Here is the agenda as well as the staff recommendations for the meeting of the Planning Commission on Monday, Sept. 14, at 1 p.m. at the County Courthouse:
CHATTANOOGA-HAMILTON COUNTY REGIONAL PLANNING COMMISSION
SEPTEMBER 14, 2009
AGENDA
chairman – Opening Comments and Announcements
Plan of Services for Proposed Annexed Areas
1. Plan of Services for Area 3A
2. Plan of Services for Area 3C
3. Plan of Services for Area 4B
Plan of Services for Area 6A
Plan of Services for Area 6B
Plan of Services for Area 6C
Plan of Services for Area 12A
Plan of Services for Area 12B
Public Hearing and Action – Subdivision Plats
Public Hearing and Action – Rezonings, Closures, Abandonments and Special Permits (Final action for Special Permits is by the Planning Commission unless appealed to the County Commission)
2009-118 – New Horizon Baptist Church, c/o Wendell Morgan – 2700 Block of 2nd Avenue – City of Chattanooga – Mandatory Referral: Abandonment
2009-119 – George V. Morgan – 603 Tunnel Boulevard – City of Chattanooga – From C-5 Neighborhood Commercial Zone to C-2 Convenience Commercial Zone
2009-121 – Kirti Naik – Alley off the 2100 Block of East 23rd Street – City of Chattanooga – Mandatory Referral: Abandonment
2009-122 – Kim Helton – Part of 7230 Noah Reid Road – City of Chattanooga – From R-1 Residential Zone to R-T/Z Residential Townhouse/Zero Lot Line Zone
2009-123 – Structure Group, Inc. – 1200 East Main Street – City of Chattanooga – From M-1 Manufacturing Zone to C-3 Central Business Zone
2009-124 – Metropolitan Main, LLC – 1601 Gulf Street – City of Chattanooga – From C-2 Convenience Commercial Zone & M-1 Manufacturing Zone to C-3 Central Business Zone
2009-125 – Charles L. Harrison – Alleys off the east line of the 1900 Block of Myrtle Street – City of Chattanooga – Mandatory Referral: Abandonment
2009-126 – Philip F. Head, Attorney – 10341 Wagon Wheel Trail – Hamilton County – Special Conditional Permit: Wireless Communications Facility for a 180’ Monopole Cell Tower
2009-127 – Robert & Mary Hoppe – 11271 Kauai Trail – Hamilton County – Special Permit: Short Term Vacation Rental
2009-128 – Michael A. Price, MAP Engineers – 8000 & 8004 Old Lee Highway and 4830 Blue Bell Avenue – Hamilton County – From R-2A Rural Residential District, R-3 Apartment-Townhouse District, A-1 Agricultural District & C-2 Local Business Commercial District
2009-129 – Fenella Pinewood, LLC – 7417, 7421, 7423, 7425 & 7427 Pinewood Drive – City of Chattanooga – From R-1 Residential Zone & R-T/Z Residential Townhouse/Zero Lot Line Zone to R-3 Residential Zone
2009-130 – William Lewin – 4519 Balcomb Street – City of Chatta-nooga – From R-1 Residential Zone to R-2 Residential Zone
2009-131 – Chattanooga Outreach, Inc. – 107 Signal Hills Drive – City of Chattanooga – From R-2 Residential Zone to R-4 Special Zone
MR-2009-135 – City of Chattanooga, c/o Lawrence Zehnder, Department of Parks & Recreation – 100 Manufacturers Road – Mandatory Referral to enter into a lease agreement
MR-2009-136 – City of Chattanooga, c/o Lawrence Zehnder, Department of Parks & Recreation – 400 Block of Riverside Drive – Mandatory Referral to enter into a lease agreement
MR-2009-137 – City of Chattanooga, c/o Lawrence Zehnder, Department of Parks & Recreation – 850 Market Street – Mandatory Referral to enter into a lease agreement
MR-2009-138 – City of Chattanooga, c/o Lawrence Zehnder, Department of Parks & Recreation – 311 Broad Street – Mandatory Referral to enter into a lease agreement
MR-2009-139 – City of Chattanooga, c/o Larry Zehnder, Department of Parks & Recreation – 1254 East 3rd Street – Mandatory Referral
MR-2009-140 – City of Chattanooga, c/o Larry Zehnder, Department of Parks & Recreation – 421 East 2nd Street – Mandatory Referral
V. New Business
A resolution to amend the Subdivision Regulations of Hamilton County to establish review by the Hamilton County Water Quality program for major subdivisions in the program area of unincorporated Hamilton County
A resolution to amend the Subdivision Regulations of East Ridge, Lakesite, Lookout Mountain and Ridgeside to establish review by the Hamilton County Water Quality Program for major subdivisions
A resolution to amend the Zoning Ordinance of the City of Chattanooga, Tennessee to include modifications to Chapter 38, Division 14, UGC Urban General Commercial Zone
A resolution to amend the Zoning Ordinance for the City of East Ridge, Tennessee to include professional, medical or dental offices and clinics in the R-1 Residential District as a use on review
A resolution to amend the Chattanooga City Code, Part 11, Chapter 38, Zoning Ordinance by amending Article V, Section 38-287 to provide for revisions to the Design Guidelines and to add a new Section 38-288 to provide for Prohibited Uses in the C-7 zone and new Section 38-289 for uses that require a Special Permit
VI. Approval of Minutes of August 10, 2009
Staff Reports
VIII. Adjourn
APPLICATION NO: 2009-118 JURISDICTION: Chattanooga Dist. #8
Hamilton County Dist. #4
APPLICANT: New Horizon Baptist Church, c/o Wendell Morgan
DATE OF PLANNING COMMISSION MEETING: September 14, 2009
LOCATION: 2700 Block of 2nd Avenue
REQUEST FOR: Abandonment
STAFF RECOMMENDATION: Deny
REASONS FOR RECOMMENDATION:
This is not in keeping with policies to keep street network intact in urban areas.
This is a functioning street within the residential neighborhood. Closure of Second Avenue at this location would cut off access and create extensively long blocks and barriers to pedestrian and vehicular traffic. Other means for patrolling and monitoring crime activities will need to be pursued.
APPLICATION NO: 2009-119 JURISDICTION: Chattanooga Dist. #9
Hamilton County Dist. #5
APPLICANT: George V. Morgan
DATE OF PLANNING COMMISSION MEETING: September 14, 2009
LOCATION: 603 Tunnel Boulevard
PRESENT ZONING: C-5 Neighborhood Commercial Zone
REQUEST FOR: C-2 Convenience Commercial Zone
PROPOSED DEVELOPMENT: Auto Repair
SIZE OF TRACT: .48 Acres +
ACCESS TO TRACT: Good
SITE CHARACTERISTICS: Existing Auto Repair Facility
SURROUNDING DEVELOPMENT: Commercial (Neighborhood Market, Laundromat, Day-Dare), Church and Single-Family Dwellings
EXTENSION OF EXISTING ZONE: No C-2 Zone; however, the area is zoned C-5.
NAME OF COMMUNITY LAND USE PLAN: Eastdale Land Use Plan
CONSISTENT WITH COMMUNITY LAND USE PLAN: Yes
CONSISTENT WITH COMPREHENSIVE PLAN 2030: N/A
ADEQUATE SITE PLAN SUBMITTED: Yes
STAFF RECOMMENDATION: Approve C-2 for the front portion of the site as shown on the attached staff recommendation map, subject to:
1) Use as vehicle repair facility only; and
Per Section 38-183, item (5) of the Zoning Regulations, the area being used for outside storage of any vehicles must be screened by a sight-obscuring fence a minimum of eight feet high.
Approve R-2 for the remainder of lot to the rear of the building as shown on the attached staff recommendation map.
REASONS FOR RECOMMENDATION:
The rezoning of property to certain C-2 uses is not intended to set a precedent that all permitted uses in the C-2 zone, including clubs and liquor stores, are acceptable in this area. By placing conditions on the C-2 zoning, on a case-by-case basis, through limiting uses and/or addressing parking, access, hours of operation, noise, and other nuisance issues, the integrity of the community as established by the C-5 zoning can be maintained while permitting additional desired uses.
This area was zoned C-2 but was rezoned through the Tunnel Boulevard Zoning Study in 1991. The result was that this requested site and surrounding properties were rezoned to C-5.
The purpose of the zoning study was to make the commercial zoning in the area more compatible with the neighborhood. Concerns at the time regarding the C-2 zone centered on the amount of traffic generated on the two-lane roads (Tunnel and Wilcox) and that adult-oriented establishments/clubs were allowed in the C-2 zone.
Per the zoning case application this site has been an automobile repair facility since 1963. In 1991 this area was rezoned to C-5 thus prohibiting automobile repair facilities.
The property lost its grandfather protection at some point and re-opened as an automobile repair facility, which is expressly prohibited in the C-5 zone.
The Eastdale Plan (1998) does designate this area as appropriate for commercial development. The Plan provides little information about what type of commercial uses would be appropriate.
The existing structure on site is a 7 bay automobile repair facility with an enclosed fence.
The proposed use as auto repair facility would not have a negative impact on adjacent uses, which are a neighborhood market and a laundromat.
Rezoning the back part of the property to R-2 would create an appropriate buffer between the site and the adjacent residential properties.
APPLICATION NO: 2009-121 JURISDICTION: Chattanooga Dist. #8
Hamilton County Dist. #6
APPLICANT: Kirti Naik
DATE OF PLANNING COMMISSION MEETING: September 14, 2009
LOCATION: Alley off the 2100 Block of East 23rd Street
REQUEST FOR: Abandonment
STAFF RECOMMENDATION: Approve, subject to approval of City Engineer and all public utilities.
REASONS FOR RECOMMENDATION:
Recommend approval for the small portion of alley submitted as this may allow the property owner to create a fence or barrier to minimize activities in the area. Closure of the entire alley would cut off access to a well served area of neighborhood businesses including a fast food restaurant and daily goods store. Use of a shared parking area and east to west travel from Kelley Street to Willow Street should not be diminished by this proposed closure, if only for a small portion of the alley as proposed. The area currently appears to serve as a paved “side yard” to the convenience store housed on the property at 2121 E. 23rd Street.
APPLICATION NO: 2009-122 JURISDICTION: Chattanooga Dist. #6
Hamilton County Dist. #7
APPLICANT: Kim Helton
DATE OF PLANNING COMMISSION MEETING: September 14, 2009
LOCATION: Part of 7230 Noah Reid Road
PRESENT ZONING: R-1 Residential Zone
REQUEST FOR: R-T/Z Residential Townhouse/Zero Lot Line Zone
PROPOSED DEVELOPMENT: Zero Lot Line Homes – 8 Units
SIZE OF TRACT: .98 Acres +
ACCESS TO TRACT: Good
SITE CHARACTERISTICS: Vacant
SURROUNDING DEVELOPMENT: Single-Family Residences & Townhomes
EXTENSION OF EXISTING ZONE: Yes, across the street.
NAME OF COMMUNITY LAND USE PLAN: Shallowford Road-Lee Highway Area Plan 2004
CONSISTENT WITH COMMUNITY LAND USE PLAN: No
CONSISTENT WITH COMPREHENSIVE PLAN 2030: No
ADEQUATE SITE PLAN SUBMITTED: Yes
STAFF RECOMMENDATION: Deny
REASONS FOR RECOMMENDATION:
The area plan for this area recommends single-unit residential uses at this location. However, the properties within 300’ of this site on the east side of Noah Reid Road average about 1.5 dwelling units an acre. Properties that front on east side Noah Reid Road within 300’ of this property average about 1 dwelling unit an acre. The proposal is for approximately 8 du/acre.
Across from the proposed site is a primarily twin townhome development. That development however abuts property zoned R-4, C-2, and M-1 and is not primarily surrounded by R-1 zoning. Medium density development is appropriate as a transitional buffer between higher intensity uses and low-density residential uses.
The proposal however is for a “pocket” of medium-intensity residential. This would set a precedent along the eastern side of Noah Reid Road and allow the incorporation of small lot sizes and more density in a stable R-1 Residential area.
APPLICATION NO: 2009-123 JURISDICTION: Chattanooga Dist. #8
Hamilton County Dist. #6
APPLICANT: Structure Group, Inc.
DATE OF PLANNING COMMISSION MEETING: September 14, 2009
LOCATION: 1200 East Main Street
PRESENT ZONING: M-1 Manufacturing Zone
REQUEST FOR: C-3 Central Business Zone
PROPOSED DEVELOPMENT: Mixed Use, Offices, Restaurants, Special Events, etc.
SIZE OF TRACT: 1.4 Acres +
ACCESS TO TRACT: Good
SITE CHARACTERISTICS: Manufacturing
SURROUNDING DEVELOPMENT: Commercial, Arts & Design Offices and Other service oriented industries.
EXTENSION OF EXISTING ZONE: No
NAME OF COMMUNITY LAND USE PLAN: Oak Grove – Main Street Area
CONSISTENT WITH COMMUNITY LAND USE PLAN: Yes
CONSISTENT WITH COMPREHENSIVE PLAN 2030: Policies recommend development of urban infill areas for mixed use activities and also the reuse of brownfield sites and existing buildings.
ADEQUATE SITE PLAN SUBMITTED: Need to see a parking plan.
STAFF RECOMMENDATION: Deny C-3; Approve Urban General Commercial (UGC) Zone.
REASONS FOR RECOMMENDATION:
This property is outside of the Central Business District and C-3 area. The UGC zone is an appropriate zone since it addresses mixed-use, reuse of existing buildings and urban development. The area is far removed from any significant concentrations of residential where any conflicts of increased commercial might be an issue and the proposed site is along the already established commercial corridor of Main Street. A plan to illustrate off-street parking must be submitted. Parking requirements may be met with a shared parking agreement as long as it is adequate to meet the standards of the UGC and Urban Overlay Zone.
APPLICATION NO: 2009-124 JURISDICTION: Chattanooga Dist. #8
Hamilton County Dist. #6
APPLICANT: Metropolitan Main, LLC
DATE OF PLANNING COMMISSION MEETING: September 14, 2009
LOCATION: 1601 Gulf Street
PRESENT ZONING: C-2 Convenience Commercial Zone &
M-1 Manufacturing Zone
REQUEST FOR: C-3 Central Business Zone
PROPOSED DEVELOPMENT: Mixed-Use, Offices, Restaurants, Special Events, etc.
SIZE OF TRACT: 1 Acre +
ACCESS TO TRACT: Good
SITE CHARACTERISTICS: Commercial
SURROUNDING DEVELOPMENT: Arts & Design Offices and Manufacturing
EXTENSION OF EXISTING ZONE: Somewhat
NAME OF COMMUNITY LAND USE PLAN: Oak Grove – Main Street area
CONSISTENT WITH COMMUNITY LAND USE PLAN: Yes
CONSISTENT WITH COMPREHENSIVE PLAN 2030: Policies recommend development of urban infill areas for mixed use activities and also the reuse of brownfield sites and existing buildings.
ADEQUATE SITE PLAN SUBMITTED: Need to see a parking plan.
STAFF RECOMMENDATION: Deny C-3; Approve Urban General Commercial (UGC) Zone.
REASONS FOR RECOMMENDATION:
This property is outside of the Central Business District and C-3 area. The property has been in use as a special events facility called “The Mill.” The UGC zone is an appropriate zone since it addresses mixed-use, reuse of existing buildings and urban development. The area is far removed from any significant concentrations of residential where any conflicts of increased commercial use might be an issue and the proposed site is part of the already established commercial corridor of Main Street. A plan to illustrate off-street parking must be submitted. Parking requirements may be met with a shared parking agreement as long as it is adequate to meet the standards of the UGC and Urban Overlay Zone.
APPLICATION NO: 2009-125 JURISDICTION: Chattanooga Dist. #7
Hamilton County Dist. #4
APPLICANT: Charles L. Harrison
DATE OF PLANNING COMMISSION MEETING: September 14, 2009
LOCATION: Alleys off the east line of the 1900 Block of Myrtle Street
REQUEST FOR: Abandonment
STAFF RECOMMENDATION: Approve, subject to:
Approval of City Engineer and all public utilities; and
Retain any existing easements.
REASONS FOR RECOMMENDATION:
To combine properties.
APPLICATION NO: 2009-126 JURISDICTION: Hamilton County Dist. #9
APPLICANT: Philip F. Head, Attorney
DATE OF PLANNING COMMISSION MEETING: September 14, 2009
LOCATION: 10341 Wagon Wheel Trail
PRESENT ZONING: A-1 Agricultural District
REQUEST FOR: Special Conditional Permit
PROPOSED DEVELOPMENT: Wireless Communications Facility –
180’ Monopole Cell Tower
SIZE OF TRACT: .23 Acres +
ACCESS TO TRACT: Good
SITE CHARACTERISTICS: Vacant
SURROUNDING DEVELOPMENT: Farms & Woodland
EXTENSION OF EXISTING ZONE: N/A
NAME OF COMMUNITY LAND USE PLAN: N/A
CONSISTENT WITH COMMUNITY LAND USE PLAN: N/A
CONSISTENT WITH COMPREHENSIVE PLAN 2030: N/A
ADEQUATE SITE PLAN SUBMITTED: Yes
STAFF RECOMMENDATION: Approve
REASONS FOR RECOMMENDATION:
Site is located in a heavily wooded area. The tower would be isolated and located so as to pose no threat or negative impact to any nearby residences.
APPLICATION NO: 2009-127 JURISDICTION: Hamilton County Dist. #9
APPLICANT: Robert & Mary Hoppe
DATE OF PLANNING COMMISSION MEETING: September 14, 2009
LOCATION: 11271 Kauai Trail
PRESENT ZONING: A-1 Agricultural District
REQUEST FOR: Special Permit
PROPOSED DEVELOPMENT: Short Term Vacation Rental
SIZE OF TRACT: 1.7 Acres +
ACCESS TO TRACT: Limited
SITE CHARACTERISTICS: Single-Family Residence
SURROUNDING DEVELOPMENT: Single-Family Residences
EXTENSION OF EXISTING ZONE: N/A
NAME OF COMMUNITY LAND USE PLAN: None for this area
CONSISTENT WITH COMMUNITY LAND USE PLAN: N/A
CONSISTENT WITH COMPREHENSIVE PLAN 2030: N/A
ADEQUATE SITE PLAN SUBMITTED: Yes
STAFF RECOMMENDATION: Approve
REASONS FOR RECOMMENDATION:
Short Term Vacation Rental uses are most appropriate in low-density residential areas when they are not part of a typical developed subdivision with residences in close proximity. This site is over 1.7 acres and is appears to be over 200 feet from neighboring homes owned by different property owners making this use somewhat isolated from the surrounding single-family residences where it will have less of an impact. The surrounding parcels are owned by the applicant and access is off of Bates Road close to the heavily traveled intersection of Apison Pike and East Brainerd Road. Additional traffic at this location, although not likely created by this use, will have less of an impact on this area.
The existing limitations on Short Term Vacation Rental use should help insure that the use at this site remains compatible with surrounding low-density residential development.
APPLICATION NO: 2009-128 JURISDICTION: Hamilton County Dist. #5
APPLICANT: Michael A. Price, MAP Engineers
DATE OF PLANNING COMMISSION MEETING: September 14, 2009
LOCATION: 8000 & 8004 Old Lee Highway and 4830 Blue Bell Avenue
PRESENT ZONING: R-2A Rural Residential District,
R-3 Apartment-Townhouse District,
A-1 Agricultural District &
C-2 Local Business Commercial District
REQUEST FOR: R-3 Apartment-townhouse District &
C-2 Local Business Commercial District
PROPOSED DEVELOPMENT: Hotel, Restaurant & Multi-Family Development
SIZE OF TRACT: 19.2 Acres + (R-3 is 11.4 Acres; C-2 is 7.8 Acres)
ACCESS TO TRACT: Good
SITE CHARACTERISTICS: Single-Family Residences & Vacant
SURROUNDING DEVELOPMENT: Single-Family Residences
EXTENSION OF EXISTING ZONE: Area along Old Lee Highway is currently zoned C-2.
NAME OF COMMUNITY LAND USE PLAN: None for this area.
CONSISTENT WITH COMMUNITY LAND USE PLAN: N/A
CONSISTENT WITH COMPREHENSIVE PLAN 2030: No
ADEQUATE SITE PLAN SUBMITTED: Yes
STAFF RECOMMENDATION: Deny
REASONS FOR RECOMMENDATION:
Portions of this site are currently under consideration for annexation by the City of Chattanooga.
This area is currently developed as low-density residences with small, scattered commercial sites fronting Old Lee Highway. There is M-1 manufacturing zoning across Old Lee Highway from this site but it is currently vacant.
Old Lee Highway is a two-lane road and is currently not slated for widening or other improvement under the Chattanooga-Hamilton County/North Georgia Transportation Improvement Program (TIP), the short-term list of area road improvements.
Apison Pike is proposed to be widened and a new interchange access point connected in this area most like to the north of this site. Once determination is made to the location of that interchange connection and any possible connecting road improvements have been planned, this site may be of more reasonable use for the proposed commercial and multi-family development.
However, currently this property accesses off a two-lane road not planned for improvement and is in a primarily low-density residential areas without a plan in place to direct quality growth. Approval of this rezoning would set a precedent for large-scale, high intensity development in an area that does not have infrastructure in place to support this type of development.
Density of this nature (18.8 dwelling units an acre) with 466 parking spaces for the residential development alone and including 8 acres of commercial development is most appropriate at the location of major thoroughfares.
APPLICATION NO: 2009-129 JURISDICTION: Chattanooga Dist. #4
Hamilton County Dist. #7
APPLICANT: Fenella Pinewood, LLC
DATE OF PLANNING COMMISSION MEETING: September 14, 2009
LOCATION: 7417, 7421, 7423, 7425 & 7427 Pinewood Drive
PRESENT ZONING: R-1 Residential Zone &
R-T/Z Residential Townhouse/Zero Lot Line Zone
REQUEST FOR: R-3 Residential Zone
PROPOSED DEVELOPMENT: Multi-Family Housing
SIZE OF TRACT: 11 Acres
ACCESS TO TRACT: Fair off of Pinewood Drive and Gunbarrel Road
SITE CHARACTERISTICS: Single-Family Residences
SURROUNDING DEVELOPMENT: Single-Family Residences & Allamande Hall
EXTENSION OF EXISTING ZONE: No
NAME OF COMMUNITY LAND USE PLAN: Hamilton Place Community Plan
CONSISTENT WITH COMMUNITY LAND USE PLAN: No
CONSISTENT WITH COMPREHENSIVE PLAN 2030: Partially
ADEQUATE SITE PLAN SUBMITTED: Yes
STAFF RECOMMENDATION: Defer
REASONS FOR RECOMMENDATION:
Staff recommends deferral so that the applicant may meet with the surrounding property owners particularly those in the Twinbrook subdivision to the north. Staff understands that the applicant has already planned to meet with property owners before the Planning Commission meeting. Staff will forward to the Planning Commission members any suggested conditions that result from that meeting. Staff feels that the proposed multi-unit development could be an appropriate land use provided that conditions are applied to address buffering, building placement, dumpster locations, and other specific components. The applicant will need to meet certain requirements of the City Traffic Engineer.
The Hamilton Place Plan supports low-density residential uses at this location although high-density residential uses are recommended across Gunbarrel Road to the west. The nature of this area has changed with the addition of the roundabout and the proposal for non-residential uses opposite this site on the other side of Gunbarrel Road. Although uses other than single-family detached, large lot residences may be appropriate at this site, the density of 16.7 dwelling units an acre is high for this area. Applicant may consider lowering density or pursuing a mix of residential housing types.
APPLICATION NO: 2009-130 JURISDICTION: Chattanooga Dist. #7
Hamilton County Dist. #6
APPLICANT: William Lewin
DATE OF PLANNING COMMISSION MEETING: September 14, 2009
LOCATION: 4519 Balcomb Street
PRESENT ZONING: R-1 Residential Zone
REQUEST FOR: R-2 Residential Zone
PROPOSED DEVELOPMENT: Multi-Family Dwellings
SIZE OF TRACT: .15 Acres +
ACCESS TO TRACT: Good
SITE CHARACTERISTICS: Duplexes
SURROUNDING DEVELOPMENT: Residential
EXTENSION OF EXISTING ZONE: Partially
NAME OF COMMUNITY LAND USE PLAN: St. Elmo
CONSISTENT WITH COMMUNITY LAND USE PLAN: Yes
CONSISTENT WITH COMPREHENSIVE PLAN 2030: Yes, it brings density to an urban area.
ADEQUATE SITE PLAN SUBMITTED: No
STAFF RECOMMENDATION: Approve R-2, R-3 or R-1 with Special Permit to bring existing dwellings more closely into compliance.
REASONS FOR RECOMMENDATION:
The structures at 4519 Balcomb Street are part of the locally listed, National Register designated, St. Elmo Historic District. The dwellings were most likely originally designed and constructed as “worker housing” or for individuals such as maids, groomsmen, yard workers, farmhands, or factory employees. The buildings feature a simple one-story “shotgun” floor plan –implying that with a door at the front and a door at the back, a shotgun could be fired and sail straight through. They are considered very unique as part of the few structures remaining that are representative of the industrial base and factory make-up of Chattanooga at the beginning of the 20th century. When these dwellings were built (c.1910), the automobile was slowly gaining popularity; St. Elmo was on the rise from an outlying farm area to one of Chattanooga’s first suburbs. The trolley and the Incline were the primary means of transportation. Many large homes and significant rows of bungalows and dwellings now make up an urban neighborhood of moderate density.
Most recently the area has undergone dramatic changes and a Land Use Plan was adopted by the community in 2001 to study opportunities and address issues. A rezoning study of the area, recommended R-1 zoning to help protect against the further subdivision of large scale homes into small apartments and rentals. The cottages on Balcomb Street fell under this broad brush effort and now feature R-1 zoning. The units have sat empty and unused over the years with rentals occurring off and on. A new owner has begun renovations on the dwellings and they are once again being cared for, but they are not in compliance with today’s zoning regulations.
R-2 residential zoning or other multi-family zoning may be appropriate for this already existing development. The St. Elmo Plan states that higher densities, the use of “granny flats” or other small scale housing units are appropriate for the area. The renovation and continuance of this site as multi-family housing may be appropriate, since these early designs for “worker housing” fit in with the existing character of the district. The main goal of this rezoning effort should be to bring the development closer into compliance with 21st century regulations while maintaining the integrity and “turn of the century” character of these historically significant structures. A special permit under R-1 may provide an avenue to address the complexities of the development while allowing the historic renovation and reoccupation of these dwellings to continue as desired by the St. Elmo Historic District Guidelines.
In addition to the underlying Zone and Land-Use issues there are additional areas of concern:
Minimum Yard Requirements:
The minimum setback from the street(s) right-of-way is required at 25 feet; however, a minimum of 15 feet setback may be permitted if a lot of record or an existing structure. Significant rear and side yards are required by current R-1 and R-2 zones, and where buildings are separated, the distance between them shall be at least ten (10) feet. Historically, these worker style houses or “cottages” were placed to maximize use of the property and placed with nearly “zero lot lines” although they are not attached like many townhouses today. 10 - 8 feet or less can be found between these existing units.
Because these are existing dwellings that have been in place for nearly 100 years and they clearly do not meet current standards, a variance on setbacks may be sought if required.
Use of R-O-W – currently the dwellings and/or porches encroach into the Street R.O.W. A temporary permit may be sought if required.
Lots & Dwelling Units – the subdivision and replatting of these structures may be required by current zoning. When combined, the clustering of dwellings currently equals 5 units and may house 6 units total if used as duplexes or two-unit dwellings. If used as single family housing with new parcels and lots created, there would be 3 dwellings, although, the lot sizes would be too small to meet current standards. A replatting or subdivision of land may be sought if required, although it is not recommended.
Parking: A plan to handle off-street parking is needed – an opportunity exists to locate parking on a vacant corner lot - if guidelines are followed and the parking is properly landscaped and screened from view as deemed appropriate by the CHZC and the City Traffic Engineer. A decorative fence, wall and/or hedge may be needed along 46th and Balcomb Streets. Other areas for parking may be illustrated in a site plan
Note: Applicants should attend the City of Chattanooga’s Pre-submittal meeting to gather important guidance and feedback on the technical issues of this project and they should consider using the Regional Planning Agency’s Planning and Design Studio for project consultation.
APPLICATION NO: 2009-131 JURISDICTION: Chattanooga Dist. #1
Hamilton County Dist. #2
APPLICANT: Chattanooga Outreach, Inc.
DATE OF PLANNING COMMISSION MEETING: September 14, 2009
LOCATION: 107 Signal Hills Drive
PRESENT ZONING: R-2 Residential Zone
REQUEST FOR: R-4 Special Zone
PROPOSED DEVELOPMENT: Assisted living to house a residential men’s program
SIZE OF TRACT: .15 Acres +
ACCESS TO TRACT: Good
SITE CHARACTERISTICS: Multi-Family Residence
SURROUNDING DEVELOPMENT: Auto Shop, Retail & Single-Family Residences
EXTENSION OF EXISTING ZONE: No
NAME OF COMMUNITY LAND USE PLAN: None for this area.
CONSISTENT WITH COMMUNITY LAND USE PLAN: N/A
CONSISTENT WITH COMPREHENSIVE PLAN 2030: Yes
ADEQUATE SITE PLAN SUBMITTED: Yes, although number of parking spaces is not clear.
STAFF RECOMMENDATION: Approve, subject to:
1) Approval of parking by the City Traffic Engineer; and
2) Approval of occupancy numbers by the City Zoning Inspector.
REASONS FOR RECOMMENDATION:
This use is most appropriate in urban areas with close proximity to a variety of services or in areas adjacent to higher-density residential uses or non-residential uses. The proposed use is adjacent to manufacturing/retail uses and is in close proximity to a major thoroughfare.
This site is currently developed with a four unit apartment complex (although vacant) and the railroad track to the rear of this site to the west provides a natural buffer between this use and the low density residential area to the west.
The application does not state the number of residents proposed for this site. The site itself, both lot area and/or number of units, may restrict the occupancy rate. No information is provided about parking either, therefore there is a recommended condition that parking be approved by the City Traffic Engineer.
APPLICATION NO: MR-2009-135 JURISDICTION: Chattanooga Dist. #1
Hamilton County Dist. #6
APPLICANT: City of Chattanooga, c/o Parks & Recreation
DATE OF PLANNING COMMISSION MEETING: September 14, 2009
LOCATION: 100 Manufacturers Road
REQUEST FOR: Mandatory Referral pursuant to T.C.A. 13-4-104 to enter into a lease agreement.
STAFF RECOMMENDATION: Approve
REASONS FOR RECOMMENDATION:
The City will lease small areas to the Hunter Museum for display of public art.
APPLICATION NO: MR-2009-136 JURISDICTION: Chattanooga Dist. #8
Hamilton County Dist. #4
APPLICANT: City of Chattanooga, c/o Parks & Recreation
DATE OF PLANNING COMMISSION MEETING: September 14, 2009
LOCATION: 400 Block of Riverside Drive
REQUEST FOR: Mandatory Referral pursuant to T.C.A. 13-4-104 to enter into a lease agreement.
STAFF RECOMMENDATION: Approve
REASONS FOR RECOMMENDATION:
The City will lease small areas to the Hunter Museum for display of public art.
APPLICATION NO: MR-2009-137 JURISDICTION: Chattanooga Dist. #8
Hamilton County Dist. #4
APPLICANT: City of Chattanooga, c/o Parks & Recreation
DATE OF PLANNING COMMISSION MEETING: September 14, 2009
LOCATION: 850 Market Street
REQUEST FOR: Mandatory Referral pursuant to T.C.A. 13-4-104 to enter into a lease agreement.
STAFF RECOMMENDATION: Approve
REASONS FOR RECOMMENDATION:
The City will lease small areas to the Hunter Museum for display of public art.
APPLICATION NO: MR-2009-138 JURISDICTION: Chattanooga Dist. #8
Hamilton County Dist. #4
APPLICANT: City of Chattanooga, c/o Parks & Recreation
DATE OF PLANNING COMMISSION MEETING: September 14, 2009
LOCATION: 311 Broad Street
REQUEST FOR: Mandatory Referral pursuant to T.C.A. 13-4-104 to enter into a lease agreement.
STAFF RECOMMENDATION: Approve
REASONS FOR RECOMMENDATION:
The City will lease small areas to the Hunter Museum for display of public art.
APPLICATION NO: MR-2009-139 JURISDICTION: Chattanooga Dist. #9
Hamilton County Dist. #4
APPLICANT: City of Chattanooga, c/o Parks & Recreation
DATE OF PLANNING COMMISSION MEETING: September 14, 2009
LOCATION: 1254 East 3rd Street
REQUEST FOR: Mandatory Referral pursuant to T.C.A. 13-4-104 to enter into a lease agreement.
STAFF RECOMMENDATION: Approve
REASONS FOR RECOMMENDATION:
The City will lease small areas to the Hunter Museum for display of public art.
APPLICATION NO: MR-2009-140 JURISDICTION: Chattanooga Dist. #8
Hamilton County Dist. #4
APPLICANT: City of Chattanooga, c/o Parks & Recreation
DATE OF PLANNING COMMISSION MEETING: September 14, 2009
LOCATION: 421 East 2nd Street
REQUEST FOR: Mandatory Referral pursuant to T.C.A. 13-4-104 to enter into a lease agreement.
STAFF RECOMMENDATION: Approve
REASONS FOR RECOMMENDATION:
The City will lease small areas to the Hunter Museum for display of public art.