Professional Documents
Culture Documents
PRESENT PLAN MDR (Medium Density Residential) / C-4 (Highway and Arterial
DESIGNATION/ZONING: Commercial)
PROPOSED PLAN HDR (High Density Residential) / RP-2 (Planned Residential)
DESIGNATION/ZONING:
EXISTING LAND USE: Vacant land
PROPOSED USE: Attached multi-dwelling residential
DENSITY PROPOSED: 30 du/ac
EXTENSION OF PLAN No
DESIGNATION/ZONING:
HISTORY OF ZONING Property was rezoned from C-3 to C-4 in 1987 (2-B-87-RZ).
REQUESTS:
SURROUNDING LAND USE, North: I-40 right-of-way / ROW / R-1 (Low Density Residential)
PLAN DESIGNATION,
South: Residential subdivision / TDR / R-1 (Low Density Residential)
ZONING
East: Hollywood Dr., residences and vacant land / MDR / R-2 (General
Residential)
West: Residential subdivision / LDR / R-1 (Low Density Residential)
NEIGHBORHOOD CONTEXT: This area is developed primarily with residential uses under R-1 and R-2
zoning. The subject property is currently zoned C-4, but has not been
developed with commercial uses.
AGENDA ITEM #: 33 FILE #: 7-B-18-PA 7/9/2018 02:29 PM MICHAEL BRUSSEAU PAGE #: 33-1
STAFF RECOMMENDATION:
RECOMMEND that City Council APPROVE HDR (High Density Residential) One Year Plan designation.
This site is already designated for medium density residential uses and is located in the vicinity of other
attached multi-dwelling development along Sutherland Ave. and to the north, along Lonas Dr., where transit
service is available, as well as having commercial services within walking distance. The location is appropriate
for high density residential development.
RECOMMEND that City Council APPROVE RP-2 (Planned Residential) zoning at a density of up to 30
du/ac, subject to one condition.
1. The rear, westernmost portion of the site must remain undisturbed, consistent with the hatched area
depicted on the attached map labeled 'No Disturbance Area'. This boundary is defined by the 980' elevation on
the topography map.
With the recommended condition, this site is appropriate to be developed under RP-2 zoning at up to 30
du/ac. The property is currently zoned C-4, which could lead to extensive clearing and grading of the steeper
portions of the site for any number of commercial uses, with no review required by MPC. The recommended
rezoning will prevent further clearing and grading of the hillside, and allow compatible infill development at an
appropriate location. Transit service (KAT) is not currently available at the site, but is available to the north at
Lonas Dr. or to the south at Kingston Pike.
COMMENTS:
ONE YEAR PLAN AMENDMENT REQUIREMENTS:
CHANGES OF CONDITIONS WARRANTING AMENDMENT OF THE LAND USE PLAN (May meet any one
of these.)
A. AN ERROR IN THE PLAN - The plan does not recognize the existing C-4 zoning of the site. The current
One Year Plan designates the site for medium density residential uses. With the requested planned zone of
RP-2, staff is of the opinion that the site is also appropriate for high density residential use, especially
considering that it is currently zoned C-4, an intense, unplanned commercial zoning district.
B. A SIGNIFICANT CHANGE IN THE DEVELOPMENT PATTERN, OR THE COMPLETION OF A PUBLIC
IMPROVEMENT (ROAD, PARK, SEWER), WHICH CHANGES THE BASIS ON WHICH THE PLAN WAS
DEVELOPED FOR AN AREA - No known improvements have been recently made to Hollywood Rd., but the
street is adequate to serve the recommended high density residential uses. Public water and sewer utilities
are available to serve the site.
C. A CHANGE IN PUBLIC POLICY, UNANTICIPATED BY THE PLAN - No change in public policy directly
impacts this plan amendment, but the site is appropriate for the development of high density residential uses.
D. NEW INFORMATION (INCLUDING NEW PLANS AND STUDIES PRODUCED BY MPC) BECOMING
AVAILABLE, WHICH REVEALS THE NEED FOR A PLAN AMENDMENT - No new information has become
available to reveal the need for a plan amendment. The current zoning pattern of higher intensity residential
uses has long been established in this general area, making this site more appropriate for high density
residential uses.
REZONING REQUIREMENTS FROM ZONING ORDINANCES (must meet all of these):
THE PROPOSED AMENDMENT SHALL BE CONSISTENT WITH THE INTENT AND PURPOSE OF THE
APPLICABLE ZONING ORDINANCE:
1. RP-2 zoning is intended to provide optional methods of land development which encourage more
imaginative solutions to environmental design problems. Residential areas thus established would be
characterized by a unified building and site development program, open space for recreation and provision for
commercial, religious, educational and cultural facilities which are integrated with the total project by unified
architectural and open space treatment.
2. Additionally, the zoning states that each development shall be compatible with the surrounding or adjacent
zones. Such compatibility shall be determined by the Planning Commission by review of development plans.
Staff maintains that RP-2 is the most appropriate zone for this development.
THE PROPOSED AMENDMENT SHALL NOT ADVERSELY AFFECT ANY OTHER PART OF THE COUNTY,
NOR SHALL ANY DIRECT OR INDIRECT ADVERSE EFFECTS RESULT FROM SUCH AMENDMENT:
1. The recommended RP-2 zoning is compatible with the surrounding land uses and zoning pattern.
2. RP-2 zoning will not create any direct or indirect adverse effects in the surrounding area or any other part of
the County.
3. The proposed RP-2 zoning at a density of up to 30 du/ac would allow for a maximum of 153 dwelling units
to be proposed for this 5.11 acre site. That number of attached multi-dwelling units, as proposed. would add
approximately 1399 vehicle trips per day to the street system and would add approximately 2 children under
the age of 18 to the school system.
4. Hollywood Rd. is a minor collector street that is adequate to handle the additional traffic generated by
allowing high density residential uses on the site. There are traffic signals at the two closest intersection at
Lonas Dr. to the north and at Sutherland Ave. to the south. Adequate sight distance will have to certified from
the proposed development entrance as part of the development plan review process.
5. A traffic impact study will be required to be submitted along with the development plan if the proposed
development is projected to generate 750 trips per day or more, which appears likely.
6. With the number of units possible, and the close proximity to a school and commercial areas, staff will
expect that sidewalks will be installed along Hollywood Rd. in front of the site. Pedestrian connections from the
site to this sidewalk will also be expected.
7. The RP-2 zoning district stipulates that the amount of land set aside for permanent usable open space and
recreational use shall be 15 percent of the gross developable area. Staff will expect that the development will
include some recreational space in addition to the open space that will be required within the recommended
non-disturbance areas.
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. With the recommended amendment to the City of Knoxville One Year Plan to high density residential on the
accompanying application (7-B-18-PA), RP-2 zoning will accurately reflect the zoning and future development
of the site.
2. With the recommended amendment to the West City Sector Plan to high density residential on the
accompanying application (7-B-18-SP), RP-2 zoning at the requested density would be consistent with the
plan.
3. The site is located within the City Limits of Knoxville on the Knoxville-Knox County-Farragut Growth Policy
Plan map.
4. This recommended RP-2 zoning does not present any apparent conflicts with any other adopted plans.
AGENDA ITEM #: 33 FILE #: 7-B-18-PA 7/9/2018 02:29 PM MICHAEL BRUSSEAU PAGE #: 33-3
• School-age population (ages 5–18) is estimated by MPC using data from a variety of sources.
• Students are assigned to schools based on current attendance zones as determined by Knox County
Schools. Zone boundaries are subject to change.
• Estimates presume full build-out of the proposed development. Build-out is subject to market forces, and
timing varies widely from proposal to proposal.
• Student yields from new development do not reflect a net addition of children in schools. Additions occur
incrementally over the build-out period. New students may replace current population that ages through the
system or moves from the attendance zone.
If approved, this item will be forwarded to Knoxville City Council for action on 8/14/2018 and 8/28/2018. If
denied, MPC's action is final, unless the action to deny is appealed to Knoxville City Council. The date of the
appeal hearing will depend on when the appeal application is filed. Appellants have 15 days to appeal an MPC
decision in the City.
AGENDA ITEM #: 33 FILE #: 7-B-18-PA 7/9/2018 02:29 PM MICHAEL BRUSSEAU PAGE #: 33-4
16
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13
N
12 16 1 6 19
27 18 14 52
ST
4 5 15 43
28 17 19 20 2 3 16 44
Feet
500
±
7-B-18-RZ Slope Analysis
Acreage
Non-Hillside Portions 1.84
Ridgetop Area 0
RECOMMENDED
NUMBER OF
CATEGORY ACRES DENSITY (Dwelling
UNITS
Units / Acre)
Non-Hillside 1.84 12.00 22.1
0-15% Slope 0.38 12.00 4.6
15-25% Slope 0.77 2.00 1.5
25-40% Slope 1.53 0.50 0.8
Greater than 40% Slope 0.58 0.20 0.1
Ridgetops 0 0.0
Subtotal: Sloped Land 3.26 7.0
Maximum Density Guideline
5.1 5.70 29.1
(Hillside & Ridgetop Protection Plan)
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27
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33
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11
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C-1
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1
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R-3
AV
7 5
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1
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VILLAGE RD H
3
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HILLS ES NE WMA
LO
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HI L LS B
FOR
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R-2
2
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S
5 LV T 6
7
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8 18
Feet ±
7-B-18-RZ
Acres
No Disturbance Area 1.78
Outside Area 3.32
5.1
26
No Disturbance
Area 1
I40
25.03
24
24.01
24
22
41.03
21
41
21.01
C-4
HOL
LYW
41.02
O
OD R
D
RE
NF
OR
DR
D
20
22 41.01
21
37 18
20
38
39
40
RD 1
VIEW
HILL
17
19
19
2
36 16
35 18
Feet
100
±
KGIS Copyright - 2018
0 50 100 200
KGIS makes no representation or warranty as to the accuracy of his map and its information nor to its fitness for use. Any user of this map product accepts the same AS IS ,WITH ALL FAULTS,
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Betty Jo Mahan <bettyjo.mahan@knoxmpc.org>
FYI
Hi Amy,
Below are some of my thoughts re: fighting the larger number of apts. and getting additional "stuff"
from the developer. Am also attaching a synopsis of our efforts since 2001 for safe pedestrian
based on the Bearden Village Opportunities Plan. MPC Commissioners need to be aware of the
Plan and the accomplishments of our Council. Feel free to use anything I am sending you. We are
facing another dead-line on our book so it is a rough time for me, but call me if you wnat to...
preferably after 9pm. Am copying this to Mary E. and Gerald Greene (as a personal objection to
staff or commission approval for the larger no. of units)
First thought...we need to get a vote from BVC members re: the numbers we can support for this
project, plus additional improvements the developer needs to incorporate to support the Bearden
Village goal of walk-ability (i.e. they need to add sidewalks to Pond Gap on the west side of
Hollywood from the the entrance of the development to the point where the sidewalk begins after
the I40 overpass. It would be good also if they add a sidewalk adjacent to the entrance lane into the
complex so children can get down safely to the sidewalk on the west side of Sutherland which they
should add. This will be a very desirable area for families with children to locate because Pond Gap
is a good school.
Bearden VC precedents/success stories since 2001 in the Bearden Village area to get developers
to add sidewalks at their own expense for pedestrian safety near schools...
1) The TJ Development by Jay McBride directly across from West High; We met with Jay prior to
development and asked him to add a sidewalk for the students that would be attracted to that area.
He agreed to do that and worked with city engineering on the design.
2) We worked with the developer of the Dollar Store and they added a curb and gutter sidewalk.
3) either Paul or John Murphy (Murphy Development) built the subsidized housing on the hills
behind the Dollar Store. They agreed to pay for the curb and gutter sidewalk east of the Dollar Store
for the safety of children living there and attending West High. Murphy D. paid the city for the design
and installation of that section.
2) Getting total number of subsidized housing units within the Sutherland area, including Cagle
Terrace, and those on the hill above Tobler...and putting that within a mileage radius might be
interesting information which shows we have not opposed s. housing but want it to be a reasonable
amount for the location and circumstances surrounding the location.
If the city (and MPC) want to add more affordable housing they need to make sure that the locations
are safe for pedestrians, adjacent homeowners and vehicular access for all using the roadways.
Terry Faulkner
--
___________________________________________________
This message was directed to commission@knoxmpc.org
Contained in this letter is a short history of the Bearden Council, our efforts to beautify
and create a pedestrian/public transit friendly Bearden Village, and details of our present
effort to create our first community park which is dedicated to the Everly Brothers,
internationally famous musicians who lived in Bearden during their formative years. I
hope that you will find the following information about our progressive historic
community interesting; Bearden is a community which is making history itself as an
environmentally sustainable suburb in the Knoxville area, receiving the first ever MPC
Environmental Sustainability Award in 2006.
Project beginnings: In 2000 neighborhood leaders requested that the staff of the
Metropolitan Planning Commission work with Bearden residents and business owners to
design an official “Bearden Village” small area plan. Business owners and neighborhood
representatives participated in planning meetings for over a year to complete a plan for an
environmentally sustainable ”pedestrian village.” The plan was approved by MPC
Commissioners and City Council in 2001. During that year the Bearden Council was
formed with “official” representatives from five surrounding neighborhood
associations (Sequoyah Hills/Kingston Pike, Forest Heights, Westwood, Historic
Sutherland Heights and Lyons View) and business owners in the Bearden area to help
implement the MPC plan in an organized manner. In these past 15 years our members
have worked with over 160 local businesses and developers, numerous department heads
for the City of Knoxville, with three different Mayors and three Second District Council
representatives. We have also worked with area schools, Knox Heritage, East Tennessee
Community Design Center, Knoxville Tree Board, Keep Knoxville Beautiful, Knox
Greenway Coalition, Knoxville Area Transit (KAT), the Tennessee Department of
Transportation and various UT officials to accomplish the projects listed below.
1) Acquisition in 2002 and 2003 ca. two million dollars of state CMAQ ,
Congestion Mitigation/Air Quality, funding with matches from city government.
These funds, combined with contributions solicited from local developers and
businesses has resulted in construction of 3+ miles of completed greenways (10’ :
wide asphalt walking paths), sidewalks and a:
2) “Main Street” effort on Sutherland Avenue: In 2012 over $500,000 dollars were
allocated by the City for sidewalk construction and pedestrian crossings on this busy
street. UT contributions (in conjunction with their intramural field project) included a
public plaza for the “main street, place making” effort, decorative fencing and two
additional greenway links from Sutherland Avenue to the Third Creek Greenway
which connects to downtown and West Knoxville. The West High School Foundation
participated in this effort to create a “Main Street” for Bearden by raising
2.
$90,000 for decorative fencing, and the 278th Armory removed old chain link fencing
and added decorative iron fencing in front of the Armory.
3) Adding trees to beautify, provide shade and help clean the air: Almost 1,000 trees
have been planted in Bearden, funded by the city, grants from the state, TDOT, UT,
Knoxville Junior League, Rotary Club, local developers and business owners.
4) Sheltered KAT transit stops: This densely populated area with its’ wide economic
range of residents, many of whom do not own cars, has two east/west public transit
routes which provide access to jobs, UT, attractions offered downtown; theaters
museums, art galleries, etc. Six public transit stops have been added with
. shelters, and many others with benches only. TDOT grants and City Council
discretionary funds have allowed us to install trees and attractive landscaping around
many of these.
5) Nineteen granite historic markers documenting local history have been installed in
greenways and sidewalks with grants from City Council members and the Knox
Greenway Coalition to educate residents and encourage pride in their community.
Don and Phil Everly were former Knoxville residents who moved here with their family
in 1953. They lived and performed in our area, attended our community high school,
West High, then left as teen-agers for Nashville and soon became internationally
renowned for such songs as “Wake Up Little Susie” and “All You Have to Do is Dream.”
Bearden Council members, working in consultation with Don Everly who resides in
Nashville (Phil Everly died in 2014), with our landscape architect, Mike Fowler
(Ross/Fowler LLC), Mayor Rogero, the City Parks and Recreation Department, our City
Council representative, Vice-Mayor Duane Grieve and the Legacy Parks Foundation,
which is serving as our 501 (C) (3) hope to raise $$347,765, which added to the ca.
$49,148.50 we have raised thus far (total cost $396,765,00), will allow us to complete a
beautiful commemorative and educational park featuring an art element representing
the Everly Brothers, a small “Dream” stage and plaza where park visitors can sing,
play their guitars, violins, etc., learn about the amazing Everly Brothers and “dream”
about their own future. We hope that you will join with us in this effort to create
Bearden’s first community park, and the first park in the nation to honor the incredible
Everly Brothers and their numerous contributions to American music.
.
Terry Faulkner: President, Bearden Council
Forest Heights Neighborhood Association
Martie Ulmer The Board for Forest Heights Neighborhood Association (FHNA) unanimously decided to
Vice President request MPC to postpone their vote on Article 33, Elmington CG, LLC, per the July 12,
Maria Gall
2018 agenda. We are requesting a traffic study as well as a stormwater report be
Treasurer completed before considering a rezone from C-4 to RP-2, and a change to High Density
Residential for the One Year and West Sector Plans.
Tina Gillespie
Board Member
At Large Hollywood Drive is a major access route for Bearden traffic. Kingston Pike and Sutherland
neighborhoods use this road to access Papermill Drive and enter Interstate 40.
Amy Hathaway
Street Furthermore, Pond Gap and Timbercrest neighborhoods near Lonas use this road to
Representative access Sutherland Avenue and the Bearden area. The traffic can be fast due to its many
Area 1 hills, and speeding is an issue for residents along this road. There are also many “new”
Jarrod drivers on this road as West High School is located less then a mile from the proposed
Chapman development. Sighting is often difficult due to the hills and a shaded overpass adjacent
Street
Representative
to the development. We feel there is a considerable risk for car accidents, as well as
Area 2 broadside accidents, with the residents of the development pulling out onto a fast, hilly
and potentially blinded roadway. The MPC reports that 1399 additional cars will be
Liz DeVega
Street either pulling into or out of this development. While the addition of these cars to the
Representative roadway may not be significant, the affect of these cars pulling out onto a fast, hilly road
Area 3 is extremely impactful and should be mitigated before this approval is granted. A traffic
Deedee Blaine study is imperative to protect vehicular traffic along this major Bearden roadway.
Street
Representative Hollywood Drive has a history of poor drainage. We assume the developer is planning to
Area 4
use the existing pond as a retention pond for water runoff. Since this pond acts as a
Susan sinkhole, the developer will be required to determine the 100-year flood level of the
Passerillo
Street
pond, and allow for an additional 5-foot easement. In the proposed plan, the pond is
Representative located within approximately 25 feet of building and the street. The guidelines for HRPP
Area 5 are not being met, and the addition of 110 units and 150 parking spaces will impact
Linda Ritts drainage of this property. We feel a study should be done before its approval to
Street determine the impact of water and sediment runoff of this high-density residential
Representative development to our public right of way.
Area 6
Sincerely,
Amy Midis
FHNA, President