Rising across the Tennessee River from Neyland Stadium is Livano Knoxville, a large scale, multi-family residential development, set to open in March, 2025. Scanning back through the 2006 South Waterfront Vision Plan, residential development was identified as the desirable land use for this area, and Livano Knoxville is one of the largest to date in this zone. Capital Square, partnering with LIV Development, has announced that the Livano topped out construction in early December. As the development prepares to take in their first residents in just a few weeks, I visited the site and was able to ask questions about the development via email from Livano Knoxville. Here is what I discovered.
Livano Knoxville will consist of 348 units, ranging from studio apartments to units with up to three bedrooms. These units will be broken up across three interconnected buildings. Two phases will wrap around an interior parking garage and one phase will be connected via a skybridge. The buildings are in various states of current progress with the first units available in mid-March, 2025. The exterior finishes are becoming visible all the way from Thompson-Boling Arena.
While on-site, I noted a variety of brick on the fascia of the various buildings. Livano staff told me that the architecture is meant to reflect old industrial buildings that are common to this region. The brick tones will feature a light, warm color palette. You can see this color scheme in the renderings and on-site photos.
On-site promotional materials list a variety of floor plans from a studio with one bedroom at 641 square feet to three bedroom/two bath unit at 1,425 square feet. For the interior of the units, Livano staff stated the following:
“The industrial style extends to the interiors, where wood beams, exposed brick walls and rustic metals are softened with plush furnishings and playful accents. Amenities sprawl throughout the property, offering a range of views to the river. The design gives the comfort of modern day living but the charm of an old building.”
According to the Livano web site, construction of rooms in the facility will feature a wood style flooring throughout with Shaker style cabinets. Countertops will be granite with stainless steel appliances. Residents will find a glass top range with a side-by-side fridge. Full-sized washer and dryers are included. Leasing agents can provide more details about specific finishes in each of the units.
Some floor plans will also feature framed glass showers, private balconies and patios and private pet yards. According to the website, residents are allowed to have a maximum of two pets per household, and a pet fee is required. Breed restrictions apply and some pet types are completely restricted. A pet spa with wash stations are available as an amenity to residents.
Regarding parking, Livano stated that “we will have a parking deck as well as some surface parking available for residents at an additional fee.” On-site promotional signage also mentioned that charging stations will be available for electric vehicles, adding more electrical vehicle charging capacity in the city. EV charging will be available to residents, who will pay to use these stations.
For access to the community, Blount Avenue now features a roundabout directly connected to the front entrance. The roundabout is featured in an animation available on the Livano Knoxville website.
Rates for each of these units is available on the website and will start at $1,900. The Livano does not match roommates for residents. Additionally, Capital Square, a real estate investment firm who are partnered on the Livano project, stated in a press release, that “the property features 35 workforce housing units for residents who earn up to 80% of the area’s annual medium family income level.”
Amenities
When asked about amenities for residents, Livano staff emailed that “Our community will feature Livano’s signature industry leading amenity package designed to create meaningful connections amongst residents.” As I looked through their website and promotional materials provided at the leasing trailer, the concept of connectedness is a major theme for this new community. One of the promotional materials that I spotted was a set of Livano branded playing cards, following the theme of helping residents to connect.
Other amenities include a designer clubhouse that will feature a kitchen, games and lounge seating.
Trapeze Coffee is the Livano’s own brand of coffee shop and will provide residents with complimentary coffee, which will be crafted by in-house baristas.
As I looked through renderings on the web site, one of the more visually striking components will be the Game Day Sky Lounge. As I have been looking through other developments in the downtown/south area, sky lounges are becoming more common. Livano Knoxville’s sky lounge will feature views of the Tennessee River, Neyland Stadium and Thompson-Boling Arena. Additionally, with the RAISE grant in place for the Pedestrian Bridge, residents will eventually have immediate access to campus and downtown.
Residents will also have access to a “resort style pool with river views, sundeck and cabanas.” Exterior space will also include outdoor entertainment gardens with fire tables.
A two-story fitness center with Yoga and Spin studio will be available, and personal training will be offered. An on-site marketplace will allow residents to shop for groceries, snacks and household items 24/7, and Livano will feature a weekly calendar of social events. Workplaces with conference rooms and private offices will support professionals or students who lease.
Community Ties and Impact
When asked about connections with local businesses, Livano Knoxville responded, “our goal is to form partnerships with local businesses, preferred employers and UT faculty and staff to ensure we are their first choice for housing in Knoxville.”
Residents will have nearby access to Fort Dickerson and Augusta Quarry (with new amenities currently under construction), Kerns Food Hall and the SoKno Art Trail to all of the restaurants along Sevier Ave and downtown Knoxville. All of these amenities are within a half hour walk and under 10 minute bike ride (according to Google Maps). Additionally, residents will have direct access to the South Knoxville Waterfront.
Capital Square’s press release noted the following economic impacts of the project:
“According to an economic impact study recently completed by FTI Consulting, construction of Livano Knoxville has generated significant economic and fiscal impacts on the surrounding community, including the creation of 634 new jobs. In turn, the development has generated $2.9 million in annual state and local tax revenue during construction and is projected to deliver $1.1 million in annual state and local tax revenue through building operations.”
Leasing Ongoing
Potential residents can access more information on units starting at $1,900 at the Livano Knoxville website.