Shouldn’t Single-Family Low-Density Neighborhoods Continue in ReCode?

What do you think of when you hear Single-Family Low-Density neighborhoods? Two neighborhoods in District 2 immediately come to my mind West Hills and Sequoyah Hills, as well as large sections of established neighborhoods across our city. These neighborhoods are primarily made up of R1 and R1e under Knoxville’s current zoning ordinance. These two zones are the most restrictive residential districts which are intended for low-density residential land uses. Neighborhoods under these zones are generally intended to be protected from non-residential encroachments like commercial activity and higher-density developments like apartments. To review the current R1 and R1e zones, please visit: https://library.municode.com/tn/knoxville/codes/code_of_ordinances?nodeId=APXBZORE_ARTIVSPDIRE_S2BADI_2.1REDI_2.1.1LODEREDI.

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Knoxville is currently attempting to update our city’s Zoning Ordinances, which was originally drafted in the 1960’s, a process that started in 2016 and a first draft is currently available for review at https://recodeknoxville.com/library/documents/. There have been numerous public meetings regarding the ReCode efforts, and since the first draft was released, many more of our neighbors are getting engaged in this process.

At a recent Kingston Pike Sequoyah Hills meeting, I led a neighborhood discussion with MPC Planning Services Manager, Amy Brooks, answering community questions on proposed changes to R1, the dominant low density residential zone in that neighborhood. In the first draft of ReCode, R1 gets a new name RN-1 Single Family Residential District. Please follow the ReCode link above to section 4-1 to learn more RN-1 in the first draft. On whole RN-1 and R1 are very similar except for one very big difference, under the first draft Accessory Dwelling Units (ADU’s) would be allowed by right in all residential zones. An ADU is defined by the first ReCode draft as “an additional dwelling unit located on the same lot with and is incidental to, a principal single-family dwelling.” This ADU can be attached or detached but must include separate cooking and sanitary facilities as well as its own way in and out.

The addition of Accessory Dwelling Units is a significant change to our current ordinance for low-density single-family neighborhoods. If Accessory Dwelling Units are allowed in all residential zones, are we still providing for single-family or low-density neighborhoods? It is certainly true that Knoxville needs a variety of residential zones to accommodate low and high density uses as well as supporting the different ways we, as individual communities, want to organize our neighborhoods. Ultimately, one question for ReCode is do we as a city want to preserve single-family low-density neighborhoods and do the addition of ADUs represent encroachment in these zones we have been protecting against for decades?

It was clear that those in attendance at the Sequoyah meeting were unaware of this proposed change and the majority were against the allowance of ADU’s in their neighborhood. I’m currently planning a similar discussion in West Hills to learn that neighborhood’s perspective.

I believe we should have a variety of residential options while continuing to have low-density single-family neighborhoods in Knoxville. In my opinion, the allowance of ADUs in these zones is a concern as their addition appears to be contrary to the stated purpose of these zones, providing for a single-family low-density environment. There are many good reasons to have ADUs in some, but not all, residential zones including providing lower cost at home options for aging parents or for our children as they go to college or are getting started in their careers. If we as a city have found single-family low-density neighborhoods important enough to protect for almost 70 years, I think we should find a place for them in ReCode.

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A Closer Look: Western Plaza and HB2156

Over the last ten days, there has been a great deal of discussion regarding the proposed development at Western Plaza. In order to fully understand what has occurred, I believe that it is important to clarify the history of HB2156 which sought to remove the building height limitation of 35 feet from Western Plaza. In essence, the Bill would treat Western Plaza the same as virtually all property West of that location.

WPHB2156 was filed on 1/31/2018 by Representative Rick Staples. It was then assigned to the House Transportation Committee on 2/5/2018 and later passed by this committee. Several local representatives serve on this committee, including Representative Eddie Smith. You can review the complete history of HB2156 here: http://wapp.capitol.tn.gov/apps/BillInfo/Default.aspx?BillNumber=HB2156

At the March 5th Executive Board meeting of the Kingston Pike Sequoyah Hills neighborhood association, I was asked to obtain a copy of HB2156 and confirm that the bill was limited only to the property at Western Plaza. As such, I forwarded the bill to representatives of the neighborhood association that same week. On March 20th, the House Transportation Committee heard HB2156 and it was passed unanimously by voice vote of all committee members, moving the bill forward towards the House floor for a vote. The video can be seen here: http://tnga.granicus.com/MediaPlayer.php?view_id=354&clip_id=14892&meta_id=336774

Then, on April 8th, two months after HB2156 was assigned to the House Transportation Committee, and almost 3 weeks after voting to move the Bill forward, Representative Eddie Smith held a meeting with residents of Sequoyah Hills. I was also in attendance. The majority of those in attendance expressed support for a mixed-use development at Western Plaza, but also indicated that they weren’t comfortable moving forward without an actual plan for the proposal. Based on the very valid concerns of these citizens, I worked on a possible resolution for City Council to consider. The resolution requested that the Knox County delegation consider amendments that would give voice to the concerns of the neighbors at the meeting.

However, as events unfolded that day, it became clear to me that HB2156, in its current state, needed to be withdrawn rather than amended. At first, I thought that a resolution could address the issues raised by our concerned neighbors, but I soon determined that there was not enough time left in this legislative session for a plan from the developer to be, not only created, but reviewed by neighborhood representatives. Therefore, I called Representative Rick Staples and expressed these concerns to him directly. Following our discussion, Representative Staples took the appropriate action to “hold on the desk” the bill. This effectively suspended consideration of HB2156 in this session.

I want to be clear: I stand with the neighborhood majority who support the concept of mixed-use in Western Plaza. Like those in attendance, I believe a concept plan needs to be presented to the neighborhood for consideration and feedback. In the coming weeks, I will continue to meet with neighborhood representatives, the Bearden Council, and the developer to review any proposed plans and set up opportunities for neighborhood input.

I want to extend special thanks to the members of the Kingston Pike Sequoyah Hills neighborhood association and Bearden Council for their collaboration, constant communication, and hard work on behalf of our neighbors in District 2.

“Meet Your Reps” Kicks off with First Meeting!

On February 28th, the first of many “Meet Your Reps” meetings kicked off with approximately 40 in attendance over the 90-minute duration of the meeting. I want to thank 4th District County Commissioner Hugh NystroIMG_0401m and 4th District School Board Representative Lynne Fugate for joining me for this meeting, as well as West Hills Flats and Taps for providing space for us. “Meet Your Reps” was designed as a way for those representing the Bearden/West Knoxville area on City Council, County Commission, and School Board to get together in a casual setting to hear from their common constituents and find opportunities to work together for the good of those they represent. Especially in today’s political climate, this is more important than ever. By fostering relationships with our local representatives and providing an accessible way for constituents to express themselves, I believe we can find ways to work together for the betterment of our community as a whole. The overall success of our community is dependent on continued positive economic development and access to good economic opportunities, a great public-school system that attracts talented students and growing businesses to locate in our community, and vibrant neighborhoods. To achieve this, we will need all our local representatives working together and this meeting was a good start towards building upon and maintaining the relationships necessary for community-wide success.

Lynne, Hugh, and I are already planning to have another “Meet Your Reps” later in the spring. It was great that so many of my colleagues on City Council joined in the discussion, including Vice Mayor Finbarr Saunders, Beer Board Chairman George Wallace, Seema Singh-Perez, and Lauren Rider. Several candidates for Knox County and State office were in attendance as well. Most of the discussion focused on a proposed development on Broome Road in West Hills as well as the need for a sidewalk on Sheffield Drive.

I am looking forward to our next Council meeting on Tuesday, March 13th.

Welcome!

I love Knoxville. I grew up here. I live and work here. And I am so pleased to be raising my daughters in such a warm, welcoming and vibrant community.

As a Knoxville native, I was blessed with a good education and access to opportunity. I ran for City Council because I want to work to ensure that all citizens have access to those same opportunities. I am proud to serve the people of Knoxville in this role and started this blog to help keep you informed of the important work that council is doing.

I look forward to sharing my experiences with you. If you have suggestions or comments, please feel free to contact me at aroberto@knoxvilletn.gov.

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Andrew