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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Small Lots Of Record

Is there no longer a provision for Small Lots of Record in ReCode? If I want to build on a nonconforming lot (i.e. RN-4 with <50' lot width) would I need to seek a variance?

Staff Reply:

Yes. You would need to seek a variance.

Rvs

Dear Knoxville Planners,

Several people have asked me about RV issues in the proposed changes.  If you have a pop-up camper or other vehicle that fits the RV definition, could you still park it in your personal driveway under the proposed changes?  The people who have asked me (two different households) currently park their RVs in their driveways and have steeply sloped yards that would preclude them from parking them any other place.  

They say that the proposed changes are a solution looking for a problem, that if their RV is not bothering anyone, why should it be prohibited? A screen is pricey, etc.  

Can you help me understand this issue better?

Staff Reply:

We have received a number of comments about the proposed standards for parking of recreational vehicles in residential areas. The standards were drafted by the consultants, likely based on their experiences with other communities. I do know if RV parking is a concern in the City and will ask Peter to chime in on that question. If RV parking is not a problem, staff can propose a revision to the standards to make parking of RV's, boats, etc in residential areas easier.

3817 Kincaid

This is a one BR duplex I own . How will recode affest it

Staff Reply:

The property at 3817 Kincaid is proposed for Office zoning by the draft map. Duplexes are a permitted use in the Office district. You could also convert the residential use to office use if you so choose.

Statement Under Every Residential Neighborhood Districts

What is the definition of this statement: "Limited nonresidential uses that are compatible with the character of the district may also be permitted.". This is under every single residential neighborhood district listed. Is this how the City is going to get around the roll-out of 5G small cell antennas in all the neighborhoods. Is it a coincidence that the City has decided to recode all of Knoxville right at the same time that 5G is being deployed?

THOUSANDS OF MINI CELL TOWERS TO BE BUILT IN FRONT OF HOMES
5G will require the buildout of literally hundreds of thousands of new wireless antennas in neighborhoods, cities and towns. A cellular small cell or other transmitter will be placed every two to ten homes according to estimates. The purpose of this massive infrastructure build out of small cells, distributed antennae systems and microcells is to increase range and capacity in populated urban areas and prepare for the future 5G rollout. 5G frequencies will utilize higher frequencies that do not travel as far as the lower frequencies.
US state and federal governments are moving forth regulations which would make the right of way in front of homes as available sites for 5G transmitters - without consent of the property owners. In response, communities are protesting en mass as they do not want these transmitters built in front of their homes and communities want to be able to regulate the placement on right of ways.  Some municipalities are taking the case to the courts with litigation.
5G WILL USE HIGHER ELECTROMAGNETIC FREQUENCIES
5G will utilize multiple frequencies from those currently in use for cell phones and wireless to higher millimeter frequencies.
Today's cellular and Wi-Fi networks rely on microwaves - a type of electromagnetic radiation utilizing frequencies up to 6 gigahertz (GHz) in order to wirelessly transmit voice or data. However, 5G applications will require unlocking of new spectrum bands in higher frequency ranges above 6 GHz to 100 GHz and beyond, utilizing submillimeter and millimeter waves - to allow ultra-high rates of data to be transmitted in the same amount of time as compared with previous deployments of microwave radiation. Each carrier will use a different set of frequencies.  
This will be worse than living next to a cell phone tower!

Staff Reply:

The limited non-residential uses permitted in residential districts include kindergartens, schools, and places of worship. The standards for wireless telecommunications facilities are found in section 9.3.FF and are those adopted by City Council approximately one year ago.

Nonononono

STOP this stupidity! Leave the single family neighborhoods alone! The students/temporary residents have much of the urban area of Knoxville so leave working families alone in the neighborhoods they have made stable, safe, thriving, productive areas! Don't run the people, that have worked hard to make their communities better, out! We purchased in single-family, leave it the freak alone. Transient and multi-family residents usually do not have the same desire to maintain and improve upon and invest in (emotionally and financially) their neighborhoods. The area I am in is the Belle Morris area. We all know this BS wouldn't fly in a more affluent area such as Sequoya Hills and Farragut! So STOP messing with the more urban areas! These urban areas are now the safest, most stable, and valuable in modern history! How can you change the zoning of people's homes?!!. How is that fair and equitable?? They have purchased and invested in single-family areas and it is very unfair to change the nature of their neighborhoods by fundamentally changing the environment by re-zoning it ! I am from the Atlanta area where unbridled growth has ruined many established (safe, solid, stable) neighborhoods. Smart growth and planning is needed but the changes noted in Re-Code are not that. For goodness sakes, LISTEN TO THE PEOPLE! DO NOT RE-ZONE SINGLE FAMILY URBAN AREAS! Knoxville used to be a GREAT and AWESOME place to live. However, our government seems to think bigger, better, faster is better and we all know it isn't. Monkeying around with zoning by changing single family areas to multi family or multi residential will be the death-nail of this area. HOMEOWNERS are the key. The students don't stay, renters usually move on,. Market-square, downtown will slowly die. The revitalization of the Central Corridor will slow and eventually stop. Past is prologue. 20 years ago this area was the pits. Abandoned homes, high crime, etc. It's stabilized and thriving. Crime and traffic will increase and good quality caring residents will flee. Not being smart about growth and fundamentally changing the Knoxville Downtown urban neighborhoods will drive this place into the ground and drive good quality citizens to the nether regions. Stop it!

Staff Reply:

Thank you for your email. The Belle Morris neighborhood is proposed as RN-2 on the draft updated zoning maps. This is a single family residential designation that permits single-family residential development on lots with a minimum size of 5,000 square feet and also permits duplexes as a special use. Review and approval of duplexes by the Planning Commission would be required at a public hearing and neighbors would be notified of the hearing. The proposed zoning is equivalent to the current R-1A zoning of much of the neighborhood. Planning staff worked with the neighborhood association to preserve the single-family designation and to identify locations for small scale multi-family development on Cecil and Brown Avenues near the industrial area. Also, properties currently designated as multi-family and/or on which multi-family development is currently located were designated multi-family. The multi-family designations represent a small portion of the neighborhood. We appreciate the effort expended by the neighborhood association in working with Planning staff to develop the draft zoning map for the Belle Morris neighborhood.

Article 6

Hi, I’m interested in reading the following article: 

ARTICLE 6
    Increase rear setback for industrial uses when adjacent to residential zones to 50
But it shows the page as not found on the website. Do you know how I might be able to read it?

Staff Reply:

Hi, Erin. I'm not sure why you're having trouble opening that link. Try opening it here. If you still have trouble, please let us know. 

Next Steps - Recode Knoxville Zoning Ordinance Update

Hello: I represent the Brick Industry Association, and just wanted to inquire what next steps are for the zoning ordinance update, and when it would go before the City Council for vote.

Staff Reply:

City Council members are reviewing the draft updated zoning map and will discuss the map at an upcoming workshop. Adoption of the draft ordinance and zoning map will be the next step, which may occur in August.

May 14, City Council Meeting For Rezoning Article 1

Please advise if recode Knoxville, Article 1 will be the only article discussed on May 14, 2019?  Will all 18 Rezone Articles be discussed at a later date for review of public opinion?  Please forward the dates and Articles to be discussed for each future meeting for the 2019 Rezone Articles? Thank you for your prompt response!

Staff Reply:

All articles will be discussed at the May 14 meeting.

Statement Under Every Residential Neighborhood Districts

What is the definition of this statement: "Limited nonresidential uses that are compatible with the character of the district may also be permitted.". This is under every single residential neighborhood district listed. Is this how the City is going to get around the roll-out of 5G small cell antennas in all the neighborhoods. Is it a coincidence that the City has decided to recode all of Knoxville right at the same time that 5G is being deployed? 

THOUSANDS OF MINI CELL TOWERS TO BE BUILT IN FRONT OF HOMES
5G will require the buildout of literally hundreds of thousands of new wireless antennas in neighborhoods, cities and towns. A cellular small cell or other transmitter will be placed every two to ten homes according to estimates. The purpose of this massive infrastructure build out of small cells, distributed antennae systems and microcells is to increase range and capacity in populated urban areas and prepare for the future 5G rollout. 5G frequencies will utilize higher frequencies that do not travel as far as the lower frequencies.
US state and federal governments are moving forth regulations which would make the right of way in front of homes as available sites for 5G transmitters &ndash; without consent of the property owners. In response, communities are protesting en mass as they do not want these transmitters built in front of their homes and communities want to be able to regulate the placement on right of ways. Some municipalities are taking the case to the courts with litigation.
5G WILL USE HIGHER ELECTROMAGNETIC FREQUENCIES
5G will utilize multiple frequencies from those currently in use for cell phones and wireless to higher millimeter frequencies.
Today&rsquo;s cellular and Wi-Fi networks rely on microwaves &ndash; a type of electromagnetic radiation utilizing frequencies up to 6 gigahertz (GHz) in order to wirelessly transmit voice or data. However, 5G applications will require unlocking of new spectrum bands in higher frequency ranges above 6 GHz to 100 GHz and beyond, utilizing submillimeter and millimeter waves &ndash; to allow ultra-high rates of data to be transmitted in the same amount of time as compared with previous deployments of microwave radiation. Each carrier will use a different set of frequencies.
This will be worse than living next to a cell phone tower!

Staff Reply:

 

The limited non-residential uses permitted in residential districts include kindergartens, schools, and places of worship. The standards for wireless telecommunications facilities are found in section 9.3.FF and are those adopted by City Council approximately one year ago.

Mla??!

I saw this acronym in the latest revision and wondered what it stood for (if not mother-in-law apartment...???)?

Staff Reply:

MLA stands for Minimum Lot Area

Adu's Are Not Evil.

Members Recode Team,

I want to encourage those who have worked so hard on this and I hope that your work is not in vain. Please no not let a small but loud section of the population bring down progress. People who have watched this grueling process know that pushing it down the road or starting from scratch won't help. I just hope that there is flexibility in this code to evolve and adapt to a growing city and that we are not subject to the groanings of a few small minded citizens.

I've noticed all of this fuss over ADU's and I am tired of it. I am appalled at the close-minded thinking that an extra unit will have a catastrophic affect on the community. In fact, it is that very thinking that will hold Knoxville back as we try to grow. 

Does it not seem strange that in a time where we have the means to support safe and clean density, we are scared of a density level that our city was built? Is it also not telling that the most beautiful and well-liked areas of Knoxville are the most dense? 

DENSITY IS GOOD. As a designer who has studied architecture and urban planning in depth and in many cities, it irks me that people who have no bases of study for which to make an educated decision are restricting something that will be good for communities and home owners. 

Please, do not let misguided fear hurt this city's future. 

As for the current draft, I believe it is in the best interest of the city to change the following: 

10.3.B.1 : "When there are practical difficulties involved in carrying out the provisions of the building codes, the building official may grant modifications for individual cases." This was omitted and although I don't see a reason why someone might need to diverge from the building code, there should always be room for special circumstances.. Why omit this?

10.3.B.2 : This entire point should be omitted. 1. An owner of a duplex may have a good reason to add an ADU and this should not be restricted. 2. My goodness, "Must be owner occupied" What good does that do to the community? Are there not countless individuals in this city who survive off income from rentals? Much of this city's revitalization has been a result of enterprising folks who flipped houses not for themselves but for others. Knoxville owes the quality of it's urban neighborhoods to these folks. Who's right is it to base the urban growth of a city off of whether a property is owner occupied? Please don't incapacitate future growth by restricting things like this. 

10.3.B.4 : Lot size restrictions. There are countless historic lots of record in Knoxville that are smaller than 5,000 sf but have a small house on them that would support an ADU plus be true to historic and appropriate for future density. 

10.3.B.8 : Again, we should not be controlling the square footage of a dwelling unit. What if it has a basement or upstairs that are appropriately scaled to the main house? This is a foolish blanket statement that does not take into consideration the high number of smaller (historical) lots in the city. 

If ADU's are an issue of different parts of the city wanting different things, I see no issue with dividing the regulation into districts, if the western population is afraid of density, let them keep their malls, and parking lots and live with the raising obesity, depression, and un-satisfaction that has been proven to come from being disconnected from a tight community. As for the neighborhoods around downtown, please don't restrict their growth. 

Staff Reply:

Typo On This Page

There is at typo on the submission page, "Use can this form to submit a comment or question for the project staff or send an email directly to recode@knoxplanning.org."

Staff Reply:

Manufactured Homes

They apparently deleted completely the non-conforming paragraphs about manufactured homes in Article 17, but they left in THIS:

'On Page 9-10, it refers to Nonconforming Manufactured homes being found in Article 16, when it was in Article 17.

"... 3. Nonconforming Manufactured Homes See Article 16 for regulations regarding nonconforming manufactured homes, including single-wide manufactured homes. ..." '

NOW, NON-CONFORMING MANUFACTURED HOMES ARE NOT FOUND IN EITHER ARTICLE! Neither 16 nor 17.

PLEASE DELETE number 3 on page 9-10.

They also left in the "skirting" type required on manufactured homes.... EVEN THOUGH IT DOES NOT APPLY DOWN HERE. (Page 9-10, 2b)

Okaaaaaay! But trust me, mobile home communities are REQUIRING many owners to replace their skirting this year! Good luck fielding all of THOSE requests to be allowed to replace vinyl skirting with just vinyl skirting again instead! Bwahahaha

Staff Reply:

Single Wide Manufactured Homes

On page 9-10, it says:

" H.  Dwelling - Manufactured Home 

Multi-sectional manufactured homes may be used as single-family detached dwellings provided the following development criteria are met:..."

What about SINGLE wide manufactured homes? Are they addressed somewhere else?

Staff Reply:

Single Wide Manufactured Homes Taxation

Does Camiros realize that Tennessee TAXES ALL mobile homes, even those on LEASED land (such as in mobile home parks), as IF they were single family dwellings on permanent foundations? They are NOT licensed.

That might help. I would THINK that zoning regs and codes would need to conform seamlessly with taxing regs, especially property taxing regs.

Staff Reply:

Mobile Home Parks

Btw....I READ in the MEDIA that Recode was not going to allow any more mobile home parks in the city, BUT I couldn't find any such wording in the new Code. Did I miss it? There is a STRONG argument for whatever is OMITTED in the Code is ALLOWED. Just fyi! Please dot your i's and cross your t's about intent. Put it in writing. All of it. 

Thanks!

Staff Reply:

Actual Parking Policy And Passes

Hmmmmm ...other than LAW dictated (before landlords can tow IMMEDIATELY), maybe THIS is another good reason for instituting an actual parking policy? And PASSES?

Can't catch em if you don't MONITOR. LOL

Having to report cars to the office for passes can expose a lot!

Police PATROL (per the annexed Plan of Services Agreement) periodically might help, too. Nothing like being SEEN.

Thanks!

Staff Reply:

Please Vote No On Recode

I sincerely request....PLEASE VOTE NO ON RECODE.

Not because an update of Zoning codes might not be needed, but because Camiros (and the city) has done a CRAPPY job!

I read it....if nothing else, it is shoddily written, has too many errors and omissions, and contains some things that just don't apply to down here.

A northern company was a bad choice. The South is just WAY too far behind. You can't jump that far like that.

And besides....first, why not try ENFORCING the codes we DO have? Might not even NEED to change too much!

Plus....more conflicts between laws/regs/codes is the LAST thing this place needs. There are enough! Sheesh.

Thank you.

Staff Reply:

Recode Updates

MPC made changes to Recode at their June 13, 2019 meeting before approving it and passing it on to City Council. When can the public expect the current version to be post?

Staff Reply:

Support

I support keeping the Accessory Dwelling Unit and Hillside Protection regulations in the new zoning ordinance. 

Staff Reply:

Recode And Hillside Protection

Protect Hillside and Ridgetop protection in ALL zones. Don't let developers run roughshod over this,  where they will clear and grade property that will impose risks of flooding, eroding, and the destruction of our topography. The Planning Commission got this one wrong, caving to developers instead of protecting the environment. Please reject the Planning Commission's recommendation on Hillside Protection in Recode.

Staff Reply:

Hillside And Ridgetop Protection

I am writing in regards to the recent motion by the planning commission to remove the Hillside and Ridgetop protection ordinance from office and commercial zoned property. ALL property no matter the zoning should remain protected. There is absolutely no reason that only residential should be subjected to this ordinance, while developers flatten ridges and scar our hills. We must protect our areas natural features. Knox County does not need to follow in the footsteps of Sevier County and absolutely destroy the natural beauty that we are so fortunate to have. Mudslides, rockslides and flooding continue to get worse with these poor decisions made for greed. There are miles and miles of property already within zoning that can be used for more 1/2 empty commercial and office space if you need to build so badly. 

Staff Reply:

Lonsdale Area

What's going on with the Lonsdale neighborhood area? yall moving people out of the area to take over property? Y'all need to pay those with houses.. and not just come in a steal their land and houses...

Staff Reply:

Zoning

I would like to suggest making the entire street from 804-840 N 4th Ave, Knoxville, TN 37917 to have C-N zoning, considering this seems the designation most of the street is being recoded to. With the current mixed zoning of industrial, commercial, and office all on the same street from the highway being put in beside the street, several buildings that are being recoded as residential are currently used commercially. For example, 820 N 4th has for some time been a bar/club/restaurant with a parking lot next door. Also, 817 N 4th is a parts business, whose building would be very difficult to use residentially. In fact, there are actually only two houses on the street that are being used purely as a residential home. Switching some of the street to residential will benefit far fewer houses considering the past allowable uses of the street. By making all C-N, it allows the mixed commercial use that has been established and would greatly help continue the improvements the street has been under in recent months. Thanks

Staff Reply:

Cu On Map Shows Unlimited Height

Hey guys- just wanted to make sure you were aware that the Current Draft's map shows that CU Form-Based code as having unlimited height (on the building height tab). Since this is not the case, and it varies based on the CU zone - you might be best off just not noting heights on that.

Staff Reply:

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