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Staff Recommendation

Approve the C-G-1 (General Commercial) district because it is a minor extension and is compatible with surrounding development.

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PURSUANT TO THE CITY OF KNOXVILLE ZONING ORDINANCE, SECTION 16.1.E, ALL OF THE FOLLOWING CONDITIONS MUST BE MET FOR ALL REZONINGS:

THE PROPOSED AMENDMENT SHALL BE NECESSARY BECAUSE OF SUBSTANTIALLY CHANGED OR CHANGING CONDITIONS IN THE AREA AND DISTRICTS AFFECTED, OR IN THE CITY/COUNTY GENERALLY:
1. In 2003 the subject area was subdivided from the abutting parcel to the north, 904 Dinwiddie Street, and combined with the current parcel, creating dual zoning, with the small area of I-MU (Industrial Mixed-Use) zoning on the 1.4 acre parcel that is primarily zoned C-G-1 (General Commercial) and the I-MU zoning on the subject portion of the property. The requested down-zoning would bring this portion of property into alignment with the rest of the parcel and will extend the C-G-1 zoning from the south.
2. There has been an increase in commercial development at this commercial node to the west of the Heiskell Avenue and I-275 interchange since 2009, including the construction of a gas station and dollar store on the abutting parcels to the south and a small shopping center on the east side of Rudy Street, which was rezoned from I-2 (Restricted Manufacturing and Warehousing) to C-3 (General Commercial) (9-H-09-RZ).
3. There has been an increase in residential development in the surrounding Lonsdale and Oakwood/Lincoln Park neighborhoods, spearheaded by KCDC's Transforming Western project and the adoption of the Middle Housing standards in 2024 that incentivize small-scale multifamily construction. The expansion of an existing commercial node could provide amenities to support new residents.

THE PROPOSED AMENDMENT SHALL BE CONSISTENT WITH THE INTENT AND PURPOSE OF THE APPLICABLE ZONING ORDINANCE:
1. The property's current I-MU (Industrial-Mixed Use) district is intended to promote the reuse of older, character giving structures that may no longer be suitable for their original industrial purposes. This does not align with the subject property, which has historically been vacant and was used for commercial parking until 1996.
2. The requested C-G-1 district is intended to provide for a heterogenous mix of retail, personal service, office, and residential uses within and along Knoxville's commercial nodes and corridors and to promote mixed-use development in a pedestrian oriented environment. The subject area is within an existing commercial node characterized by these uses and has sidewalk access, and the rezoning would be a minor extension of the parcel's existing C-G-1 zoning.

THE PROPOSED AMENDMENT SHALL NOT ADVERSELY AFFECT ANY OTHER PART OF THE CITY, NOR SHALL ANY DIRECT OR INDIRECT ADVERSE EFFECTS RESULT FROM SUCH AMENDMENT.
1. The C-G-1 district permits less intensive uses that the existing I-MU district and has design standards to ensure compatibility and to mitigate effects to nearby residential development. This is a minor extension that is not anticipated to have adverse impacts.

THE PROPOSED AMENDMENT SHALL BE CONSISTENT WITH AND NOT IN CONFLICT WITH THE KNOXVILLE-KNOX COUNTY GENERAL PLAN AND ITS COMPONENT PARTS, INCLUDING ADOPTED SECTOR PLANS, CORRIDOR PLANS, AND RELATED DOCUMENTS.
1. The subject property is in close proximity to the Lonsdale and Oakwood/Lincoln park neighborhoods, and it is at a commercial node near the Heiskell Road and I-275 interchange. Locating commercial zoning on this property supports the General Plan's Development Policy 9.11, to locate commercial areas where they can be easily shared by several neighborhoods.
2. The proposed rezoning supports the recommendations of the 2005 Lonsdale Redevelopment Plan and Neighborhood Plan to encourage commercial and mixed-use development and to provide buffers between residential and industrial uses.
3. The C-G-1 zone is consistent with the recommended GC (General Commercial) land use classification of the One Year Plan and Central City Sector Plan.

ADEQUATE PUBLIC FACILITIES ARE AVAILABLE INCLUDING, BUT NOT LIMITED TO, SCHOOLS, PARKS, POLICE AND FIRE PROTECTION, ROADS, SANITARY SEWERS, AND WATER LINES, OR ARE REASONABLY CAPABLE OF BEING PROVIDED PRIOR TO THE DEVELOPMENT OF THE SUBJECT PROPERTY IF THE AMENDMENT WERE ADOPTED:
1. The subject property is in an urbanized area with adequate utility infrastructure and easy access to I-275.