Approve RN-4 (General Residential Neighborhood) because it is an extension of the zone.

Disposition Summary

Approve RN-4 (General Residential Neighborhood) because it is an extension of the zone.

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Details of Action

Approve RN-4 (General Residential Neighborhood) because it is an extension of the zone.

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Staff Recommendation

Deny the RN-4 (General Residential Neighborhood) district because the property does not meet the intent of the RN-4 district.

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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. There have been no significant changes in this area of the Mechanicsville neighborhood that warrant consideration of the proposed rezoning from the RN-2 (Single-Family Residential Neighborhood) to the RN-4 (General Residential Neighborhood) district on Callaway Street. The only notable change in the local built environment is a property facing University Avenue at the end of the subject property's block that was renovated under the C-N (Neighborhood Commercial) zoning district and marketed as a multifamily rental property by the applicant.
2. In 2023, a rezoning from RN-2 to RN-4 was approved per staff recommendation at 1216 Callaway Street adjacent to the subject property (7-H-23-RZ). However, there are several aspects of that property that differ from this case. The adjacent lot is more than double in size and width than the subject property. With an area of 10,114 sq ft and a width of 75 ft, it meets the dimensional standards for a variety of housing forms under the RN-4 district. By contrast, the subject property has an area of 3,371 sq ft and a width of 25 ft, which does not meet the dimensional standards for any of the dwelling forms permissible in the RN-4 district. The lot is considered a 'Nonconforming Lot of Record' per Article 17.3 of the zoning ordinance, and this permits development that does not meet the minimum lot size and/or width standards. However, it is not the recommendation of staff that nonconforming development potential be increased with a more intensive rezoning.
3. One major policy change that occurred within the past year is a zoning ordinance amendment to include Middle Housing standards, which permit a wider range of house-scale multifamily development for properties within the TDR (Traditional Neighborhood Residential) land use classification. The subject property is in a TDR area, and more intensive development than what is standard for RN-2 zoning could be pursued.

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 mixed medium density residential development. Single-family and duplex dwellings are permitted by right, and townhouse and low-rise multi-family dwellings are allowed with staff-level or special use approval depending on the number of units. The RN-4 district is intended to be applied to neighborhoods that are characterized by such mixed residential development, or that have been identified as areas where such development would be suitable in the future.
2. While the Mechanicsville neighborhood does have a mix of residential forms, the previously described constraints with the subject property's size would typically prohibit the range of dwelling forms intended by the RN-4 district. Under the Middle Housing standards, a key difference between the current and requested zoning district is that a large townhouse or multiplex development could be considered under RN-4 zoning. Pursuing a Middle Housing development under RN-4 would require BZA variances for building depth and potentially setbacks as well. Considering these circumstances, rezoning this property could permit development that is grossly more intensive than what is intended for a lot this size.

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. Mechanicsville is one of the oldest neighborhoods in the City of Knoxville, and the subject property is part of an area that is included in the National Register of Historic Places. Since 2016, the applicant has purchased most of the properties on the subject property's block. Continuing to upzone these lots could lead to development that diminishes the character of the neighborhood's Victorian and early 20th century shotgun houses, and potentially risks this area of Mechanicsville's historic designation.

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. This property is in an urbanized area with adequate utility infrastructure and public facilities to accommodate future development. However, it is noteworthy that off-street parking is a challenge with how these lots were originally developed, and most residents park on the street. An ongoing trend of increasing residential zoning intensity could contribute to street parking shortages.