Disposition Summary

Approve the RN-6 (Multi-Family Residential Neighborhood) district because it is consistent with adopted plans, and compatible with surrounding development.

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Staff Recommendation

Approve the RN-6 (Multi-Family Residential Neighborhood) district because it is consistent with adopted plans, and 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. The subject property is the site of the former St Mary's Hospital, which was established in 1930. Most of the hospital was demolished in 2020, and parts of the broader campus have since become a Public Safety Complex, McNabb Center behavioral health and urgent care clinic, and a satellite campus for Lincoln Memorial University (LMU). The subject property is now vacant except for the original hospital building, which was intentionally preserved to be repurposed.
2. This significant change to the use of the property supports consideration of a rezoning from the INST (Institutional) district to the RN-6 (Multi-Family Residential Neighborhood) zoning district.
3. Multifamily residential development under RN-6 is also supported by capital improvements to the sidewalk infrastructure completed this year. New sidewalks were added to this section of Huron Street, providing a pedestrian connection from the subject parcel to the minor arterial street of E Woodland Avenue.

THE PROPOSED AMENDMENT SHALL BE CONSISTENT WITH THE INTENT AND PURPOSE OF THE APPLICABLE ZONING ORDINANCE:
1. The intent of the RN-6 district is to accommodate high density neighborhoods characterized by a mixture of all housing types, including single-family, two-family, townhouse and multifamily forms.
2. The subject property is located between the predominantly single-family residential neighborhood of Oakwood-Lincoln Park and several social service or academic campuses. Moving further north and east, Fulton High School and the commercial corridor of E Woodland Avenue and N Broadway continue a transition of increasing land use intensity. Higher density residential development provides an appropriate buffer that fits within this context changing land uses.

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 use of a hospital campus can have significant external impacts, including traffic congestion, noise and building scale/massing. A rezoning to RN-6 would be a lateral transition in land use intensity, with impacts that should be no more noxious than what has historically occurred on this site.

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 RN-6 zoning district is consistent with the Central City Sector Plan's land use classification of MU-SD, CC8 (Mixed Use Special District, Medical Center Mixed Use District), which permits consideration of Medium Density Residential/Office land uses.
2. This rezoning is compatible with the General Plan's Development Policy 8.1 to develop infill housing on vacant lots and redevelopment parcels.

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. This location is well supported by existing infrastructure and community facilities. There is a KAT bus stop directly across Huron Street from the subject property with a well-marked crosswalk. There is sidewalk infrastructure on both Huron Street and Saint Mary Street, which leads to a service-oriented commercial node with a grocery store. Civil and social services, parks and educational institutions are all within close walking distance.