidewalk construction in
the corridor should focus around transit routes,
schools, and gaps in the current sidewalk system.
Although outside the corridor, sidewalks on Hill
Street across from the Marriott Hotel should
be completed to provide a stronger connection
from Burlington to downtown.
26
The only bike lane is on a small segment of Martin Luther King, Jr. Avenue near Vine Magnet Middle School.
Other sidewalk additions should be made along
Wilson Avenue, Selma Avenue, Castle Street
and Houston Street.
In addition, a walking trail should be developed
that connects the Confederate Cemetery, Mt.
Calvary Cemetery, Odd Fellows Cemetery, and
Hardy Park to MLK and its existing bike lane.
Bike Routes/Trails
A bike lane on MLK runs from the western
boundary of the study area (Austin Homes) to
Dr. Walter Hardy Park; however, there are no
connections to bike friendly streets. A future
project should include extending the bike
lane (or use “share the road” bike signs) east
on MLK. In addition, Harriet Tubman Street
should be viewed as a key connection that
links Caswell Park, Harriet Tubman Park, Vine
Magnet Middle School, and Hardy Park.
Bus System
There are four bus routes provided by Knoxville
Area Transit (KAT): the cross-town loop,
Martin Luther King, Jr. Avenue route,
Dandridge Avenue route, and Magnolia Avenue
route. Currently there are no planned changes
to the bus routes for this corridor. KAT has
identified an opportunity to provide a new bus
shelter in the Magnolia/MLK/Kirkwood
vicinity.
Today, there are no existing greenway trails in
the corridor. However, Williams Creek can serve
as an ideal greenway trail that links MLK to the
river. The greenway and design of the trail can
incorporate vacant properties along the creek
corridor that have not been developed due to
flooding issues.
27
28
1 inch equals 1200 feet
Martin Luther King, Jr. Avenue Corridor Plan
0
1,200
TRANSPORTATION SYSTEM: SIDEWALKS
2,400
Approximate Scale in Feet
Print Date: October 10, 2006
Legend
AR
SP
Existing Sidewalks
CI
R
ON
R IO
LE T
TAR
ON
TA
LO
AV
E
AV
E
EA
VE
UIS
ST
E S ST
BID
DL E
G R AV
AV
E
ER
ST
UL
AY
DW
SP
EE
CT
E
ON
ST
EL
ST
V
LST
HA
D
WR
V IE
OW
A UL T
DE RD
CLA U
A
HO
AD
MIC
ME
ST
T
YS
AU LT
E
AV
E
JAM
ST
LL
HI
ST
A
B EN
VER
AVE
R
CH E
E
VE
NA
S IO
MA N
R
NO
L
WA
VE
KA
YL
SK
HAT
C AV
ST
LIL A
KIR K
ST
ST
E
AV
IA
ZEN
ES
SET
E
ST
ND
ST
29
A
B EN
VER
T
SA
ST
ON
T
E
S
RN
FE
ST
ST
ISH
L
EL
IS
N
ST
AVE
DR
R
PA
NN
RR
KNOXVILLE
BOTANICAL GARDENS
& ARBORETUM
ON
LE
E
AV
ET
NS
E
U
S
AV
DE
SI
LL
I
H
E
AV
M AN S
IN
O LD V
ST
ST
ST
DO
HA
AVE
IEW
ES
AN
IO
S
E
ST
AV E
L
PO
H
CAVA LI
ER
W
IM
T
OU
V
CIT Y
E
YM
PL
AVE
E R AV
ST
R
TA
ST
D
ON
ST
ST
OR
N
TO
N
OO
VE
YA
LA
ST
D
L
ER S
SA ND
T
CE N T
MW
O
HE L
A
EL
IS
AREA
AVE
S
RR
PL
BE T
US
E
AV
L OW
T RU S
AV E
ER
ST
NN
LM
SE
HO
ST
T
LE S
S KY
LE R S
KE
RY
ST
EASTPORT
PARK
HE L
BE T
FIVE POINTS
BE
N H REDEVELOPMENT
UR
SO
AV
LIV
E
E
L
NEL
ON
CC
S K EL
R ST
WALTER HARDY
PARK
ER
ST
M
JR
LAY
SUN
UI
E
T
ES
GIL DE
AV E
TRA N
HARRIET
TUBMAN
PARK
A
IET T
S BER
ND ST
ET TUB
HARRI
LANG LA
R
HE N
ZE ST
S VA N
S C RU
E
A AV
ALL
MCC
R
G
ST
CLAUDE
WALKER
PARK
ST
RI
ST
CH
IV
E
N
OL
N
N
KI
E
AV
CU
ON
R GE
SPU
KY L
LINDEN AVE
PARK
N
I
RT
MA
E
TH
LU
SE
LO
EE
RI
PE
SU
HA
ST
VE
NA
W
IE
E
AV
BR
DR
RY
ER
CH
AM
BE
ST
S
RY
ISL
TO
ING
KV
ST
R
PA
E
AV
ON
EM
ND
D
ER
E
AV
ST
H
E
IN
YL
SK
S
O
CH
N
UT
TN
ES
CH
DE
U
D
AN
KL
OA
SA
O
N
N
N
LI
O
MA
SEL
E
AV
ST
W
S
H
E
AV
AC
LIL
T
T
M
ST
N
LA
G
SI N
ST
ST
RY
LE
ST
CA
EL
EE
AUSTIN-EAST
HIGH
AV E
DS
IEL
SH
AVE
IVY
E
AV
ON
S
L
WI
S
S
BR
E
AV
ND
V
ER A
E
A AV
A LP
CAT
Y
LE
ST
PL
LA
SH
T
NS
D
A
SM
O
ST
N
SO
EA
GL
EM
MA
O
AN
NT
W
EA
M
H
LI
G
AVE
BE
ST
SB
LE
EL
N
IL
H
T
PO R
S
LT
AU
ST
ES
ST
T
AS
AS
ST
SID
T
NS
MA
Y
AR
NC
N
M
ST
EA
NB
NM
A
D
LA N
ST
KE
CA LVIN
I CE
AL
CHILHOWEE
PARK
E
A AV
ON
LA
DE
LIN
VE
NA
AL M
SO N
N DR
KS
STO
D IC
H OL
ST
EX
NN
CO
ST
AS
LL
DA
BURLINGTON
COMMERCIAL AREA
Five Points Redevelopment Area
OB IN
T. R
Burlington Commercial Area
ST
NE W
EA ST
DR
GE
R
BU
HOLSTON
DR
T
KS
Special Program Area
E
IN
DR
1 inch equals 1200 feet
Martin Luther King, Jr. Avenue Corridor Plan
0
1,200
TRANSPORTATION SYSTEM: TRANSIT ROUTES
2,400
Approximate Scale in Feet
Print Date: October 10, 2006
Legend
AR
SP
KAT Bus Routes
CI
R
ON
R IO
LE T
TAR
ON
TA
LO
AV
E
AV
E
EA
VE
UIS
ST
LE
E S ST
BID
D
G R AV
AV
E
ER
ST
UL
AY
DW
SP
EE
CT
ST
E
ON
ST
EL
A UL T
V
LST
HA
D
WR
V IE
OW
ST
AV
T
YS
AU LT
ST
E
LL
HI
ST
A
B EN
VER
AVE
R
CH E
E
VE
R
NO
L
WA
VE
KA
YL
SK
HAT
C AV
ST
ST
LIL A
KIR K
IA
ZEN
E RD
D
CLA U
A
HO
AD
A
ION
E
JAM
S
MA N
MIC
ME
T
E
ST
T
E
AV
ST
ST
31
SET
ES
ST
H
N
ST
T
E
A
B EN
VER
S
RN
FE
ST
ON
KNOXVILLE
BOTANICAL GARDENS
& ARBORETUM
AVE
ND
ST
ISH
L
EL
IS
E
AV
T
OU
AVE
AVE
DR
RY
ER
SA
R
PA
NN
RR
E
DR
E
AV
ET
NS
E
U
S
AV
E
ID
LS
L
HI
ON
ST
DO
HA
W
L
PO
IM
M AN S
IN
O LD V
LE
IO
S
YM
PL
V IEW
CIT Y
E
ST
ST
R
TA
ST
ST
ON
TO
N
ST
ST
OR
N
US
D
VE
YA
LA
ST
D
L
ER S
SA ND
T
E R AV
CE NT
AV E
ST
AN
A
OO
O
BE T
CAVA LI
ER
LAY
MW
IS
AREA
CH
EL
RR
PL
AVE
HE L
LM
SE
E
AV
L OW
TRU S
AV E
ER
ST
NN
ST
T
LE S
S KY
LE R S
KE
RY
ER
ST
EASTPORT
PARK
HE L
BE T
FIVE POINTS
BE
N H REDEVELOPMENT
UR
SO
AV
LIV
E
E
L
NEL
ON
CC
S K EL
R ST
WALTER HARDY
PARK
JR
E
SUN
HO
MA
SEL
E
AV
IN
YL
SK
ST
UI
E
RI
ST
M
CH
T
ES
GIL DE
ZE ST
S VA N
AV E
TRA N
HARRIET
TUBMAN
PARK
A
IET T
S BER
ND ST
ET TUB
HARRI
LANG LA
R
HE N
E
S C RU
A AV
ALL
MCC
N
ST
G
E
AV
CU
IV
E
R
SE
LO
ST
CLAUDE
WALKER
PARK
RI
PE
SU
HA
ST
ON
R GE
SPU
KY L
LINDEN AVE
PARK
OL
N
E
TH
LU
N
KI
E
AV
EE
AC
LIL
S
S
RY
I
RT
MA
AVE
N
W
IE
ON
BR
L
AM
BE
ST
ER
ISL IN
N
G TO
KV
ST
R
PA
E
AV
ST
EM
ES
D
CH
E
AV
UT
TN
ES
CH
EN
U
H
E
AV
S
O
N
N
L
D
IN
O
ND
O
H
I NG
ST
W
S
D
AN
KL
OA
SA
M
AUSTIN-EAST
HIGH
ST
AVE
IVY
S
AN
ST
ST
RY
LE
ST
CA
EL
EE
E
AV
E
AV
ON
LS
I
W
S
S
BR
ND
V
ER A
E
A AV
A LP
CAT
EY
ST
PL
A
HL
T
NS
D
A
SM
O
ST
N
SO
EA
GL
EM
MA
O
AN
L
NT
W
EA
M
H
LI
G
BE
ST
SB
LE
EL
N
IL
AVE
AV E
DS
IEL
SH
T
PO R
S
LT
AU
ST
ST
ST
T
AS
A
ND
ST
E
SID
T
NS
MA
Y
AR
NC
N
M
ST
EA
NB
NM
AS
LA
SH
ST
KE
CA LVIN
I CE
AL
CHILHOWEE
PARK
E
A AV
ON
LA
DE
LIN
VE
NA
AL M
SO N
N DR
KS
STO
D IC
H OL
ST
EX
NN
CO
ST
AS
LL
DA
BURLINGTON
COMMERCIAL AREA
Five Points Redevelopment Area
OB IN
T. R
Burlington Commercial Area
ST
NE W
EA ST
DR
E
G
R
BU
HOLSTON
DR
T
KS
Special Program Area
E
IN
DR
Chapter 4:
Recommendations by Focus Area
During the planning process, it became clear
that there were focus areas that the community
wanted to address in more detail. These detailed
areas include:
1. FIVE POINTS COMMERCIAL AREA
Recently, the area has seen a significant
reinvestment with the long anticipated
opening of the Five Points Village Plaza, which
represents a $6 million investment. The plaza
contains a 20,000 square-foot Metro Market
grocery store and 12,000 square feet of separate
retail space, including tenants such as Wells
Fargo Home Mortgage, J-R’s House of Fashion,
and a Knox County Clerk satellite office. In
addition, two out-parcels associated with the
plaza are expected to be developed as either
restaurant or office space.
1. Five Points commercial area,
2. Burlington commercial area,
3. Union Square Park (Chestnut Park) and
fronting parcels,
4. South Chestnut Street properties (MLK
to Ulster Avenue),
5. South Chestnut Green (Ulster Avenue to
Graves Street),
6. Traffic Calming
7. Walter P. Taylor Homes,
8. Linden and Parkview Avenues,
9. Austin Homes, and
10. Harrison Street and Wilson Avenue.
Gateway Monument/Signage
At the corner of the Five Points Village Plaza
where Ben Hur and MLK intersect is a highly
visible green space that the community wants to
develop with a gateway monument or signage.
33
At the city’s request, the East Tennessee Community Design Center designed a gateway monument for the corner of Martin Luther
King, Jr. and Ben Hur avenues.
In years past, there was an angel sculpture at this
corner. The East Tennessee Community Design
Center has drafted alternatives, including an
obelisk (a four-sided pillar that gradually tapers
as it rises and terminates in a pyramid). The
area around the obelisk should be landscaped,
including lighting, signage, and flowering plants.
The design features of this monument also should
be incorporated in other neighborhood gateway
areas, like at the South Chestnut “Green.”
a few unsightly wooden poles in the area still
remain and should be removed or replaced.
Utility Poles
In preparation for the opening of the plaza,
KUB (Knoxville Utility Board) upgraded the
wooden utility poles to black metal and placed
power lines along the alley, north of MLK. This
change, along with the steering committee
decision to add ‘Park City’ banners to the
existing black metal poles, has enhanced the
aesthetics of the public right-of-way. However,
New utility poles and banners are aesthetic improvements.
34
Commercial Buildings/Properties
Although, the commercial area contains a
variety of architectural styles and uses, the
businesses should be trying to promote a
pedestrian-friendly environment. In order to
help with this goal, the City of Knoxville’s
Community Development Office is providing
an incentive program to improve the façades
of certain types of buildings within targeted
redevelopment areas. By bettering the
appearance of building façades, the program
serves to improve the economic viability of these
areas. Better aesthetics increase property values,
improve the marketability of space within the
buildings and draw business and residents to
the area. The first buildings to utilize the city’s
new program were the Hardy Buildings at
2202 Martin Luther King, Jr. Avenue. More
information about this program can be found at
http://www.ci.knoxville.tn.us/development/
An above-grade alley on the north side of Martin Luther King, Jr.
Avenue is difficult to access.
Alley Access
The alley that runs parallel to MLK to the north
is vastly underutilized, mainly because it is
approximately eight feet higher in elevation than
the adjacent commercial parcels. As a result, the
businesses have large curb cuts and front yard
parking (often extending into the sidewalk area
and surrounded by fencing for security).
The development of commercial and other
higher intensity projects should be undertaken
The city’s façade improvement program could benefit this older Five Points building.
35
(1) to respect the adjacent residential areas, and
(2) to maintain a pedestrian-friendly setting
along the avenue. In order to do so, the following
policies and principles should be used by staff
and the steering committee to foster appropriate
development and review project designs:
• Curb cuts should be avoided to maintain
continuous sidewalks. Parking should be
accessed off the alley and be located behind
or to the side of new or renovated buildings.
• A landscaped buffer should be provided
along the alley to provide a screen toward
adjacent residential properties.
• Lighting of buildings and parking areas
should be of a pedestrian-scale (that is, tall
poles and elevated fixtures should not be
permitted).
• Where buildings are setback from the
sidewalk, lawns, shrubs and trees should be
used in landscaping the front yards.
Five Points Intersection
The name Five Points comes from the original
alignment of McCalla, Olive, and Vine streets,
which all came to one intersection where Olive
Street and MLK meet today. The alignment
of this old intersection gave an identity to
the neighborhood and served as a focal point
that was recognized by neighborhood-serving
commercial businesses, such as the pharmacy
that was in the flat iron building at McCalla and
Vine. About 20 years ago the intersection was
realigned to today’s current configuration.
When the Walter P. Taylor Homes site is
rehabilitated or redeveloped, a community focal
point, such as a park, realigned intersection,
or a notable development should be part of
the master plan. A concept for the Five Points
intersection redevelopment is shown below.
CONCEPT PLAN FOR A REDEVELOPED FIVE POINTS INTERSECTION
OLIV
CHE
ET
New Commercial Development
STN
RE
E ST
Improved Streetscape
New Housing
UE
AM
New Housing
STR
EET
UE
VEN
SE A
I
U
LO
H
PA R
TS
O I NL A Z A
P
E
P
FIV AGE
L
L
I
V
Focal Point
ET
TRE
UT S
VEN
JR A
MLK
B
EN
H
U
R
E
AV
WIL
UE
E
VE
U
LI
N
O
Realigned Intersection
N
AV E
SON
ST
R
EE
T
Extended Streets
S
W A L T E R P. T AY L O R H O M E S
36
A
ELM
N
AV E
UE
designs for these entryways.
After review, the steering
committee preferred the Park
City banner option, which
recaptures the historical
name of the area.
Sidewalks
There is a sidewalk currently on the north side of
MLK, but the design of the sidewalk is less than
ideal; there is no separation from the street, no
green space, no trees, parked cars right up to the
sidewalk, and chain link fencing. All these factors
make for an unfriendly pedestrian experience.
The city’s Public Service
Division installed
approximately 25 banners
along MLK in time for the
plaza’s grand opening. It
is anticipated that the use
of pole banners within the
Park City community will
grow significantly over the
next few months and years,
the first phase was to support the Five Points
commercial development. The wide public
right-of-way, newly installed “cobra” light poles,
quality sidewalks and good site distance along
MLK create a pedestrian experience that bodes
well for the installation of banners and their
intended branding affect.
This MLK, Jr. Avenue right-of-way is pedestrian-unfriendly with
no separated sidewalks, grass, or trees.
Park City Banners
Early on in the planning process, there was
significant interest in improving the entryways
to Five Points. In response to this strong
interest, MPC staff developed proposed banners
The south side of MLK, Jr. Avenue has been redesigned to make walking safe and pleasant.
37
2. BURLINGTON COMMERCIAL AREA
Burlington has gone through significant
change over the years with most of it related to
transportation. Speedway Circle was originally
designed as a horse track; later the track was
converted into a speedway for cars, and then
finally subdivided for single family residential
units. The biggest impact on Burlington was the
construction of Magnolia Avenue and Asheville
Highway, which negatively impacted the
commercial area because the new development
along these roads was automobile-oriented,
reflecting the changing society.
Street Trees
The Public Service Division also planted 15
redbuds along MLK in anticipation of the
plaza’s opening. Through our meetings with
the neighborhood, MPC staff learned that the
community would like redbuds as their signature
tree, and the flower of the tree is incorporated
into the Park City banner design. While
redbuds serve as a decorative tree, they are also
an understory tree that ultimately needs shading.
As a result, native shade trees that are identified
in the Knoxville-Knox County Tree Conservation
and Planting Plan should be planted near the
redbuds. The redbuds should be located in
highly visible areas such as the Five Points
commercial area, while other residential streets
should be installed with more native shade trees.
Today, the Burlington commercial area is still
characterized by small slot buildings, usually
one story in height and often found in a state of
O
SS
ER
HO
L
AV
E
RD
RU
PR
TL
AS E D
HE GE
PI
VI
KE
LL
E
HW
Y
CITY OF KNOXVILLE’S FACADE PROGRAM FOR THE BURLINGTON COMMERCIAL AREA BOUNDARY
N
TO
DR
WA
YC
M
AR
TI
N
LU
TH
ER
KI
NG
ST
JR
D
AV
O
O
E
W
SP
EE
D
E
RK
KI
M
AG
IR
NO
LI
A
LS
HO
CA LVIN ST
R
FE
LA
N
SI
KE
ST
DE
ST
38
DR
ON
T
S
Further details of this recommendation should
be prepared as part of the Magnolia Avenue
Corridor Plan, which is scheduled in the
2006-2007 budget year by MPC and possibly
AIA’s (American Institute of Architects) East
Tennessee Chapter.
disrepair. Some still have original architectural
details intact. Enough of the historic character
and layout of the area remains to be conserved
and built around. The area’s original design
elements that are still there today include
sidewalks, on-street parking, and tightly spaced,
small-scaled buildings. One of the area’s biggest
attractions is an outdoor flea market located in a
parking lot at the terminus of MLK.
Sidewalks
The Burlington commercial area is partially
characterized by narrow sidewalks, with
utility poles placed in a chaotic manner. The
wooden utility poles are out of scale with the
surrounding development, and they are not
contributing with recent city efforts to improve
the aesthetics of the area with its façade
program. In addition, the poles detract from
Burlington’s single most important asset, its
walkability and the pedestrian scaled nature
of the area. The city should work with KUB to
clean up the utility pole placement pattern and
to install pedestrian-oriented lighting.
The Burlington commercial area has not seen
significant investment in the building stock
through the years. Recently, a Save-A-Lot
grocery store opened; during a public meeting,
however, the community voiced concern about
how the building is oriented on the site. City
Community Development staff should meet
with representatives of Save-A-Lot to discuss
the unsightly appearance of the cardboard
recycling bundles visible from MLK.
Facade Improvement Program
The city has a façade improvement program
set up for this area to help preserve and
enhance the unique architectural look of the
buildings. In addition, the city should pursue
the establishment of a redevelopment area that
would help to revitalize the commercial area.
Banners
At this time banners are not appropriate in the
Burlington commercial area due to the overabundance of wooden utility poles. The sheer
number of utility poles and tight sidewalks creates
a cluttered feeling in the area, and adding banners
would further diminish the pedestrian experience.
Develop a Zoning Design Overlay or Form-Based
Zone for the Area
There are design dilemmas associated with
a business locating on parcels sandwiched
between MLK and Magnolia. Issues to be
addressed include where to locate dumpsters,
recycling materials, loading docks and even
where to locate front doors. Also current
zoning regulations do not encourage what
the community likes about the Burlington
commercial area, its scale, orientation,
walkability, and compactness.
A more immediate option may be to establish
gateways into the commercial area by installing
columns and/or period-style pole banners at the
intersection of MLK and Fern Street and at the
intersection of MLK and Holston Drive.
Since the area was never part of ‘Park City’
and the city does not have the resources to
add a significant number of parks to the area,
its uniqueness as Speedway Circle should be
marketed and branded.
39
Street Trees
The use of street trees within the Burlington
commercial area is not feasible at this time due
to a lack of appropriate tree well locations. One
long-term option involves removing the existing
on street parking lane and extending the sidewalk
width by about six feet. This added space would
allow for an improved pedestrian experience
through wider sidewalks, street tree wells, and
period lighting. The single largest barrier to an
improved Burlington streetscape is overhead
utility services cluttering the streetscape.
adults from the neighborhood; this can be seen
on a warm summer evening where hundreds
of people often gather in and around the park.
Such crowds place a heavy burden on adjacent
property owners who must deal excessive noise,
litter, and public intoxication, essentially at their
front door. These negative influences have led
to high residential vacancies and inhibit nearby
families with children from utilizing the park.
The houses that remain have front yard chain
link fences, no parking signs, and guard dogs to
protect their private property from the activity
in and around the park.
3. UNION SQUARE PARK
Union Square Park, sometime referred to as
Chestnut Park, is a small park about an acre
in size with basketball courts, playground
equipment, and a shelter. Historically, the park
has served as a social gathering place for young
Through the years, parcels and development
have lost their orientation towards the park.
Originally, parcels along Curie Place and
Chestnut Street were platted as narrow shot-gun
style lots, each street containing ten lots. Today,
there are five lots with three houses on Curie
Union Square Park (Chestnut Park) should be designed with large open spaces that offer flexible uses for recreation.
40
Place, while original parcels at the end of the
street have been subdivided to create addresses
on Wilson and Selma avenues.
1931 LOT CONFIGURATION
Park Recommendations
Due to its size and adjacent housing, Union
Square Park should be maintained as a passive
park. To accomplish this, the basketball court
area should be reclaimed as lawn or similar
space. In addition, the playground equipment
should be moved closer to the center of the park,
away from the busiest nearby intersection.
EXISTING LOT CONFIGURATION
Housing Adjacent to the Park
The future layout of the parcels immediately
surrounding the park should be similar to its
historical past, with narrow lots facing the park.
In addition, since these houses are served by
an alley, there is no need to keep Curie Place.
This area would be better served as additional
greenspace that would complement new infill
development. The new infill development would
also increase the safety of the park by creating
more “eyes on the park.” It is very important that
any new development here is owner-occupied
housing.
S CHESTNUT ST
PARHAM ST
LOUISE AVE
CURIE PL
WILSON AVE
UNION
SQUARE
PARK
SELMA AVE
PROPOSED LOT CONFIGURATION
Possible Short Term Actions
On a short term basis, enforcement of current
laws (parking, open container, littering, and
noise) could be enforced to alleviate the
unnecessary burden placed on existing residents
immediately surrounding the park. In addition,
changing the no overnight parking hours along
Curie Place to begin at 6 p.m. rather than 8 p.m.
could be a short term solution to dealing with
the problems along the street.
S CHESTNUT ST
PARHAM ST
LOUISE AVE
WILSON AVE
UNION
SQUARE
PARK
SELMA AVE
41
4. SOUTH CHESTNUT STREET
(MLK TO ULSTER AVENUE)
This focal area contains nine publicly-owned
vacant lots. Many of these lots have lost their
original layout.
LOT ORIENTATION PLAN FOR S. CHESTNUT STREET
Lot Address/ID
The area was first platted for residential uses.
Over the past couple of decades, it has changed
to commercial uses. Some of these commercial
establishments, such as bars and night clubs,
discouraged new residential investment on
the street. In the future, the area should be
maintained as a residential zoning district,
allowing commercial development to only occur
on MLK.
Ownership
Recommended Change
2517 Louise Avenue
KCDC
116 S. Chestnut Street
Habitat
122 S. Chestnut Street
Habitat
Replat these 3 lots for future infill
development that will orient towards
Louise Avenue.
310 S. Chestnut Street
KCDC
Parcel 082NC001
KCDC
319 S. Chestnut Street
Private
321 S. Chestnut Street
KCDC
323 S. Chestnut Street
KCDC
2431 Wilson Avenue
KCDC
601 Wilson Avenue
KCDC
609 Wilson Avenue
Rezoning
In order to foster low density residential
development, a general rezoning should
be pursued, changing the current General
Commercial (C-3), found on South Chestnut
between MLK and Wilson Avenue, to a single
family zone. MPC’s East City Sector Plan and
One Year Plan also have called for this area to
be rezoned. This recommendation was echoed
during the public meeting where people wanted
to preserve and enhance the single-family nature
of the area.
KCDC
Combine these 2 lots into 1 lot for
future infill development that will
orient towards Louise Avenue.
Replat these 4 lots to form 2 lots that
will orient towards Wilson Avenue.
Combine these 2 lots into 1 lot for
future infill development that will
orient towards Selma Avenue.
5. SOUTH CHESTNUT GREEN
(ULSTER AVENUE TO GRAVES STREET)
This focal area contains nine vacant lots on the
bend of South Chestnut Street. The lots that
are bound between South Chestnut Street and
Cavalier Avenue have access issues to Cavalier
because of a ravine that runs parallel to the road.
An opportunity exists to create another pocket
park or “green” at the intersection of South
Chestnut, Plymouth, and Cherry streets. Today,
there is a city-owned triangular shaped parcel
in the middle of these three streets that is not
being used and serves as a highly visible and
blighted piece of property at one of the key
gateways into the neighborhood. Historically,
there was only one road that met with Cherry/
Chestnut, located at today’s Plymouth Street
right-of-way location, as shown in the 1931
ward map.
Infill Housing
The table on this page describes how the future
residential infill lots should be oriented.
Sidewalks
South Chestnut should have sidewalks on both
sides of the street along with a tree lawn area
planted with native trees.
42
The South Chestnut Green should be located on vacant city land between South Chestnut and Plymouth streets.
7. WALTER P. TAYLOR HOMES
Walter P. Taylor Homes is the largest complex
of public housing located in the study area. The
complex was built in the late 1960s; its layout,
scale, and materials present a drastic change
in the residential character of the surrounding
neighborhood. The complex has 500 units with
270 for elderly use.
Partnering with the Knoxville Botanical Gardens
and Arboretum
The Knoxville Botanical Gardens and
Arboretum Board has expressed interest in
partnering with the neighborhood and city to
rehabilitate this triangular property.
Creating the “Green”
Create a public green space at the south end
of S. Chestnut Street where Plymouth Street
intersects S. Chestnut Street. There is an
opportunity to adjust the right-of-way in this
area to increase motorist and pedestrian safety,
while at the same time creating an attractive
neighborhood gateway.
Generally, the elderly units are one-story and
multifamily units are two-story. The multifamily
units contain dual colored brick facades with
small stoop porches and mint green or cream
on the non-brick surfaces. Many units also
have clothes lines which are visible from the
street. The area is well landscaped with wrought
iron fencing, street trees, shrubbery, and flower
plantings.
During the development of this plan, MPC
staff met with KCDC’s executive staff and
their consulting team led by Turner Associates,
Architects & Planners, Inc. of Atlanta, Georgia.
Turner was hired to develop a database for
KCDC’s housing stock and a financial plan for
Walter P. Taylor Homes. At this time, KCDC
is considering writing a Hope VI application
or developing a phasing plan to rehabilitate the
Walter P. Taylor site.
6. TRAFFIC CALMING
A traffic calming plan is needed to address
speeding and pedestrian safety along South
Chestnut Street, especially near Union Square
Park. A variety of solutions was analyzed
including engineering, education, and
enforcement.
43
spanned several decades before most of the
neighborhood was completed. This expanse of
time resulted in a broad range of architectural
styles: East Lake, Queen Ann, Folk Victorian,
Four Square, Craftsman, and the various Revival
styles (particularly, Tudor and Dutch Colonial)
are represented from the pre-World War II era.
A few Minimal Traditional and Ranch House
styles are found along a two block stretch
which was created following the war. Although
most of the housing is single-family detached,
an occasional duplex (often designed in Four
Square appearance) and apartments (typically
executed in a Revival style) are found in the east
end of the potential district.
Implementing a Plan
• Develop a phased redevelopment plan for
the site
• Request Capital Improvement Program
(CIP) funding for street extensions
• Apply for federal funds in the future
Development Pattern
Model the redevelopment after the
Mechanicsville project with public spaces,
traditional housing design, alleys, street
connectivity, sidewalks, and pedestrian-scaled
street lighting.
Road Pattern
Extend Selma, Louise and Wilson avenues
through the new development to connect to
the neighborhood. Also, utilize some of the
704 vacant residential structures and lots found
within the corridor to replace any additional
housing stock needed. Any redevelopment plan
should take into account the Eastport Park/old
Eastport school building and the adjacent open
spaces system (three cemeteries and Walter
Hardy Park).
Neighborhood Conservation Overlay
In order to preserve and enhance this area, a
Linden Avenue and Parkview Avenue
Neighborhood Conservation Overlay should
be pursued.
General Rezoing
First, however, a general rezoning should occur,
changing the zoning from R-2 to R-1A, which
will help preserve the existing single family
nature of this area. The residential properties east
of Kyle Street on Linden and Parkview avenues
are zoned R-2 (General Residential District),
all the way to Chilhowee Park, and on the east
side of the park this same pattern continues for
a short distance between Linden Avenue and
MLK. R-2 zoning should not be applied to a
single-family residential area that is struggling
to maintain its sustainability. Maintaining this
zoning can result in an increased number of
absentee landlords and continued disinvestment
in the corridor.
8. LINDEN AVENUE AND PARKVIEW AVENUE
Linden and Parkview avenues are residential
streets with primarily single-family residential
structures along them. They were originally
part of two well designed subdivisions, the
Cold Springs and Lakewood Park Springs
additions, were created along Linden, Parkside,
McCalla, Louise and Tarleton avenues. Treelined sidewalks were created along each of the
blocks, providing easy access to the nearby
trolleys and parks. Those public improvements
formed a setting for housing development which
44
TRAFFIC CALMING PROPOSAL FOR FIVE POINTS REDEVELOPMENT AREA
H
KH
S
t.
D
UU
\
6
W
e.
&
on
Av
7UDI¿F&LUFOHV
Parham St. + Louise Ave.
:LOVRQ$YH&KHVWQXW6W
6HOPD$YH6&KHUU\6W
ris
(QWUDQFH7UHDWPHQWV
6&KHVWQXW6W#0DUWLQ/XWKHU.LQJ-U$YH
:LOVRQ$YH#6+DUULVRQ6W
:LOVRQ$YH#%HQ+XU$YH
6&KHVWQXW6W#*UDYHV6W
D
A
ve
Lo
ui
se
A
ar
ils
KH
W
&
on
&
VW
QX
W6
W
E
S
el
m
a
A
ve
Improved Alley
D
A
U
.L
QJ
-
U
Remove Road and
&UHDWH*UHHQVSDFH
KH
XW
A
/
Neighborhood
0
E
Improved Alley
WLQ
6SHHG+XPS
6HOPD$YH%HWZHHQ%HQ+XU$YH6&KHVWQXW6W
DU
B
5HPRYH5RDGWR&UHDWH
*UHHQVSDFH
A
E
0HGLDQ7UHDWPHQWV
/RXLVH$YH%HWZHHQ6&KHVWQXW6W6&KHUU\6W
6HOPD$YH%HWZHHQ6&KHVWQXW6W6&KHUU\6W
Entry Obelisk
D
&
B
D
Ben
Hur
Av e
Arterial Roadway
.
1HLJKERUKRRG&ROOHFWRU
Residential Streets
&
5DLVHG,QWHUVHFWLRQV
/RXLVH$YH6&KHUU\6W
8OVWHU$YH6&KHVWQXW6W
Site Plan
45
When the Austin Homes site is redeveloped, an existing grade separation from the street should allow for taller buildings than those
on adjacent properties.
10. HARRISON STREET AND
WILSON AVENUE
Commercial uses at the intersection of Harrison
Street and Wilson avenues are having a negative
impact on the neighborhood. One solution is
to implement a general rezoning for the area
specified, changing it from C-1 to R-1, which will
help preserve the existing single-family nature.
R-1 is consistent with the zoning pattern along
Wilson Avenue and South Harrison Street.
9. AUSTIN HOMES
In August 2004, KCDC demolished 23 of the
oldest apartment buildings containing 150
units within the Austin Homes Site. As this
was being planned, there was some community
opposition towards the demolition of the 63
year-old structures, but the buildings would have
been difficult to renovate, and the layout did not
integrate well with the surrounding neighborhood.
The site should be developed with residential or
office uses in the future. A mix of the two uses
is also possible. In addition, due to the site’s
elevation and proximity to downtown, there is
opportunity for more vertical development.
The Harrison Street and Wilson Avenue intersection should be rezoned to residential so that commercial uses are contained in the
Five Points and Burlington commercial areas.
47
48
Chapter 4:
Corridorwide Recommendations
‘HEART OF KNOXVILLE’
RESIDENTIAL ZONING CATEGORY
A new zoning category that meets the intent
of the recently adopted Heart of Knoxville Infill
Housing Design Guidelines and codifies them
should be developed. The City of Knoxville’s
zoning ordinance does not adequately
address older urban neighborhoods and infill
development is often out of character with the
surrounding houses. Recently, MPC completed
infill guidelines to assist city-aided infill
projects. By creating a new zone that addresses
urban residential development, MPC would
be codifying the principles as outlined in the
completed infill guidelines.
gathers vendors under one roof. One ideal
location for this could be in Burlington, where
there is an existing outdoor flea market.
Enforce Zoning Code
The entire Five Points commercial area is zoned
C-3 (General Commercial District), which
prohibits outdoor display of merchandise.
Stepped up enforcement is needed in this and
other areas of the city to control such issues.
EXPANSION OF THE FIVE POINTS
REDEVELOPMENT AREA BOUNDARY
Extend the Five Points Redevelopment Area
boundary to encompass the Walter P. Taylor
Homes, the remaining single-family residential
to the north and west and the housing to Castle
Street. The expansion of the boundary should be
done when additional housing stock is needed
and appropriate resources are secured.
OUTDOOR VENDING
A concentration of outdoor vending exists
along MLK in Five Points and Burlington
commercial areas. This makes for an inhospitable
entryway into the neighborhoods and results
in discouraging new investment within the
community. In addition, questions about the
legality of these sales have been raised: Are the
vendors paying taxes? Do they have permission
from the property owner? Are they in violation
of the zoning code?
Economical Alternative
Develop an economical alternative for vendors
who want to progress into legitimate businesses.
This could be done by developing a public
marketplace for vendors to operate in a legal
manner, such as a city-operated facility which
49