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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Camper

Will we be able to have our 16 foot camper parked in our driveway? Also, is the land in front of our house going to be developed, it's full of sink holes. One final question, is Rohar Road going to be extended, right now it's a dead end. We like the way our street is now. Thank you for reading my comments.
Staff Reply:
Thanks for your interest in Recode and for your questions. You will still be able to park your camper in your driveway but you may have to screen it with landscaping from the street. The development of the land in front of your house is dependent upon the desires of the property owner. If the owner did desire decide to pursue development of the property, all applicable standards would have to be met. The zoning ordinance does not dictate nor does it propose street extensions. The City Engineering Department may know if there are plans to extend the street.

Waterfront code SW2 isn’t supposed to be only residential. Please review SW vision document & drafts language for consistency.
Staff Reply:

TOPIC 3.27:  HP HILLSIDE PROTECTION OVERLAY ZONING DISTRICT:  8.5, B., Applicability, page 8-8.  "These regulations apply to all lots within the HP Overlay District, with the exception of existing single-family homes and existing lots of record for a single-family dwelling existing as of the effective date of this Code." REQUEST:  Define "lots of record".QUESTION:  Does the underlined language, which was added in Draft 3, provide a large loop-hole?  Does it mean that, for instance, a 10-acre lot zoned RN-1 (R-1), with a Hillside Protection Overlay at the effective date of the code, is exempt from the regulations, and can be excavated without regard to Hillside Protection?  Following excavation, can the 10-acre lot be subdivided into smaller lots? If so, there would be no meaningful hillside protection of large residential parcels.  What is the rationale for this significant change?8.5, A., Purpose, Page 8-8.REQUEST:  The “Purpose” statement refers to the word “development.”  In order to make it explicitly clear what is meant by “development” and how the Hillside Protection Overlay Zoning District applies to the protection of property, please add to the end of the Purpose section 8.5, A. the entire definition of Development as defined in Article 2, 2.3, Page 2-6 as follows:  “Development.  The construction, reconstruction, conversion, structural alteration, relocation, or enlargement of any structure, any mining, excavation, landfill or land disturbance, or any alteration of land.”8.5, D. Site Plan Review, page 8-8.  "All development of property zoned residential within the HP Overlay District is subject to site plan review per Section 15.5."QUESTION:  Is site plan review intended to only apply to property zoned "residential", and not to property zoned office, commercial or industrial?Please see Community Forum comments regarding Section 15.5, Site plan review TOPIC 3.18, 10-31-18.TOPIC 3.28:  GENERAL DEVELOPMENT REQUIREMENTS:  10.1, E., Utility and Maintenance Easements, page 10-1. REQUEST:  Define "utility and maintenance easements"  QUESTION:  What is prohibited?  All structures--principal and accessory?  Are temporary structures permitted? QUESTION:  What is a "stormwater pond"?  Are all stormwater facilities prohibited or just retention and detention ponds?TOPIC 3.29:  ACCESSORY STRUCTURES AND USES:  10.3, T., Outdoor Sales and Display (Accessory), page 10-11. QUESTION:  "These regulations apply only to outdoor sales and display located on the lot."    Should it say "....on the lot with the principal use." T. 1. applies to all Retail Goods Establishments in all nonresidential zoning districts, as long as the merchandise is customarily sold on the premises.The outdoor sale and display of merchandise in the C-N (Neighborhood Commercial) and C-G (General Commercial) zoning districts should be more tightly regulated. REQUEST:  Consider limiting Outdoor Sales and Display (Accessory), in both the N-C and C-G zoning districts.  Consider adding language similar to T. 5. c. and d, for N-C and C-G zoning districts.The existing C-3, General Commercial zoning district, which lines many of Knoxville's arterials, does not allow outdoor display of merchandise (Article IV, 2.2.6, D. 8) and the language specifically regulating each use makes clear that the C-3 zoning district is meant to be indoor retail and uses.  (Article IV, 2.2.6).  In fact, that is the clear difference between C-3 and C-4 (Article IV, 2.2.7) zoning districts.  The C-1 zoning district limits the range of commercial uses. (Article IV, 2.2.4).Related to TOPIC 3.29:  PURPOSE STATEMENTS, ARTICLE 5, 5.1, A. Commercial Districts, page 5-1.REQUEST/QUESTION:  A. 1.  C-N:  Define "commercial uses" and "service uses".   Is it supposed to say "retail and personal service" as stated in C-G?A.2. C-G:  The Purpose Statement should make clear that indoor uses are intended in this district.We would be happy to discuss these topics along with anything in our previously submitted responses at any time.Sincerely,Larry Silverstein, ChairpersonCommunity Forum
Staff Reply:

More Use/map Comments

Today’s issue: The Use Matrix does not include Educational Facilities- primary or secondary or Government Office/Facility as uses allowed in the INST zone.  This is not consistent with the INST Purpose Statement or with the proposed zoning map. There is an easy fix: make a few more Ps on the use matrix in the INST column. On the other hand, some government facilities are more industrial. Most of the City public works facility is proposed as I-H (though some is I-G), as are the two KUB wastewater treatment plants and the City solid waste facility. The County Public Works facility on Baxter, the KUB shops on Middlebrook, and the KAT shops at Fifth and Jessamine are zoned I-G. I think these facilities should have industrial zoning, but for the sake of consistency, the TDOT facility at the Strawberry Plains Pike exit, the KUB water plant (Sandis Lane), the National Guard facility on Sutherland, and the County Parks shop at the end of Booth Street should be zoned similarly (I would suggest I-G). And there are probably a few more out there.And if we take this approach, the INST Purpose Statement should be revised to exclude these industrial institutions:  “The INST Institutional District is intended to accommodate federal, state, county, and municipal governmental operations with the exception of those operations that are industrial in nature, and campus institutional uses…”
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Rn-4 Puts E. Fifth Ave.'s Nrhp At Risk

This comment pertains to E. Fifth Ave. in Park City, which is part of Knoxville's largest national register of historic places. I want to see increased density in this area, but without design guidelines to protect our historic structures, I believe RN-4 is an inappropriate zoning as it leaves the historic homes vulnerable to demolition and inappropriate alterations and the community with little voice for development of empty lots. I would fully support RN-4 if H-1 were also put in place. I would also support H-1 guidelines that provide an easy path for multi-family infill housing.
Staff Reply:

Public Review Period

The public currently has access to Draft 3 of the ordinance and map with an understanding that MPC workshops are being held in November to make changes to that draft. I think it is in the interest of transparency, due process, and the public benefit to allow at least 3 weeks for the public to review a subsequent draft before the MPC votes to push the recode plan to City Council. In addition, I believe it's both reasonable and necessary to offer 3 public meetings during this 3 week period for the public to ask questions and voice concerns about the next draft.
Staff Reply:

Rn3 And Rn4 Designations

Thank you for the very informative meeting last night (11/26), it is apparent that many hours have been spent on this project. I am the VP of Edgewood Park Neighborhood Association (EPNA), and we currently have 7 apartment complexes and 1 condominium complex within our boundaries. In addition to these, there are several duplexes and quads interspersed. My opinion is that EPNA is currently maintaining a neighborhood with a plentiful supply of multi-family homes and I ask that we don't add any more.However, as an Atlanta transplant, I see the value of mixed-use projects along our corridors and I endorse them with your wise oversight. Same goes for the many industrial spaces that are vacant.Thanks for your efforts, I personally understand your struggles.
Staff Reply:

General Comments

Thank you for taking comments! I have only been able to attend one meeting, and have only quickly reviewed the draft - so I have limited comments to offer...but I appreciate being able to do so. I think mixed use makes sense in many areas, especially when run-down commercially zoned buildings could/would be a viable option for housing - hopefully that doesn't mean traffic jams for neighborhoods or trashy parking/eye sores. It would be nice if green-scaping were required for more of the commercially zoned buildings and multi-unit residential buildings. I love sidewalks, trees, and small businesses. and...this may be more of a side-note, but the abandoned Walmart/Shoe Shoe/Cato strip malls with massive parking lots distress me...they are everywhere, I know, and other businesses try and come in to the space, but it still just leaves a sad crater in the areas where they land. ...that and all the easy money/check into cash joints littering Chapman Highway & Broadway, keeping folks in a debt spiral... can we zone those out of all areas, all towns...everywhere? ! :Thank you for the space to comment!
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Roof Design

T 5-2 and T 6.2 (maybe other places?) Roof design in the table eliminates roof surfaces that produce glare. This is not well defined or described. For a low slope roof, we should want, encourage or even require a roofing material with a Solar Reflective Index (SRI) of at least 78 to reduce Urban Heat Gain and increase energy efficiency. To achieve this with a membrane roof, one will need to use a white or possibly tan roof. On low slope roofs we need to allow white. On steep slope roofs > 2:12 we may want to encourage a much lower SRI of at least 29. I suggest removal of the "reflective roof surfaces that produce glare are prohibited."
Staff Reply:

South Waterfront Districts

SW-1 should still be listed in residential district ??? tableSouth Waterfront districtsPg. 7-37.5SW District std.A.  Subdistricts established1.  SW-1 subdistrict (residential only) please add insert2.  SW-2 subdistrict add (residential only)Pg. 7-5B.  UsesOn 1. C.  the subdistrict SW-1 should not be allowed in SW-1 as educational facilities, preschool/kindergarten is traffic & more cars than allowed as an example for an office during the meeting.Only signage allowed in SW-1 is house address & also in SW-2 no electronic signs are allowed stationary or on vehicles!
Staff Reply:

Adus

Standards for detached vs attached ADUs should be more stringent.The primary dwelling should be owner-occupied.There should be dedicated parking required for ADUs. Many city streets will not handle additional street parking well. On many narrow residential streets, when cars are parked on both sides of the street, it's not possible for a fire truck to pass through, setting up a dangerous situation. Street parking is also unsightly and more dangerous for bicyclists and pedestrians.Minimum lot size for detached ADUs should revert to 7500 sf (or higher) as specified in Draft 1.The maximum number of bedrooms allowed should be 2.It's important to determine if the infrastructure can accommodate an additional dwelling before a permit is issued.
Staff Reply:

Recode Comments

Some random comments.Suggested editsOn the Use Table, the OS Parks and Open Space zone includes cemeteries, marinas, and golf courses and other private uses that are not necessarily recreational. Not all of these uses are captured in the description in 7-2. I suggest editing the description to include all of these various uses.Funeral Homes and Crematories are now separated on the Use Table, but still lumped together in the Definitions.Map commentsSomeone will probably catch this, but the only zone that allows airports is I-H (which seems appropriate to me), but Island Home Airport is zoned INST on the draft map.Probably a moot point since we have limited regulatory authority over them, but is INST the best zone for the National Guard facility on Sutherland? Because of the outdoor storage of equipment (and maybe indoor storage of munitions), seems to me like an industrial zone might be more appropriate.It seems inappropriate to locate C-N zones adjacent to other commercial zones. This has been cleaned up on Sutherland, but the intersection of Dutch Valley and Bruhin is a patchwork of commercial zones, including C-N. There is a large patch of C-N on Woodland next to C-G-2 and INST. I don't know if there are other places like this.Just My OpinionsMore of the districts that abut the river could allow marinas as special uses. RN-1 (maybe), I-H, AG, O, OP, C-H, and INST should be considered.The Definition of marina can be interpreted to include docks for individual houses (boat docking or storage with no size threshold). If that is the intent, they need to be allowed in RN-1 since they are already plentiful in some R-1areas. If that is not the intent, the definition needs to be tightened up a little to include a minimum size.Can we do something contextual with maximum heights, such as adjacent zone, topography, view shed, shade shed? This might help sell the idea of taller buildings to those who are dubious about the idea.It seems like you should be able to put a multi-story office building in an O zone. Even when used as a transition/buffer adjacent to a residential area, 3 or 4 stories might be appropriate depending on context. The current regs allow 45' non-residential buildings in O zones, so the new 35' requirement is going backwards.I think the 35' height limit is too restrictive in many cases.Townhouses in RN-6 and RN-7 (and maybe RN-4 and RN-5) should be allowed to go to three stories (45'?). Three-story townhouses are common in other cities and seem entirely compatible with a zone that allows 65' multi-family dwellings.Also, consider three-story dwelling-over-business in C-N, depending on context.C-G-1 and C-H-1 have 40' max height. Is that enough for 3 stories, or just enough for an assertive facade or high ceilings?
Staff Reply:

Minimum Lots Sizes In Rn-2, 3, 4 For Multi

Since the majority of lots in the RN-2, 3, & 4 areas do not meet the minimum lot sizes in RN-2, 3, & 4 for multifamily 2-4 units, the new zones should reduce the minimum lots sizes. Existing lots should be able to be developed with 2-4 unit buildings with the new zoning.
Staff Reply:

Residential Design Standards – Single Family

Restore design-standards for single family residential.  These are not overly onerous to comply with or to enforceMany communities require these and more
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Adus

Require dedicated parkingMore stringent standards for detached vs. attached ADU’sRestore minimum lot size to 7500 sf for detached ADU’sMaximum number of bedrooms for detached should be 2 bedroomsOwner occupancy of primary dwelling
Staff Reply:

Home Occupation

Regarding Home Occupation and Quick Pick and Retail Goods Establishment:A smart attorney told me years ago that you cannot be restrictive by being permissive.The definition of Home Occupation is: "Any commercial activity carried out for economic gain by a resident, conducted as an accessory use in the resident's dwelling unit.""Retail Goods Establishment" is indeed a use listed in the Use Matrix. So too is "Personal Service Establishment" (beauty shop, tailor) and "Office." Just as, I assume, Recode contemplates "Personal Service Establishments" and "Offices" be allowed to operate as a Home Occupation, I think "Retail Good Establishments" would also be allowed to operate. However, all must operate within the standards for Home Occupation.The list of permitted and prohibited home occupations in the existing ordinance is helpful.I honestly think a quick pick would be allowed under the proposed ordinance.I'm also referencing a letter on a home business operation. Please see the paragraph at the end of page 1: "The actual business of the company---mechanical repair and services---is being done elsewhere, off site. If clients were dropping off equipment at this address, the equipment was being work on in the garage, and then being picked up by a client at the home after repair, that would classify as a business being run at this address. However that is not the case. The multiple inspections by Plans Review have confirmed this..."The last paragraph on page 3 acknowledges "occasional employees", etc.Never mind the fact that "Contractor's office..." is a permitted use in C-3.
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Rn-2

R-2 “right” should be retained in older, poorer neighborhoods like Vestal, rather than go to RN-2 “special use” by permit, which could require impractical design criteria.
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Multi-family Housing

Put back the Orange! Multifamily housing should be a prominent part of our city's future - multifamily housing tends to be more affordable, it is environmentally more responsible than building more suburban sprawl, and it allows for density levels that do more to support walkable communities and thriving neighborhood businesses. Taking out multifamily zoning would be a step back for Knoxville; 21st-century cities NEED residential density.
Staff Reply:

4th & Gill

Please review the concept that there are many multi-family houses in 4th & Gill.  As an example when I search under my address at 1015 Luttrell St. 4 apartment units show which has no been the case since 2005.  Also if you search 1003 Luttrell or 942 Luttrell St. the database shows multiple apartment units which has not been the case since 1990-92 time frame.  In the early 80’s 4th & Gill worked with MPC to change our zoning from R2 to RIA to encourage the development of single family restored properties in the emerging historic district.  We have made tremendous progress since that time.  The proposed change to RN4 puts us back to where we were zoning wise 30 years ago.  RN-2 as originally proposed in earlier drafts is the appropriate zone for the Fourth & Gill historic district.  Place multi-family on the corridors on the edges.
Staff Reply:

Single Family Dwelling Design Standards And Interior Landscaping Standards For Recode Knoxville

Please re-instate design standards for single family dwellings (on lots of one acre or less) that were recommended in an earlier draft of ReCode. Raising the standards would make a substantial difference in the aesthetics of new neighborhood development. Landscaping requirements for parking lots is another area of concern. It appears that some of the proposed landscaping requirements in ReCode have now been deleted. Please consider how important landscaping is to the appearance of large areas of asphalt! A good example of landscaping done well is the WestTown Mall parking area. Many years ago a local woman with vision, Maria Compere, advocated for the planting of many trees around the perimeter, in the medians, and other areas of the parking lot. Without her determination on this issue, the Mall would not have the beautiful mature trees that it now has - something which has helped to soften and beautify the hard edges of the rectangular-shaped buildings. Please consider the importance of improved landscaping requirements and consider the Landscape Bond provision which would require 2 years of proper care by the developer, once trees and other vegetation are planted. The Bond would insure that plantings would receive adequate care, so they can get established and thrive. Improved ReCode standards is Knoxville's BIG chance to improve the look of our city for a long time to come. Thank you.
Staff Reply:

Adu

Please consider taking ADU issue off the table & get the basic ordinance passed.  Then re-visit ADU’s later.
Staff Reply:

Good Landscaping And Design Standards For Neighborhoods

People definitely care about good landscaping and design standards where they live. These have been omitted and they are important. A house needs to be seen as a house from the street--windows, porches, other details. Front loaded garages need to be limited to 60% or less. We are a city that wants good design, landscaping, lighting that shows we care. Thank you.
Staff Reply:

Community Forum's Supplemental Response To Recode Draft 3-- November 16, 2018

On October 31, 2018, Community Forum submitted its initial response to Draft 3 of Recode Knoxville. It included Comments on 23 topics. The deadline to submit comments on Draft 3, for consideration for Draft 4, was subsequently extended until November 16, 2018.

Attached, is Community Forum's Supplemental Response to Draft 3, which contains Comments on three additional topics numbered 3.24, 3.25. and 3.26. These topics involve Accessory Structures and Uses, Outdoor Storage of Commercial Vehicles, and Outdoor Storage of Recreational Vehicles.We would be happy to discuss these additional Draft 3 topics, along with any of our previously raised topics, at any time.Sincerely,Larry Silverstein, Chairperson

Staff Reply:

Kcdp Pac Comment Submission On Recode Knoxville Draft 3 Text And Draft 2 Map

On behalf of the Knox County Democratic Party (KCDP) Progressive Action Committee (PAC), we would like to submit the attached comments on ReCode Knoxville Map Draft 2 and ReCode Text Draft 3. Below is the list of contributors and/or ratifiers of these comments: Core Drafting and Research Team:Elizabeth RowlandMatt SterlingMoira ConnellyIdea/Feedback Contributors:Michael DavisSylvia WoodsRatified Final Draft:Linda Haney - KCDP Vice Chair Allie Cohn - PAC Co-Chair & KCDP Secretary and Executive Committee MemberMichael Davis - PAC Co-Chair & KCDP Executive Committee MemberSylvia Woods - PAC Steering Team Member, KCDP Executive Committee Member & Tennessee Democratic Party Executive Committee Member LaKenya Middlebrook - PAC Steering Team Member Elizabeth Rowland - PAC Steering Team MemberMoira Connelly Matt SterlingLouise SeamsterPlease let us know if you or your team members have any questions on our submission.Thank you, Elizabeth Rowland
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Question About Previously Approved Planned Districts

My question/comment concerns Section 1.4.G. Previously Approved Planned Districts. I did not find Planned Districts in the definitions so, please update that. Also, I did not see a PD overlay included in the map or referred to in the 3rd revision. Will that be developed to identify these areas?
Staff Reply:

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