The document summarizes the redevelopment efforts in Knoxville, Tennessee. It outlines the vision for a thriving economy, strong neighborhoods, and vibrant downtown with a high quality of life and sustainability. It describes how the city has reinvested in its urban core after urban disinvestment and suburban sprawl. The principles of redevelopment have included redeveloping from the inside out along older corridors, strategically using public funds to maximize private investment, and extensive public process. Key redevelopment tools used are the redevelopment authority, tax increment financing, and payments in lieu of taxes. Several redeveloped projects using these tools are highlighted, including the South Waterfront area. What has worked well for Knoxville is having a clear vision, utilizing

1. New Jersey Future Redevelopment Forum
The New Politics of Redevelopment
March 10, 2017 – New Brunswick, NJ

2. 2

3. 3

6. 6
Vision
Thriving Economy
Strong Neighborhoods
Vibrant Downtown
High Quality of Life
Sustainability

7. Where We Were
• Urban disinvestment
and decay
• Development and
growth moved to
suburbs
• City had pursued
growth by annexation

8. Where We Are
• Reinvestment in urban core
• Pride and enthusiasm in downtown

9. Principles of
Redevelopment
• Redevelop from the “inside out” –
downtown and along older
commercial corridors
• Promote reinvestment where there
has been disinvestment
• Strategically invest city dollars to
maximize private sector investment
• Catalyze nonprofit investments
• Extensive public process and
communication

10. Complete Streets Policy
Building
more
sidewalks

11. Expanding
Public
Transit
Complete Streets Policy

12. Complete Streets Policy
Adding Bike Lanes

13. Greenways expansion – 86 miles & counting

15. 15

16. Public Works Complex

17. 3 Key Redevelopment Tools
from State Enabling Legislation
1. City’s Redevelopment Authority (KCDC)
is empowered to eliminate blight through
eminent domain
2. Tax Increment Financing (TIF)
3. Payment in Lieu of Taxes (PILOT)
State Partnerships

19. Before
Blighted Property
Redevelopment
Program
After
1417 Cornelia

21. 21
TIF

22. Proposed $62 million -
University Commons
University Commonscom
TIF

23. TIF
Tombras Group

24. 24South Waterfront Plan

25. South Waterfront
Former Baptist Hospital Site
Riverwalk at the Bridges
Former Baptist Hospital

26. South Waterfront

27. South Waterfront

28. South Waterfront
Suttree Landing Park and Waterfront Drive

29. Pre Project Post Project TIF Period Post TIF TIF Period Post TIF TIF Period Post TIF TIF Date Term (Yrs) End Date
Fire Street Lofts $1,118,300 $10,578,280 $11,352 $54,868 $12,615 $64,463 $23,967 $119,331 2005 15 2020
Mast General Store & Gallery Lofts $747,700 $7,502,787 $12,970 $62,687 $14,413 $73,649 $27,382 $136,337 2005 20 2025
Holston Building $911,000 $18,014,320 $19,868 $96,029 $22,078 $112,822 $41,946 $208,851 2005 15 2020
Burwell Building $396,700 $8,537,240 $9,281 $44,857 $10,313 $52,702 $19,594 $97,559 2005 15 2020
Candy Factory Lofts $0 $12,955,704 $15,547 $75,143 $17,276 $88,283 $32,823 $163,426 2005 15 2020
North Central Village $105,600 $2,392,900 $2,745 $13,266 $3,050 $15,586 $5,795 $28,853 2006 15 2021
Commerce Building $923,700 $6,809,680 $6,398 $30,924 $7,110 $36,332 $13,508 $67,256 2005 15 2020
Brownlow Lofts $252,100 $4,112,900 $4,451 $21,515 $4,947 $25,278 $9,398 $46,793 2007 15 2022
300 Building $279,660 $4,912,600 $5,560 $26,871 $6,178 $31,570 $11,738 $58,441 2006 15 2021
500 Block $0 $6,962,400 $8,355 $40,382 $9,284 $47,444 $17,639 $87,825 2007 15 2022
Matisse - Sterchi Oaks, Lucerne, & Patterson $1,594,000 $3,011,380 $1,701 $8,221 $1,890 $9,658 $3,591 $17,879 2008 15 2023
JFG Flats $381,400 $6,359,200 $6,755 $32,650 $7,507 $38,359 $14,262 $71,009 2007 15 2022
Southeastern Glass Building $136,800 $4,236,580 $4,821 $23,303 $5,358 $27,378 $10,179 $50,680 2007 15 2022
129 W. Jackson Ave. $162,700 $4,194,460 $4,721 $22,818 $5,246 $26,808 $9,967 $49,626 2007 15 2022
Arnstein Building $1,087,800 $3,454,080 $2,056 $9,939 $2,285 $11,677 $4,341 $21,616 2008 15 2023
Daylight Building $519,400 $4,269,280 $4,126 $19,942 $4,585 $23,429 $8,711 $43,371 2008 15 2023
Harold's $54,400 $397,700 $1,116 $9,099 $2,537 $9,505 $3,653 $18,603 2008 20 2028
The Landings $0 $21,539,040 $25,847 $124,926 $28,722 $146,772 $54,569 $271,699 2008 20 2028
Victorian Houses $0 $2,867,940 $3,442 $16,634 $3,824 $19,543 $7,266 $36,177 2005 15 2020
CityView Riverwalk $891,000 $21,132,900 $23,649 $114,302 $26,280 $134,290 $49,928 $248,593 2006 19 2025
University Commons $764,100 $50,080,700 $94,688 $457,658 $105,222 $537,689 $199,910 $995,347 2012 25 2037
JC Penney $193,280 $8,400,000 $12,220 $59,065 $13,580 $69,394 $25,800 $128,458 2012 20 2032
Magnolia Urban Village $67,120 $2,102,124 $8,385 $40,527 $9,318 $47,614 $17,702 $88,140 2013 15 2028
115 Willow Ave. & 120 & 122 S. Central St. $354,300 $5,462,000 $6,675 $32,261 $7,417 $37,903 $14,092 $70,164 2015 15 2030
Tombras Group $628,200 $9,700,000 $17,418 $84,186 $19,356 $98,908 $36,773 $183,094 2016 20 2036
Regas Square $198,700 $33,152,061 $39,401 $190,438 $43,784 $223,740 $83,185 $414,178 2016 20 2036
MEWS II $187,800 $2,650,000 $4,727 $22,849 $5,253 $26,845 $9,981 $49,694 2016 15 2031
Pryor Brown Parking Garage $1,354,100 $15,502,196 $27,164 $131,294 $30,186 $154,254 $57,351 $285,548 2016 30 2046
316 & 350 Gay St. $618,000 $38,418,000 $47,219 $228,225 $52,472 $268,135 $99,691 $496,361 2017 20 2037
Total - Substantially Completed $13,927,860 $319,708,452 $432,657 $2,094,881 $482,087 $2,460,030 $914,744 $4,554,910 - - -
Notes: All projects are evaluated to meet both "Public Interest" and "But for***" analysis prior to presentation to KCDC, City, and County legislative bodies.
The above figures are from actual 2015 property appraisals.
City of Knoxville Tax Increment
Financing Project Status
Property Appraisal Yearly Increase in Yearly Increase in TIF InformationYearly Increase in
County Taxes City Taxes City & County Taxes
Tax Increment Financing Projects

30. Farragut Hotel
PILOT

31. Marble Alley
Lofts
Former downtown surface parking lot
PILOT

32. City of Knoxville PILOT Project Status Term End Date
Frozen pre-project
City & County Taxes
(PILOT)
Pre-project
appraised value
Post-project
appraised value*
Post-project
estimated City &
County Taxes
Projected increase in
City & County Taxes
Sterchi Lofts 10 2013 $14,856 $656,200 $7,698,900 $97,116 $82,260
Emporium 11 2014 $6,490 $183,100 $4,986,000 $62,895 $56,405
17 Market Square Upper 10 2014 $10,650 - $1,917,400 $38,699 $28,049
17 Market Square Lower 10 2014 $10,650 - $1,381,500 $27,883 $17,233
One Centre Square 11 2014 $176,633 $6,515,700 $9,384,000 $189,395 $12,762
Hampton Inn 9 2015 $14,880 $308,700 $7,992,500 $161,311 $146,431
16,18,20,22 Market Square 10 2015 $11,728 $420,000 $2,263,600 $45,686 $33,958
Hilton Garden Inn 5 2018 $40,542 $1,962,612 $5,256,300 $106,087 $65,545
36 Market Square 10 2021 $5,772 $299,250 $1,559,300 $31,471 $25,699
Tennessee Armature 15 2025 $17,441 $904,900 $4,605,500 $58,095 $40,654
Medical Arts Building 10 2025 $43,523 $2,257,400 $5,200,000 $65,594 $22,071
Tailor Lofts 15 2029 $6,151 $297,500 $3,705,536 $46,743 $40,592
White Lily 15 2029 $2,345 $121,600 $5,400,000 $68,117 $65,772
Evolve 5 2019 $49,399 $484,300 $16,400,000 $206,874 $157,475
Depot Development 12 2026 $9,219 $489,800 $6,000,000 $75,686 $66,467
Guyot Properties (Balter Brewing) 12 2027 $8,411 $391,900 $2,400,000 $48,439 $40,028
Jackson Terminal 12 2027 $9,017 $479,100 $2,000,000 $40,366 $31,349
The Tennessean 12 2027 $29,343 $2,062,500 $22,527,000 $454,658 $425,315
The Standard 7 2021 $32,374 $1,720,000 $26,250,000 $331,124 $298,750
Farragut Hotel 25 2041 $72,189 $3,576,800 $18,430,000 $371,969 $299,780
1830 Cumberland Avenue 15 2031 $75,496 $3,740,600 $30,225,000 $610,025 $534,529
Dual Brand Marriott 15 2032 $46,000 $1,075,300 $15,080,000 $304,357 $258,357
TOTAL $693,109 $27,947,262 $200,662,536 $3,442,586 $2,749,477
Notes: *2013 values. Estimated for projects not yet on tax roles based on PILOT end date.
PILOT Projects

33. Former State Supreme Court Site

34. The Tennessean

35. South Waterfront
Regal Cinemas corporate headquarters

39. 39

40. South Waterfront /
Urban Wilderness

41. Lakeshore Park

42. Cumberland Avenue

43. Cumberland Avenue

44. What Works
• Clear vision and narrative
• Multiple redevelopment tools in your toolbox
• Multiple partners (public, private, nonprofit)
• Extensive public process and communication
• Proactive in addressing community and
political concerns