Planned Development
11-B-24-PD
To be heard November 14, 2024Agenda Item No. 29
Planning Staff Recommendation
This plan is being submitted under the Optional Concept Plan section of the Planned Development procedures. The Commission will not vote on this project but should provide feedback and comments for the applicant to use in further developing their plan.
A Preliminary Plan application has been submitted for this development to be heard at the December 12, 2024 Planning Commission meeting (case # 12-A-24-PD).
See case notes below
Request
Property Info
Case Notes
What's next?
Applicant Request
− +Zoning
- Current
RN-1, RN-4, HP
RN-1 (Single-Family Residential Neighborhood), RN-4 (General Residential Neighborhood), HP (Hillside Protection Overlay)The RN-1 Single-Family Residential Neighborhood Zoning District is intended to accommodate traditional low density residential neighborhoods in the City of Knoxville, exhibiting a predominant development pattern of single-family homes on relatively large lots and with generous setbacks. Two-family dwellings may also be allowed by special use approval. Limited nonresidential uses that are compatible with the character of the district may also be permitted.
The RN-4 General Residential Neighborhood Zoning District is intended to accommodate mixed medium density residential development within the City of Knoxville. Single-family,
two-family, and townhouse dwellings are permitted with low-rise multi-family dwellings and new development forms
such as pocket neighborhoods allowed by review and in some cases with special use approval. The RN-4 District is intended to be applied to neighborhoods that are characterized by such mixed residential development, or that have been identified
as areas where such development would be suitable in the future. Limited nonresidential uses that are compatible with the character of the district may also be permitted.The HP District is intended to protect Knoxville's significant natural topographic features, and to prevent potential serious consequences from hillside development, such as increased erosion, fire, or flood hazards, and property damage.
Land Use
- Current
Agriculture/Forestry/Vacant Land, Rural Residential
ProposedOptional concept plan for a residential development
Proposed Density20 du/ac
Property Information
− +2805 DELROSE DR
North side of Delrose Dr, south side of Brooks Ave, west side of Riverside Rd
Council District 6
Size
31.34 acres
Planning Sector
East City
Land Use Classification LDR (Low Density Residential), MDR (Medium Density Residential), HP (Hillside Ridgetop Protection) LDR (Low Density Residential), MDR (Medium Density Residential), HP (Hillside Ridgetop Protection)
Agriculture/Forestry/Vacant Land, Rural Residential
Growth Plan
N/A (Within City Limits)
Fire Department / District
Knoxville Fire Department
- Utilities
- Sewer
Knoxville Utilities Board
WaterKnoxville Utilities Board
Case Notes
− +Staff Recommendation
This plan is being submitted under the Optional Concept Plan section of the Planned Development procedures. The Commission will not vote on this project but should provide feedback and comments for the applicant to use in further developing their plan.A Preliminary Plan application has been submitted for this development to be heard at the December 12, 2024 Planning Commission meeting (case # 12-A-24-PD).
Excerpt from Article 16.7.E.2 of the zoning ordinance (Optional Concept Plan):
Before submitting a formal application for a planned development, the applicant may present a concept plan before the Knoxville-Knox County Planning Commission, at his/her option, for the purpose of obtaining information and guidance prior to formal application.
The Knoxville-Knox County Planning Commission will review the concept plan and provide such information and guidance it deems appropriate. Any opinions or advice provided by the Knoxville-Knox County Planning Commission is in no way binding with respect to any official action the Knoxville-Knox County Planning Commission or City Council may take on the subsequent formal application. The review of the concept plan is not a public hearing. No decision will be made on the application.
The concept plan will be presented at a public meeting. Mailed and posted notice in accordance with Section 15.2 is required for the public meeting at which the concept plan is to be presented.
SITE DESCRIPTION
The subject property comprises two parcels resulting in approximately 32 acres and is located in East Knoxville abutting the Williams Creek Golf Course. The Knoxville Botanical Gardens and Arboretum are nearby to the north, and Holston Hills neighborhood is nearby to the east. There is a 50-ft cleared area housing overhead power lines directly abutting the site on the western property line.
The project proposes an access point on its northern, eastern, and southern frontages. It is served by a minor arterial street and a major collector street on its northern and southern frontages, the latter of which was resurfaced in 2023. On the Delrose side of the site to the south, the property skips around a single family dwelling on a 1.34-acre lot. The main entrance is just to the east of that lot.
COMMUNITY BENEFITS AS CITED BY THE APPLICANT
1. Provision of public recreational facilities, including a community playground, community garden, and a community pool.
2. Interconnected sidewalks and a walking path connecting Delrose Drive, Brooks Avenue, Riverside Road and a future greenway.
3. Creation of greenspaces and an extended connection to future East Knoxville greenways.
4. Improvement of existing sidewalks and infrastructure.
5. Provision of more green space than would be required and better preservation of natural grade.
6. Preservation of trees and rock outcroppings on the property.
7. Preservation of a 35-ft natural buffer between the adjacent properties and the proposed new development and a buffer/outdoor space that exceeds the required buffer yard space and is accessible to adjacent neighbors.
8. Commitment to clean up and preserve/maintain the Historic Williams-Masterson Cemetery.
9. Inclusion of a park and dog park for the community.
10. Provision of bike parking and storage for residents and community members.
11. Provision of vehicular parking for community use of public spaces.
12. Provision of a bike repair station and electric vehicle charging stations throughout the development.
13. Provision of multiple connection points to arterial and collector streets.
14. Provision of more accessible units (i.e., meeting ADA standards) than legally required.
15. Use of "Middle Housing Types" on the perimeter of the development to create a transition buffer between the development and the surrounding neighborhood.
16. Requirement for townhouse units to be Owner-occupied residences.
ZONING EXCEPTIONS REQUESTED
Exceptions to the underlying zoning's dimensional and use standards may be recommended by the Planning Commission and approved by the City Council as part of the Planned Development approval process. The applicant is requesting the following exceptions from the City of Knoxville Zoning Code. Please refer to the Project Summary provided by the applicant for information on the rationale and justification for each of the exceptions listed.
Exceptions from Article 4.3, Dimensional Standards, Table 4-2: Residential Districts Dimensional Standards, pertaining to the RN-4 District:
1. Reduce the minimum lot area for townhouses from 3,000 sf to 2,000 sf, the same as the RN-5 requirement.
2. Eliminate the maximum lot area requirement of 40,000 sf.
3. Eliminate the maximum building height restriction of 35 ft for multifamily dwellings that are adjacent to single-family dwellings (making the 45 ft height maxiumum for multifamily buildings uniform for the site).
4. Allow the minimum interior side setback for multifamily uses to be 12 ft plus 1 ft of additional setback for each 2 feet of building height over 35 ft, the same as the RN-5 requirement.
Exceptions from Article 9.2, Use Matrix, Table 9-1: Use Matrix:
5. Allow townhouses and multifamily developments to be permitted uses (currently permitted as special uses when over a certain number of dwelling units).
Exceptions from Article 12.8, Buffer Yards, Table 12-2: Buffer Yard Requirements:
6. Eliminate the requirement for Class A Buffer for parking lot of a multi-family dwelling abutting a RN-3, RN-2, RN-1 or EN residential district for the western property boundary adjacent to the RN-1 district (Mt. Zion Baptist Church) and the eastern access to Riverside Road that is adjacent to several RN-1 districts (single family houses). The Class A Buffer would otherwise be installed as required by the zoning ordinance.
What's next?
− +After the Planning Commission
- Appeal to Because of its location in the CITY, appeals will be heard by Knoxville City Council
- Appeal by November 19, 2024
Heyoh Design & Development
Case History
- October 2, 2024
Date Filed
- November 14, 2024
To be heard by the Planning Commission
- December 10, 2024
First Legislative Reading
- January 20, 2025
Second Legislative Reading