A Look Inside the New Lone Tree Pass

I mentioned in my last development survey of downtown that I hoped to have a little something more on Lone Tree Pass. Contracts are being closed and new residents have begun to move into the new homes in the western building, and I was fortunate enough to get a tour of a couple of model units and some of the other ongoing construction. Mary Katherine Wormsley of Hatcher-Hill Properties took me through a one-bedroom, a two-bedroom, and in for a glimpse of the remaining penthouse, as well as the construction of the corridor and some of the commercial spaces.

At the time we toured, they had closed on nine of the homes the week before, had two closings that week, and three closing the following week, and others scattered afterward. Just over half of the 46 homes remain available. In the building to the east (fronting Gay Street) all units are under contract, though the building isn’t completed.

The first home pictured here is a one-bedroom home with an office. As with all other homes on the third floor and above, it includes a full balcony. Homes on the second floor have Juliet balconies. The finishes and features are similar for most of the homes and all the homes except two with two bedrooms or less are offered for under $1 million. The three bedrooms and suites are more than $1 million.

The two bedroom and three-bedroom homes pictured are similar in layout and finishes, though larger. The views, of course, get better the higher you move into the building, up to the eighth floor and more of the larger homes are concentrated there. By the top floors, there are views down Gay Street, of the Old City and stadium, as well as House Mountain and the Smoky mountains further out. One of the fun views for the lower floors will be the corridor which should be a lively and interesting spot for people watching. The view from the remaining penthouse, with its floor-to-ceiling windows, is amazing.

One of the factors to consider about the project is the amount of land involved vs. the impact on the number of available homes, the lives impacted, the businesses supported and the taxes which will be paid starting this year. Density is discussed for a reason. The entire amount of land required for this development totals less than .7 acres. It isn’t unusual for suburban homes to have yards that big. Even in a very dense suburban development, no more than three homes would be crammed into this much space.

What does that mean? It means that dozens of homes will be provided instead of one-to-three in a suburb. It means that dozens of homeowners will pay taxes on that space, as opposed to three or less. The buildings also include as much retail space (22,000 square feet) as a typical strip mall, while taking up far less acreage, but generating massive amounts of sales and business taxes. This kind of dense construction is a win for city and county taxpayers, for homeowners, and for potential nearby businesses. It also helps explain why the prices in a dense area are always going to be higher.

We also walked through a portion of the retail corridor enclosed by the two buildings. It will be accessible at-grade from Summit Hill and Vine and via steps from Gay Street. The thing that struck me as I stood inside the space was how easy it is to visualize outdoor eating areas on both sides, while leaving plenty of room to walk between. I’d wondered if it might feel much smaller.

Three businesses have committed to the corridor: Southeastern breakfast and lunch chain Flying Biscuit Café, local Jaboni’s Pizza (locations on Kingston Pike and in Maryville), and Treetop Coffee Shop (original location in Sequoyah Hills). The larger corner space, which will be Flying Biscuit Café, runs through to the Gay Street side with great views of the sculpture and southward down Gay, as well as a semi-enclosed outdoor dining space. Expect these business to start moving in this spring and summer.

This is a very different development than any others we’ve seen so far in downtown Knoxville and Mary Katherine said she’s often stopped on the street by people who are excited to see it completed. I agree. That shaded corridor on a hot summer day with a nice lunch or breakfast? The same corridor lighted up at night with a nice beverage? Count me in.