Throughout the project, we’ll post questions and comments that have been submitted on comment cards collected at community meetings, sent via email or submitted via the website.

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Min Lot Width Prevents New Housing In Rn-4

There is an issue with minimum lot sizes not matching existing lot sizes in the city. RN-3 and RN-4 are the densest residential zones near the corridors, and they are less dense than the historic city grid. There has been much talk about zoning by current use so that these houses will be conforming to the new code, but if you look at the only swathes of RN-3 and RN-4 just north of downtown and well within walking distance (surrounding Baxter @ Central and West end of Gill), the lot widths are 40', 42', 37', 30', (even 22'!) etc. Even in Fourth and Gill there are many lots less than 50' and are thus nonconforming. RN-3 and RN-4 both require 50' minimum for a single family. So as it exists, what appears to be the densest housing areas near downtown and within walking distance to jobs do not permit even single family development. I own a lot on Hinton Ave, on which I currently plan to build a duplex. With the current proposal, I could build no housing at all. I know of another planned development in this area, a quad-plex, which is currently permitted but would not be under the proposed ReCode. Even on this property, a block in from Central and over 60' wide, a maximum of only three units can be built. This result seems both counterproductive and contrary to the goals of your research. I have not reviewed this condition in other areas of the city, so please look closer at this issue elsewhere. It is difficult enough to find one lot for purchase in the area, so anticipating the combination of lots for greater opportunity is not viable. One solution may be to match the required minimum lot width with the existing grid in city neighborhoods, or allowing for an exception for historic widths. Another thought is that these areas near the intersection of Broadway and Central could become a commercial or I-MU district, which has no minimum width and now permits single-family, and matches the historic use of this area.

Also, while checking the I-MU district for applicability in these areas, I noticed that single family and multi-family are permitted, but townhouses and duplexes are not. Is there a reason to dis-incentive the middle-density options?
Staff Reply:

Sw Parking Lots In Recode

We have lost the requirement that surface lots in the SW must be in the rear.  This was missing in the July draft.  I commented about it and it was included in the October draft.  Now it's gone again - compare page 11-4 in the Oct. and Dec. drafts.


This, as you know, is a major deal.


Honestly, I wasn't reviewing the current draft to see if corrections made had been unmade.  However, it looks like that kind of review is necessary.

Staff Reply:
Thanks for catching this. I will forward to the consultants and make sure they correct it and do a thorough review of the entire SW code.

Regards,
Gerald

Parcel 119dd003 / 0 Mars Hill

I own the parcel above and do not want it rezoned RN1. It borders a high traffic road so it will not support single family homes but will need townhomes or some other type of higher density product to be viable. We purchased the property under RP1 designation which allows for 23 units on this property. Rezoning as proposed will negatively affect value of the land.
Staff Reply:
According to the official zoning map of the City of Knoxville, the property at 0 Mars Hill Road is currently zoned RP-1 at less than 6 dwelling units per acre (see attached). The RN-1 designation would allow 4 dwelling units per acre, which would be a reduction n density. We will change the proposed designation to RN-2, which would permit up to 8 dwelling units an acre (an increase in density).Upon approval of the updated zoning ordinance, you may wish to consider requesting RN-4 designation for the property. This change would require a zoning amendment, a sector plan amendment, and a one year plan amendment.

Kub Comment On Recode Knoxville Draft 3 Proposed Zoning Map

Per my voice message, we believe the property (Parcel ID 095KA01002) that we own at 2106 Mohawk Avenue should be shown as I-H instead of MPC’s proposed I-MU. This zoning would then match our adjacent MBW Water Plant current property zoning. Thank you.
Staff Reply:

Established Form Base Code Changes

In attending several of the meetings, it was mentioned that there would be no changes to the Cumberland and South waterfront codes since they had both been newly created and publicly vetted. However, there have been changes and I feel the property owners should be alerted to those changes so they could see what impact it may have on development / investment plans. Why not leave them as they were? At quick glance it appears height, set backs and even sign ordinances have changed and I haven't had time to delve into all the details so it leads me to believe there is enough reason to send out postcard alerts to those affected so there may be more feedback since these areas where thought to be not changing at all.
Staff Reply:
Any changes in the form district code that may have shown up in the drafts were inadvertent and the result of trying different approaches to formatting the standards. We have incorporated the form district codes (Cumberland Avenue and South Waterfront) into one article, article 7, and are working to make sure all parts of the form district codes are included and unchanged. We likely will put the parking standards for the form districts in article 12, which has all parking standards, rather in the form code article.

Thanks for your interest in the community and in Recode.

Rv Parking And "screening"

I've just reviewed the section regarding RV parking (at a residence) and wonder if anyone on the commission owns an RV? Although I do not store my 13'2" tall RV on my property as it won't fit, I have neighbors that can and do. Based on the requirement to "screen" RVs from public view (from the right-of-way) you are going to require VERY TALL FENCES/WALLS not to mention expensive. Are the commissioners the owners of fencing/wall companies??? The typical travel trailer is about 12' tall and would require at least a 12' tall fence/wall - either that or "hide" the RV in a storage facility (owner of those as well?) or sell it (RV or house). I'm fortunate to be able to afford such luxury of indoor storage, but I doubt the typical RV owner can or is willing to do so. My issue is more with what my(our) neighborhood is going to look like with, say at least half-dozen, homes with 12' tall fencing, just to hide their RV. I'm sorry, but I'd rather you hide some of the ugly cars from sight than a well cared for RV. Since my home is "down the hill" from a right-of-way street, my back yard can be seen from above and would require, by my estimation, a 40-50 foot tall fence/wall to "hide" an RV from view. I and others feel you are trying to weed out RVs and/or RV owners from Knoxville in an effort to beautify Knoxville residential areas. Again, I do not store my RV at home, although I would rather do so. I have thought about relocating to a home where I could expand and store the RV at home, and am now seriously considering it, HOWEVER, I am no longer looking in/around Knoxville or Knox County - our politicians have run me off. I'm glad Knoxville is looking to tell America that RVs, RV owners, and the like are not welcome here - I'll spread the word from a more RV friendly county. Regards!
Staff Reply:

Map Draft 4 Comments - Belle Morris Community Group

Good Morning Gerald & ReCode team-

My apologies that these comments were not sent on Friday, I had it all ready to go Friday evening and intended to send when I got home, but it managed to slip my mind over the weekend.

Attached is a marked up ReCode map and diagram of Belle Morris and surrounding properties, noting our overall comments/requests/recommendations for each individual parcel within our neighborhood boundary (which is a fluid line at this point) as well as contributing properties along the neighborhood's edge. Our team has spent a great deal of time going through parcel by parcel, studying the historical condition of each property, it's vicinity to other zones, ownership on KGIS, as well as restoration/redevelopment potential as we see (and hope) the neighborhood progresses over the next 10-20 years.

We hope that you might carefully consider our recommendations as you finalize the ReCode map. We have not gone through online and marked each of these parcels (for time's sake) however can do so if you are needing further explanation/detail on specific parcels.
Staff Reply:

Request For Postponement Of Agenda Item 5, 11-a-8-oa

It has come to our attention that the Community Forum has requested Agenda Item 5, 11-A-18-OA, Consideration of the Comprehensive Update of the City of Knoxville Zoning Ordinance, be postponed from the January 10, 2019, meeting of the Planning Commission to the February 14, 2019, meeting. The Knox County Democratic Party Progressive Action Committee fully supports such a postponement for reasons similar to those outlined in the Community Forum letter. 

We urge you to make such a postponement.

Staff Reply:

Recode Text Changes

Attached are the comments from the City.



Staff Reply:

Agenda Item 5, 11-a-8-oa

The board of Ftn. City Town Hall, Inc. agrees with and supports the request of Community Forum regarding Agenda Item 5, 11-A-18-OA- Consideration of the Comprehensive Update of the City of Knoxville Zoning Ordinance. We are asking for a postponement from the January 10, 2019, meeting of the Planning Commission to the February 14, 2019, meeting.

The last draft was only available online December 17, 2018, with hard copies available December 27, 2018. During this busy season of the year, it is not practical for neighborhood groups to be able to meet for extensive periods of time to discuss this important document that affects every parcel of property within the city limits. We could not possibly have written comments within the time period allotted, which was January 4, 2019.

We certainly intend to offer comments as soon as possible.

There are many substantive changes from Draft 3 to Draft 4. The time that Commissioners, the Stakeholder Committee, and the public has had for review has not been long enough for a thorough review.

Please don’t vote to accept this document in its present form. We must get this right. Our neighborhoods are in great part what makes Knoxville so special. It is too far-reaching and too important to adopt and then “hope” we can amend the document in problematic areas to prevent damaging impacts to our neighborhoods and even commercial areas.

Again, we are asking for Agenda item 5 to be postponed until the February 14, 2019 Planning Commission meeting.

Sincerely,
Board, Ftn. City Town Hall, Inc.
Staff Reply:

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