Disposition Summary

Approve the RN-2 (Single-Family Residential Neighborhood) district because it is consistent with adopted plans and surrounding development. The HP (Hillside Protection Overlay) would be retained.

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Staff Recommendation

Approve the RN-2 (Single-Family Residential Neighborhood) district because it is consistent with adopted plans and surrounding development. The HP (Hillside Protection Overlay) would be retained.

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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 the Vestal neighborhood of South Knoxville, where there are significant changes being planned to provide more residential assets to the area. These improvements include Mary Vestal Park upgrades and stream restoration work, KAT bus stop enhancements, and sidewalk expansions along Chapman Highway and Martin Mill Pike.
2. These projects, in addition to recent infill residential development throughout the neighborhood and across Freund Street from the subject property, support consideration of more residential intensity via a minor extension of the RN-2 (Single-Family Residential Neighborhood) zoning district.

THE PROPOSED AMENDMENT SHALL BE CONSISTENT WITH THE INTENT AND PURPOSE OF THE APPLICABLE ZONING ORDINANCE:
1. The RN-2 zone is intended to accommodate low density residential neighborhoods that exhibit a predominant development pattern of single-family homes on relatively small lots with smaller setbacks. Duplexes may be allowed by special use approval.
2. The intent of RN-2 zoning is consistent with the surrounding Vestal neighborhood character, which features mostly single-family homes on small to mid-sized lots. Much of the neighborhood is already zoned RN-2.

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 subject property's 3.42-acre size is significantly larger than surrounding properties. The minimum lot size dimensions of RN-2 could theoretically permit up to 29 single-family homes by right. However, the actual number of units that could be accommodated on the site would be affected by factors such as topography, infrastructure such as access into the site and to individual lots, and by the lot configuration if the property is subdivided.
2. City of Knoxville Engineering would require more intensive residential development to widen Hialeah Drive until it reaches a pavement width of at least 20 feet. Stormwater detention on site would also be required if more lots or private right-of-way were developed. These standards would help address concerns about traffic capacity on narrow residential streets and stormwater runoff stemming from a new residential development here.

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 consistent with the General Plan's Development Policy 8.1, to develop infill housing on vacant lots and redevelopment parcels that is compatible with neighboring residences in scale, design and site layout. The requested RN-2 zoning is the predominant zoning in the Vestal neighborhood, and development under that district would be compatible with surrounding development. If duplexes were pursued, they would go through special use review by the Planning Commission to ensure the proposed infill is in harmony with adopted plans and surrounding neighborhood character.
2. RN-2 is also a permissible zone per the South City Sector Plan and the One Year Plan's LDR (Low Density Residential) land use classification for this property.

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 subject property is near a transit line with KAT bus stops in relatively close proximity, though there is not sidewalk access available on the residential streets leading to those bus stops. There are plans that were drafted for a greenway trail abutting the subject property, though construction of this trail is not being pursued at this time. If the greenway were developed in the future, it would provide the subject property with a direct pedestrian pathway to the bus line. The property is also near the major arterial of Chapman Highway, which provides a service-oriented commercial corridor leading downtown.
2. This is an urbanized are where utilities can be extended to accommodate more residential development at this location. Road widening requirements would be evaluated by Knoxville Engineering at the permitting stage.