Approve the RN-4 (General Residential Neighborhood district. The HP (Hillside Protection) overlay) will be retained.

Disposition Summary

Approve the RN-4 (General Residential Neighborhood district. The HP (Hillside Protection) overlay) will be retained.

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Details of Action

Approve the RN-4 (General Residential Neighborhood district. The HP (Hillside Protection) overlay) will be retained.

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Staff Recommendation

Approve the RN-3 (General Residential Neighborhood) zoning district because it is consistent with the sector plan and surrounding development. The HP (Hillside Protection) overlay would be retained.

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Applicant has requested for a rezoning to the RN-4 (General Residential Neighborhood) zoning district. However, Planning staff is recommending the RN-3 (General Residential Neighborhood) zoning district as it is more compatible with the surrounding environment.

PURSUANT TO THE CITY OF KNOXVILLE ZONING ORDINANCE, SECTION 16.1.E, THE FOLLOWING CONDITIONS MUST BE MET FOR ALL REZONINGS (must meet all of these):

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. Since 2017, Knoxville's Community Development Corporation (KCDC) has added 90 dwelling units for seniors and people with disabilities and 164 affordable dwelling units to the area, through the multimillion-dollar Five Points Redevelopment project. The final phase of the development is underway now, which will add another 82 units ranging from one to five bedrooms. The proposed amendment to RN-3 zoning will support to continue to develop new housing in the area.

THE PROPOSED AMENDMENT SHALL BE CONSISTENT WITH THE INTENT AND PURPOSE OF THE APPLICABLE ZONING ORDINANCE:
1. The proposed amendment to the RN-3 district is intended to accommodate medium density residential neighborhoods in the City of Knoxville characterized by one and two-family homes.
2. Although the neighborhood primarily comprises single family units, it will be consistent with the intent of the RN-3 zoning district. The subject property is located at the edge of the neighborhood, and it abuts an undeveloped area of the Five Points Redevelopment (on property zoned RN-6, with HP Overlay). Furthermore, the adjacent property to the north (zoned RN-2, with HP Overlay) has two two-family dwellings and it aligns with the dimensional standards of the RN-3 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. The proposed RN-3 zoning will allow two-family dwellings by right, which will be consistent with the above-mentioned adjacent property to the north. Townhouse development is only allowed by the Special Use process, and it will be reviewed to ensure it is compatible with the character of the neighborhood. The requested RN-4 zoning will permit multi-family dwellings (MF) and townhouse (TH) development without the Special Use review, for up to 8 TH units and up to 4 MF units.
2. RN-3 zoning has more restrictive building heights than RN-4 (maximum allowable building height for RN-3 zoning is 35 ft, maximum allowable building height for MF in RN-4 zoning is 45 ft).
3. The development on Sanders Lane is more compatible with the density allowed by the RN-3 district than the RN-4 district.
4. The property has a Hillside Protection Overlay with more than 25% slope along the southern boundary. According to the slope analysis, approximately 26% of the parcel should remain undisturbed and it is more consistent with the density allowed by the RN-3 district in comparison to the RN-4 district.
5. There are multiple parks within a half mile of the area. Rezoning to the RN-3 district will enable development which will be supported by the two bus routes serving the area and sidewalk infrastructure along nearby streets.
6. The sector plan designation would remain TDR (Traditional Neighborhood Residential), which is the designation for all surrounding parcels.

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 proposed rezoning is consistent with the General Plan's development policy 8.1 that encourages growth in the existing urban area through infill housing opportunities.
2. Both RN-3 and RN-4 districts are consistent with the One Year Plan and East City Sector Plan's TDR land use classification.