Disposition Summary

Approve the request for a conversion to a two-family dwelling in the RN-1 (Single-Family Residential Neighborhood) district, subject to 3 conditions.

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Staff Recommendation

Approve the request for a conversion to a two-family dwelling in the RN-1 (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.
2) Meeting all applicable requirements of the City of Knoxville Engineering Department.
3) Meeting all applicable requirements of the City of Knoxville Plans Review and Inspections Department.

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The request is to convert an existing single-family house into a two-family dwelling. The project does not involve additions to the existing house's footprint. The application includes interior floor plans.

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 Office (O) land use classification in the North City Sector Plan, which notes that medium density residential uses may be suitable in areas suited for office development; a two-family dwelling is considered a low density residential use and is compatible with the area.
C. The proposed use complies with the One Year Plan's location criteria for a duplex as it is located on a minor arterial street and provides a desirable buffer between residential and non-residential areas. The use also complies with the One Year Plan's criteria for conversions, where the structure meets the location criteria and does not require significant variances from the provisions of the zoning ordinances.

2) THE USE IS IN HARMONY WITH THE GENERAL PURPOSE AND INTENT OF THIS ZONING CODE.
A. The RN-1 zone is intended to accommodate traditional low density residential neighborhoods in the City of Knoxville. Two-family dwellings may also be allowed with special use approval.
B. The RN-1 zone requires a minimum lot size of 15,000 sq. ft. for two-family dwellings. The subject property is approximately 16,000 sq. ft. The site plan conforms to the dimensional standards for two-family dwellings in the RN-1 (Single-Family Residential Neighborhood) district. The principal use standards for two-family dwellings (Article 9.3.J) only apply to new construction.
C. The final site plan will require minor revisions to comply with Article 11. Parking space placement and design must comply with all requirements of the City of Knoxville Zoning Ordinance and Engineering Department prior to issuance of a building permit.

3) THE USE IS COMPATIBLE WITH THE CHARACTER OF THE NEIGHBORHOOD WHERE IT IS LOCATED, AND WITH THE SIZE AND LOCATION OF BUILDINGS IN THE VICINITY.
A. The proposed two-family dwelling is adjacent to another two-family dwelling and across the street from a multi-story hotel building.
B. The project does not involve modifications to the existing building's footprint, so the two-family dwelling will remain compatible with the existing houses in the neighborhood.

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 dwelling is considered a low-density residential use and is 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 two-family dwelling is not expected to significantly impact traffic on surrounding streets.