Disposition Summary

Approve the request for a two-family dwelling in the RN-2 (Single-Family Residential Neighborhood) district, subject to 3 conditions.

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Staff Recommendation

Approve the request for a two-family dwelling in the RN-2 (Single-Family Residential Neighborhood) district, subject to 3 conditions.

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1) Meeting all applicable requirements of the City of Knoxville Zoning Ordinance, including but not limited to Article 9.3.J.3 which mandates at least 15% transparency on all street-facing façades.
2) Meeting all applicable requirements of the City of Knoxville Engineering Department.
3) Meeting all applicable requirements of the City of Knoxville Department of Plans Review and Inspections Department.

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This request is for a two-family dwelling on an 11,832-sf lot in the RN-2 district. Each unit of the proposed two-storied structure includes three bedrooms and an open family room/dining room.

STANDARDS FOR EVALUATING A SPECIAL USE (ARTICLE 16.2.F.2)

1) THE USE IS CONSISTENT WITH ADOPTED PLANS AND POLICIES, INCLUDING THE GENERAL PLAN AND THE ONE-YEAR PLAN.
A. The proposed two-family dwelling is consistent with the General Plan's development policy 8.1 that encourages growth in the existing urban area through infill housing opportunities.
B. The proposed use is consistent with the TDR (Traditional Neighborhood Residential) land use classification.
C. The One Year Plan states that duplexes may be permitted in low density areas where their development will not significantly affect service demands or aesthetics of the area. The proposed duplex is required to meet the principal use standards of the zoning ordinance (Article 9.3.J), which protects neighborhood aesthetics by stipulating design elements for duplexes.

2) THE USE IS IN HARMONY WITH THE GENERAL PURPOSE AND INTENT OF THIS ZONING CODE.
A. The RN-2 zone 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. The proposed two-family dwellings are considered low-density residential uses, and it is consistent with the RN-2 district's intent.
B. The property meets the 10,000-sf minimum lot size requirement for a two-family dwelling in the RN-2 district. The site plan conforms to the dimensional standards for a two-family dwelling in the RN-2 zoning district.
C. The submitted elevations do not indicate any plinth height. The applicant also did not provide any transparency calculation per Article 9.3.J.3. However, meeting all applicable requirements of the zoning ordinance is a condition of this special use approval and this can be handled during the permitting phase.

3) THE USE IS COMPATIBLE WITH THE CHARACTER OF THE NEIGHBORHOOD WHERE IT IS PROPOSED, AND WITH THE SIZE AND LOCATION OF BUILDINGS IN THE VICINITY.
A. There are a few duplexes within 0.25 miles of the property, on properties zoned RN-2. The surrounding area is characterized by one- and two-story houses. The proposed two-story structure will be compatible in size and scale with the surrounding single family dwellings.

4) THE USE WILL NOT SIGNIFICANTLY INJURE THE VALUE OF ADJACENT PROPERTY OR BY NOISE, LIGHTS, FUMES, ODORS, VIBRATION, TRAFFIC, CONGESTION, OR OTHER IMPACTS DETRACT FROM THE IMMEDIATE ENVIRONMENT.
A. The proposed two-family dwellings are considered low-density residential uses and are compatible with other residential uses in the vicinity.

5) THE USE IS NOT OF A NATURE OR SO LOCATED AS TO DRAW SUBSTANTIAL ADDITIONAL TRAFFIC THROUGH RESIDENTIAL STREETS.
A. A duplex is not expected to significantly impact traffic on surrounding streets.

6) THE NATURE OF DEVELOPMENT IN THE SURROUNDING AREA IS NOT SUCH AS TO POSE A POTENTIAL HAZARD TO THE PROPOSED USE OR TO CREATE AN UNDESIRABLE ENVIRONMENT FOR THE PROPOSED USE.
A. There are no known uses immediately surrounding the subject property that would pose a potential hazard or undesirable environment for the proposed use.