Rezoning
11-H-24-RZ
To be heard November 14, 2024Agenda Item No. 15
Planning Staff Recommendation
Deny the RN-4 (General Residential Neighborhood) district because it is inconsistent with the intent of the zoning ordinance.
Request
Property Info
Case Notes
What's next?
Applicant Request
− +Zoning
- Current
RN-2
RN-2 (Single-Family Residential Neighborhood)The RN-2 Single-Family Residential Neighborhood Zoning District is intended to accommodate low density single- family residential development on relatively small lots with smaller setbacks within the City of Knoxville. 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.
RequestedRN-4
RN-4 (General Residential Neighborhood)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.
Property Information
− +912 W EMERALD AVE
South side of W Emerald Ave, west of Sunrise St
Council District 6
Size
5,547 square feet
Planning Sector
Central City
Land Use Classification TDR (Traditional Neighborhood Residential) TDR (Traditional Neighborhood Residential)
Single Family 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
Deny the RN-4 (General Residential Neighborhood) district because it is inconsistent with the intent of the zoning ordinance.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. There are significant ongoing development changes occurring in this area of West Knoxville. Knoxville's Community Development Corporation (KCDC) is implementing its Transforming Western Heights redevelopment project nearby to the southwest. A new Head Start preschool was opened in 2022, and additional residential, mixed use, commercial, and public park space is under construction or planned to occur with slated funded.
2. These changing conditions and amenities would support more residential development in the surrounding neighborhood, and this potential is already available via the new Middle Housing standards in Article 4.6 of the zoning code. The Middle Housing provision permits more intensive residential development than would otherwise be allowed in the existing RN-2 (Single-Family Residential Neighborhood) zoning district on the subject property. These standards only apply to properties that have the TDR (Traditional Neighborhood Residential) land use designation, which is how the subject property is classified. The subject lot meets the dimensional standards for consideration of a duplex, triplex or fourplex under its current zoning. A rezoning to the RN-4 (General Residential Neighborhood) district is not warranted in this context.
THE PROPOSED AMENDMENT SHALL BE CONSISTENT WITH THE INTENT AND PURPOSE OF THE APPLICABLE ZONING ORDINANCE:
1. The RN-4 district is intended to accommodate mixed medium density residential development in areas characterized by such development or potential. RN-4 zoning has dimensional standards for single-family, duplex, townhouse and multifamily developments, none of which are met by the subject property's narrow width and/or lot area.
2. This property is nonconforming with the dimensional standards of its current RN-2 zoning because it does not meet the 50-ft minimum lot width. Rezoning a lot of this size to a more intensive district would be inappropriate and could lead to a manipulation of the Nonconforming Lot of Record rules in Article 17.3, which allows any use typically permitted in a zone, even if the lot width and/or area requirements are not being met.
3. A key distinction between RN-2 and RN-4 is that the RN-4 district permits more than one primary use. This could result in Middle Housing standards being utilized to develop two multifamily buildings on a lot that is slightly over 5,000 square feet. This is far more intensive than the immediately surrounding single-family neighborhood.
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. Continuing to upzone lots that are already nonconforming with their existing zoning district compromises the integrity of the zoning code. Approving such requests may set a precedent for intensive residential development that is out of character with the City's more historic, TDR neighborhoods, where there is already ample development potential through the Middle Housing standards. This could motivate demolition of historic properties in favor of larger-scale multifamily developments.
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 proposed rezoning is inconsistent with the General Plan's Development Policy 8.1 to develop infill housing that is compatible with neighboring residences in scale, design, and site layout. It is also misaligned with Development Policy 9.3 to ensure that the context of new development, including scale and compatibility, does not impact existing neighborhoods and communities. With multi-unit development potential already attainable under the Middle Housing standards with the RN-2 district, RN-4 zoning could result in a scale and intensity of development that is grossly out of character with the single-family residential neighborhood where the subject property is located.
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 property is in an urbanized area with ample utility and community facility infrastructure.
What's next?
− +Knoxville City Council
December 10, 2024
Appeal by: November 19, 2024January 7, 2025
Appeal by: November 29, 2024Parker Bartholomew
Case History
- September 23, 2024
Date Filed
- November 14, 2024
To be heard by the Planning Commission
- December 10, 2024
First Legislative Reading
- January 7, 2025
Second Legislative Reading