Planning commission sends controversial 315 Carbella South Waterfront design back to staff for more work

The Knoxville‑Knox County Planning Commission voted to send the 315 Carbella project, a proposed active‑adult (55+) development on the South Waterfront, back to the administrative review committee for additional design revisions and technical analysis.

Residents, neighborhood advocates and members of the city’s design review board pressed the developer and the commission to better align the plan with the South Waterfront vision plan and form‑based code. "We are requesting that this proposal be sent back to the administrative review committee to allow additional time to make further design revisions that align with the vision plan," said Suzanne Teravella, who identified herself as chair of the city’s design review board and spoke for the South Waterfront Advisory and Advocacy Group.

Developer Ryan Robertson said his team had held multiple community meetings and reduced the project scale in response to input, and defended aspects of the design. "The proposed project 315 Carbella directly advances this vision by introducing active adult 55 plus residences that align with the plan's goal of delivering thoughtful market responsive housing along the waterfront," Robertson said, summarizing the development team's justification.

Commissioners debated several technical issues that triggered the Level‑3 review: the proposal’s block perimeter and lot layout, ground‑floor transparency and the extent of required public access through the site. Several commissioners said the site’s steep topography makes some standards difficult to meet but urged clearer alternatives that meet the intent of the code. Commissioner Butler said the project "does not meet the intent of the South Waterfront plan" as presented and urged more study of massing and pedestrian circulation.

After extended questions of the applicant and testimony by neighbors and community groups — and with city staff and the applicant agreeing to return with additional materials — the commission voted to refer the proposal back to the administrative review committee. The committee will review design changes, parking and traffic evaluations and return a revised package to the Planning Commission and, ultimately, to the City for any required approvals.

What’s next: The developer and city staff will work with the administrative review committee on design revisions and documentation requested by the commission, including clearer pedestrian connections, any required traffic studies and refined transparency/glazing calculations for the ground floors. The project will return for further review once those items are submitted.