Disposition Summary

Approve the RN-4 (General Residential Neighborhood) district because it is consistent with the sector plan and compatible with surrounding development.

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Staff Recommendation

Approve the RN-4 (General Residential Neighborhood) district because it is consistent with the sector plan 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 located in an area of the Morningside Heights neighborhood which saw a significant multifamily renovation and expansion with the redevelopment of the KCDC Five Points community completed in 2020 one block to the southeast.
2. There is a streetscape City capital improvement to Magnolia Avenue planned .25 mile northwest of the property. The project consists of replacing existing sidewalks and curb and reconstructing the roadway between N Bertrand Street and N Kyle Street to provide better pedestrian access to support street amenities like bike lanes, landscaping and transit stops.
3. These changes in development to the area support the residential intensity permitted with the rezoning request from RN-2 (Single-Family Residential Neighborhood) to RN-4 (General Residential Neighborhood).

THE PROPOSED AMENDMENT SHALL BE CONSISTENT WITH THE INTENT AND PURPOSE OF THE APPLICABLE ZONING ORDINANCE:
1. The intent of the RN-4 district is to accommodate single-family, duplex, townhouse and low-rise multifamily dwellings in areas characterized by such mixed residential development or where such development would be suitable for the future.
2. In addition to the RN-6 (General Residential Neighborhood)-zoned Five Points community nearby, house-scale multifamily dwellings of three or more units are also common in the general vicinity, including directly across from the subject property. Surrounding development is consistent with the intended environment of the RN-4 district.

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. RN-4 zoning at this location is not expected to have an adverse impact on the area. The property is located at the corner of Parkview Avenue and N Olive Street, where there is a transition from residential to commercial zoning along Martin Luther King Jr Avenue immediately to the southeast. The RN-4 district here provides a buffer and transition between less intensive residential development adjacent to the west and commercial uses like the Dollar General store adjacent to the south.
2. If townhouse or multifamily development were to be pursued, it would require administrative review by Planning staff or special use review by the Planning Commission per Article 4.2.B. The maximum number of multifamily units permitted by the minimum lot area standards in RN-4 is 7 units. These reviews would evaluate impact to surrounding properties, and conditions for development could be applied through the special use process.

THE PROPOSED AMENDMENT SHALL BE CONSISTENT WITH AND NOT IN CONFLICT WITH THE GENERAL PLAN OF KNOXVILLE AND KNOX COUNTY, INCLUDING ANY OF ITS ELEMENTS, MAJOR ROAD PLAN, LAND USE PLAN, COMMUNITY FACILITIES PLAN, AND OTHERS:
1. The Central City Sector Plan and One Year Plan's land use classification for this property is TDR (Traditional Residential Development), which permits residential zoning up to RN-4.
2. This rezoning is consistent with the General Plan's development policy 8.1 to develop infill housing on vacant lots, and policy 5.2 to encourage development in areas with excess utility capacity or where utilities may be easily extended.

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 property is served by sidewalks and walkable access to multiple transit stops that will remain active after the implementation of the KAT Reimagined transit network plan.
2. This is an urbanized area with ample utility infrastructure to accommodate up to 7 new dwellings.
3. The property is walking distance from community facilities like William Powell Park, and it is in the parental responsibility zone for Austin East High School and Vine Middle Magnet School.
4. This context supports an increase in residential intensity at this location.