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Background The Farmers Market Property currently consists of approximately 39 acres owned by Knox County including a market building, covered sheds, landscaped parking area, walking trail and man-made pond. The Knox County Regional Farmers Market operates on site. Knox County is interested in redeveloping this property with a use that will provide greater economic return and employment opportunities for Knox County. Contiguous property owned by the Development Corporation of Knox County (approximately 31 acres) can be made available to the IDB as part of a joint development. These properties are portions of a 79-acre site purchased by Knox County in February, 1990. A Farm Services Agency operated by the U.S. Department of Agriculture is also located within the 79 acre site (see Map 1).
A long range master plan prepared in 1990 by Bullock, Smith and Partners, Inc. for the Knox County Regional Farmers Market called for two major use areas: The Farmers Market retail area (phase 1) on the western portion of the property and the Agri-business Park (phase 2) on the eastern portion. This was proposed as an agriculturally-based business park, providing a central location for wholesalers, brokers, food processors and food distributors. Phase 1 was only partially developed while Phase II has never been constructed. Problems with management, design and operations have plagued the Farmers Market over the past several years. Site
Characteristics Planned road improvements on the adjacent portion of Washington Pike include widening to a four-lane road with a median and sidewalks. This is not currently programmed in the 2004-2006 Transportation Improvement Plan (TIP), so no funding has been allocated. A series of road improvements for the overall area are planned (see Map 4). Slope constraints on roughly one-third (1/3) of the total property limit development at the rear of the site (see Map 5), leaving approximately 40 developable acres if the properties are jointly transferred to the IDB. Parks
and Recreation The recreation analysis was simplified by assuming 25,000 people, which provides a “conservative” estimate of minimum standards. Throughout Knox County, it is typical to have certain deficiencies, although the types will vary. Within the study area there currently are needs for a minimum of more than 90 acres of close-to-home park space, six soccer fields and a swimming pool or water feature such as a “splash park.” The recommended minimum standard for close-to-home park space and sports facilities could be met by providing two neighborhood parks and one larger community park within the study area. This analysis is based on adopted standards derived from the National Recreation and Park Association (NRPA). More detailed information can be found in the recommendations section on pages 17-20 and in Appendix 2. Public
Involvement At the first meeting on June 19, approximately 125 participants listened to a presentation consisting mostly of background information and an analysis of community facility needs, and then participated in smaller group sessions facilitated by MPC and KCPRD staff to discuss potential changes. A questionnaire developed by MPC staff was also used to gather input (see Appendix 3). When asked about what features should be conserved when redeveloping the site, most people (70 percent) responded that the market area/shed for produce was the most important to maintain. Pedestrian connections (58 percent) and ridge protection (54 percent) also received high ratings. These do not total 100 because some participants checked more than one. Of the revenue-generating activities listed on the questionnaire, “community commercial” (grocery, retail stores and restaurants) and “mixed use” (a combination of shopping, entertainment, restaurant, office and residential) both received favorable responses, with mixed use ranking slightly higher. Only one respondent preferred industrial/manufacturing. New businesses were preferred over relocations. When asked “What kind of shopping area do you prefer?” Small shops, cafes and stores offering places to gather and socialize were selected most often, followed by areas with amenities including restaurants, entertainment and greenery. MPC/KCPRD asked about locations that had potential for parks and recreational opportunities. At least half of the respondents selected the Ritta Elementary School area as being a good location for future recreation facilities. The Love’s Creek headwaters (Babelay Farm area) and Beverly Park improvements were split evenly. Participants also suggested the Pinehurst/Valley View area, the Farmers Market and Maloneyville Road near Three Ridges Golf Course. When asked about where future public facilities such as a library or community center should be located (for example, a park setting, as part of a retail development, or inside the mall), a slight majority preferred a freestanding facility in a park setting. There was also some interest in facilities as part of retail developments or inside the Knoxville Center Mall. MPC/KCPRD inquired about other types of uses needed in the area – suggestions by the community included: Senior housing, a grocery store, public facilities such as a library, community center, sports complex, restaurant, specialty stores, outdoor concert and picnic area. Participants at the meeting indicated that for this project to enhance the community: “It should be mixed use, include a farmers market, be pedestrian friendly, and include public spaces. Preserve the community/farming aspect, minimizing ‘big box’ stores to maintain as much open space as possible. It should be pleasing to the environment and the eye, not all concrete and asphalt. It should be unique and different, inviting to all ages.” Approximately 50 people attended the second meeting, where MPC and KCPRD staff presented recommendations for the site and principles to be followed when redeveloping the property. Comments from both meetings and a complete list of ideas can be found in Appendix 3. Uses
Considered
For more details on existing commercial uses, see Appendix 4 (Existing Retail Space). |
