Here are the agenda and staff recommendations for the March 8 meeting of the Planning Commission:
CHATTANOOGA-HAMILTON COUNTY REGIONAL PLANNING COMMISSION
MARCH 8, 2010
AGENDA
chairman – Opening Comments and Announcements
II. Public Hearing and Action – Subdivision Plats
Old Business
2010-015 – City of Chattanooga by City Council – 1165 Fairmount Avenue – City of Chattanooga – From R-3 Residential Zone to R-T/Z Residential Townhouse/Zero Lot Line Zone
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)
2010-023 – Alvin Ferguson – 1412 Dallas Lake Road – Hamilton County – Special Permit: Single Wide Manufactured Home
2010-024 – William A. Johnson, III – 167 & 195 Willie Way – City of Chattanooga – From R-1 Residential Zone to R-5 Residential Zone
2010-027 – Anne Najjar – Real Estate Partners – 800 North Market Street – City of Chattanooga – From R-4 Special Zone to M-2 Light Industrial Zone
2010-028 – United House of Prayer for All People/Bishop C. M. Bailey, Trustee – 3214 12th Avenue – City of Chattanooga – From R-1 Residential Zone to R-3 Residential Zone
2010-029 – Jeffery Timothy Johnson, Sr. – 601 East 52nd Street – City of Chattanooga – Special Exceptions Permit for a Residential Home for Handicapped and/or Aged on a commercial basis
2010-030 – City of Chattanooga – RPA – 5000 Block of Hunter Road – City of Chattanooga – From Temporary Zone C-2 to Permanent Zone C-2
2010-031 – City of Chattanooga – RPA – Unnumbered portion of Aetna Mountain Road – City of Chattanooga – From Temporary Zone R-1 to Permanent Zone R-1
2010-032 – Joseph Ingram – 500 & 964 McBrien Road – City of East Ridge – From R-1 Residential District to RZ-1 Zero Lot Line Residential District
2010-033 – Daniel Rose – 15, 17 & 29 Johnson Street and the 100 Block of East 14th Street – City of Chattanooga – From M-1 Manufacturing Zone to C-3 Central Business Zone
2010-034 – Jason Geraci – 816 & 818 Palmetto Street – City of Chattanooga – From R-1 Residential Zone to R-T/Z Residential Townhouse/Zero Lot Line Zone
2010-035 – Barbara Rogers – 10930 London Lane – Hamilton County – From A-1 Agricultural District to C-2 Local Business Commercial District
MR-2010-037 – City of Chattanooga, c/o Dan Thornton – 5400 Block of School Drive – City of Chattanooga – Mandatory Referral for acquisition of property
V. New Business
A resolution to amend the Zoning Ordinance of the City of Chattanooga, Tennessee to include modifications to Chapter 38, Division 14, Urban General Commercial Zone for Auto-Oriented Uses
A resolution to amend the Zoning Ordinance of the City of East Ridge, Tennessee in reference to variances of signs
A resolution to adopt a rezoning policy for an area within the city limits of East Ridge, generally bounded by South Germantown Road to the east, Navajo Drive to the north and Interstate 24 to the south
A resolution to amend the Chattanooga City Code, Part 11, Chapter 38, Zoning Ordinance, Article V, Section 38-302 and Article VIII, Section 38-568 (12) in order to provide a Special Permit process for kennels/small animal facilities
A resolution to amend the Chattanooga City Code, Part 11, Chapter 38, Zoning Ordinance of the City of Chattanooga, Tennessee, Article II, Definitions by adding “Attached” and “Detached” Dwellings
A resolution to amend the Chattanooga City Code, Part 11, Chapter 38, Zoning Ordinance of the City of Chattanooga, Tennessee, Article V, Section 38-171 (2), to correct the term “Single-Family Detached Dwellings” in the O-1 Office Zone
A resolution to amend the Chattanooga City Code, Part 11, Chapter 38, Zoning Ordinance of the City of Chattanooga, Tennessee, Article IV, General Regulations, in order to regulate non-residential lighting
VI. Approval of Minutes of February 8, 2009
Staff Reports
VIII. Adjourn
APPLICATION NO: 2010-015 JURISDICTION: Chattanooga Dist. #1
Hamilton County Dist. #6
APPLICANT: City of Chattanooga by City Council
DATE OF PLANNING COMMISSION MEETING: February 8, 2010 (Tabled)
March 8, 2010 (Action Taken)
LOCATION: 1165 Fairmount Avenue
PRESENT ZONING: R-3 Residential Zone
REQUEST FOR: R-T/Z Residential Townhouse/Zero Lot Line Zone
PROPOSED DEVELOPMENT: Request by City Council – Resolution #26175
SIZE OF TRACT: 2.72 Acres
ACCESS TO TRACT: Good
SITE CHARACTERISTICS: Vacant
SURROUNDING DEVELOPMENT: Residential
EXTENSION OF EXISTING ZONE: No
NAME OF COMMUNITY LAND USE PLAN: Hill City/Northside Community Plan
CONSISTENT WITH COMMUNITY LAND USE PLAN: Yes
CONSISTENT WITH COMPREHENSIVE PLAN 2030: Yes
ADEQUATE SITE PLAN SUBMITTED: No
STAFF RECOMMENDATION: Pending
REASONS FOR RECOMMENDATION:
As of February 26, CHA is still working through details of the project. We will send staff recommendation comments once the zoning approach has been determined.
APPLICATION NO: 2010-023 JURISDICTION: Hamilton County Dist. #1
APPLICANT: Alvin Ferguson
DATE OF PLANNING COMMISSION MEETING: March 8, 2010
LOCATION: 1412 Dallas Lake Road
PRESENT ZONING: A-1 Agricultural District
REQUEST FOR: Special Permit
PROPOSED DEVELOPMENT: Single Wide Manufactured Home
SIZE OF TRACT: .13 Acres +
ACCESS TO TRACT: Good
SITE CHARACTERISTICS: Residential
SURROUNDING DEVELOPMENT: Residential
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: Partially
ADEQUATE SITE PLAN SUBMITTED: No
STAFF RECOMMENDATION: Approve
REASONS FOR RECOMMENDATION:
The proposed use is consistent with other uses in the area. There is already extensive development of this type in the area.
APPLICATION NO: 2010-024 JURISDICTION: Chattanooga Dist. #1
Hamilton County Dist. #2
APPLICANT: William A. Johnson, III
DATE OF PLANNING COMMISSION MEETING: March 8, 2010
LOCATION: 167 & 195 Willie Way
PRESENT ZONING: R-1 Residential Zone
REQUEST FOR: R-5 Residential Zone
PROPOSED DEVELOPMENT: Single Wide Manufactured Home
SIZE OF TRACT: 2.6 Acres
ACCESS TO TRACT: Good
SITE CHARACTERISTICS: Residential
SURROUNDING DEVELOPMENT: Residential
EXTENSION OF EXISTING ZONE: No
NAME OF COMMUNITY LAND USE PLAN: Lookout Valley Area Plan
CONSISTENT WITH COMMUNITY LAND USE PLAN: Yes
CONSISTENT WITH COMPREHENSIVE PLAN 2030: Yes
ADEQUATE SITE PLAN SUBMITTED: No
STAFF RECOMMENDATION: Approve
REASONS FOR RECOMMENDATION:
1. The proposed use is consistent with the Lookout Valley’s recommendation for Low Density Residential in this area. The density will be approximately 2.5 units per acre.
2. The proposed use will be compatible with adjacent development.
3. Please note that in an R-5, only one single-wide mobile home is permitted per lot.
4. A lot frontage of 60 feet is required. These two lots do not front a public road, therefore, this provision will need to be discussed with zoning or codes enforcement as to if a public road to these lots is required to be constructed.
5. Also note the other option he has with R-5 is the following:
He can subdivide his property into individual lots for each single-wide mobile home. He will then need to abide by the R-5 lots area and frontage requirements and build a public road to access the lots.
Theoretically, he could possibly subdivide the two parcels into approximately 10 parcels for single-wide mobile homes on each lot. This would create a density of 10 units per 2.6 acres: Density of approximately 3.8 units per total acreage.
i. This would still stay consistent with the recommendation of low density from the community’s land use plan.
APPLICATION NO: 2010-027 JURISDICTION: Chattanooga Dist. #1
Hamilton County Dist. #6
APPLICANT: Anne Najjar - Real Estate Partners
DATE OF PLANNING COMMISSION MEETING: March 8, 2010
LOCATION: 800 North Market Street
PRESENT ZONING: R-4 Special Zone
REQUEST FOR: M-2 Light Industrial Zone
(will accept C-2 Convenience Commercial Zone)
PROPOSED DEVELOPMENT: Allow beer brewery business to lease property long term
SIZE OF TRACT: .1 Acres +
ACCESS TO TRACT: Good
SITE CHARACTERISTICS: Commercial
SURROUNDING DEVELOPMENT: Residential
EXTENSION OF EXISTING ZONE: Nearby
NAME OF COMMUNITY LAND USE PLAN: Hill City Neighborhood Plan
CONSISTENT WITH COMMUNITY LAND USE PLAN: Yes
CONSISTENT WITH COMPREHENSIVE PLAN 2030: Yes
ADEQUATE SITE PLAN SUBMITTED: Yes
STAFF RECOMMENDATION: Defer for additional information.
REASONS FOR RECOMMENDATION:
The Hill City Neighborhood Plan recommends a “Business/Technology” use at this location and in the remainder of the block bounded by Peak Street, North Market Street, Maryland Street and Hamilton Avenue.
The existing building is approximately 1,500 square feet and was built in the mid 1920’s. The lot is about 4,000 square feet.
Although primarily R-1 residential, most of the block is bounded by M-2 to the west and east.
The integrity of the residential block is altered by the presence of an M-3 zone within the northwest corner of the block.
The applicant should provide additional information pertaining to the type of expected operation at the site. The appropriateness of the M-2 zone on this limited-sized lot depends on two issues:
Required Parking – the number of spaces required is determined by specific use and activity, number of employees, expected hours of operation, delivery requirements, etc…
Required Landscape Buffer – An M-2 zone requires a 30-footdeep landscape buffer next to the residential and a 20-foot deep buffer next to the office. This poses significant challenges to this site.
These items should be discussed in a pre-submittal meeting with City of Chattanooga Land Development Office personnel.
APPLICATION NO: 2010-028 JURISDICTION: Chattanooga Dist. #7
Hamilton County Dist. #6
APPLICANT: United House of Prayer for All People/Bishop C. M. Bailey, Trustee
DATE OF PLANNING COMMISSION MEETING: March 8, 2010
LOCATION: 3214 12th Avenue
PRESENT ZONING: R-1 Residential Zone
REQUEST FOR: R-3 Residential Zone
PROPOSED DEVELOPMENT: Two (2) residential dwellings proposed for a 50’ x 165’ lot.
SIZE OF TRACT: .19 Acres +
ACCESS TO TRACT: Good
SITE CHARACTERISTICS: Residence
SURROUNDING DEVELOPMENT: Single-Family Residential Dwellings, a Church & Education Facilities
EXTENSION OF EXISTING ZONE: No
NAME OF COMMUNITY LAND USE PLAN: Rossville Boulevard Zoning Study
CONSISTENT WITH COMMUNITY LAND USE PLAN: No
CONSISTENT WITH COMPREHENSIVE PLAN 2030: Somewhat, as it brings higher densities to an urban neighborhood.
ADEQUATE SITE PLAN SUBMITTED: Yes, the East Lake community features an intact housing stock dating from the early twentieth century. The nearby East Lake Park is one of the City’s oldest parks. Generally functioning as an alley, 13th Avenue serves the rear of the 12th Avenue dwellings for the block (from 33rd to 34th Streets). Most houses feature deep rear yards and a few include an outbuilding or structure subordinate to the primary dwelling.
STAFF RECOMMENDATION: Deny
REASONS FOR RECOMMENDATION:
The proposed use is not in keeping with the already established residential character of the East Lake neighborhood. Traditionally throughout the neighborhood, lots feature one single-family residential dwelling. Adding R-3 zoning may set a precedent leading to an increase in similar requests and eventually obliterating established housing pattern and the street network.
APPLICATION NO: 2010-029 JURISDICTION: Chattanooga Dist. #7
Hamilton County Dist. #4
APPLICANT: Jeffery Timothy Johnson, Sr.
DATE OF PLANNING COMMISSION MEETING: March 8, 2010
LOCATION: 601 East 52nd Street
PRESENT ZONING: R-1 Residential Zone
REQUEST FOR: Special Exceptions Permit
PROPOSED DEVELOPMENT: Residential Home for Handicapped and/or Aged
operated on a commercial basis
SIZE OF TRACT: .22 Acres +
ACCESS TO TRACT: Moderately Suitable
SITE CHARACTERISTICS: Single-Family Residential Dwellings
SURROUNDING DEVELOPMENT: Residential
EXTENSION OF EXISTING ZONE: N/A
NAME OF COMMUNITY LAND USE PLAN: Alton Park Community Plan
CONSISTENT WITH COMMUNITY LAND USE PLAN: No
CONSISTENT WITH COMPREHENSIVE PLAN 2030: Not specifically addressed.
ADEQUATE SITE PLAN SUBMITTED: Yes
STAFF RECOMMENDATION: Deny
REASONS FOR RECOMMENDATION:
The use is proposed for a site within an already established residential neighborhood that features a predominance of single-family dwellings.
The proposed site is located mid block and well within the interior of the neighborhood. The commercial aspect of the facility would entail additional parking in front of the dwelling and along the street. This is not in keeping with the residential character of the Piney Woods neighborhood.
A home for the aged or handicapped would be more appropriate in a location (an edge/buffer area, corner intersection or mixed-use area) where a transition from residential to commercial is desired and in closer proximity to other non-residential uses.
The updated Alton Park Community Plan recommends “protecting existing residential areas from incompatible uses” and “to monitor properties for conversion from single-family homes into two-family or multi-family dwellings” as this has caused problems for the neighborhood in the past.
APPLICATION NO: 2010-030 JURISDICTION: Chattanooga Dist. #4
Hamilton County Dist. #9
APPLICANT: City of Chattanooga – RPA
DATE OF PLANNING COMMISSION MEETING: March 8, 2010
LOCATION: 5000 Block of Hunter Road
PRESENT ZONING: Temporary Zone C-2
REQUEST FOR: Permanent Zone C-2
STAFF RECOMMENDATION: Approve
REASONS FOR RECOMMENDATION:
Per City Code, Article XII, Section 38-653 – Planning Commission Zoning Plan to establish permanent zones for area annexed per Ordinance #12344.
The site was zoned C-2 prior to annexation.
The C-2 zone in the City of Chattanooga is comparable to the previous C-2 district in unincorporated Hamilton County.
The C-2 zone is an extension of existing zoning.
The zone is supported by the Wolftever Creek Area Plan.
APPLICATION NO: 2010-031 JURISDICTION: Chattanooga Dist. #1
Hamilton County Dist. #2
APPLICANT: City of Chattanooga – RPA
DATE OF PLANNING COMMISSION MEETING: March 8, 2010
LOCATION: Unnumbered portion of Aetna Mountain Road
PRESENT ZONING: Temporary Zone R-1
REQUEST FOR: Permanent Zone R-1
STAFF RECOMMENDATION: Approve
REASONS FOR RECOMMENDATION:
Per City Code, Article XII, Section 38-653 – Planning Commission Zoning Plan to establish permanent zones for area annexed per Ordinance #12345.
APPLICATION NO: 2010-032 JURISDICTION: City of East Ridge
Hamilton County Dist. #8
APPLICANT: Joseph Ingram
DATE OF PLANNING COMMISSION MEETING: March 8, 2010
LOCATION: 500 & 964 McBrien Road
PRESENT ZONING: R-1 Residential District
REQUEST FOR: RZ-1 Zero Lot Line Residential District
PROPOSED DEVELOPMENT: Single-Family Patio Homes
SIZE OF TRACT: 6.62 Acres +
ACCESS TO TRACT: Adequate
SITE CHARACTERISTICS: Vacant
SURROUNDING DEVELOPMENT: Commercial, Church & Residential
EXTENSION OF EXISTING ZONE: No
NAME OF COMMUNITY LAND USE PLAN: No Land Use Plan
CONSISTENT WITH COMMUNITY LAND USE PLAN: N/A
CONSISTENT WITH COMPREHENSIVE PLAN 2030: Partially
ADEQUATE SITE PLAN SUBMITTED: Yes
STAFF RECOMMENDATION: Approve
REASONS FOR RECOMMENDATION:
The proposed RZ-1 zone would serve as a buffer/transitional area between the existing commercially zoned shopping center (C-2) and the R-1 zone.
The proposed single-family patio home development would not negatively impact adjacent land uses. Adjacent land uses include a vacant parcel currently owned by the City of East Ridge, a commercially zoned shopping center, a church, and single-family dwellings.
The development has a proposed density of 46 dwelling units, or 6.95 dwelling units per acre. The proposed density of 6.95 d.u./acre is considered to be medium density. Medium density residential would be appropriate because of its location adjacent to a commercially zoned shopping center, and within a block and/or approximately 700’ feet from Interstate 24.
The existing R-1 zone requirements of 10,000 square feet for a single-family dwelling approximately 28 single-family dwelling units could be constructed with a density of 4.22 dwelling units per acre.
This increase in density as permitted within the RZ-1 zone has been offset by providing additional amenities such as an internal sidewalk system, playground, and a landscape buffer around the perimeter of the proposed development.
These additional amenities may not be provided if this property was developed as an R-1 single-family subdivision.
The development includes a proposed private drive as access for lots 36-46. The RZ-1 zone requirements state that due to the special nature of this housing type, the Planning Commission may insist on special access easements and other arrangements to provide for adequate servicing and maintenance of the structures even though such easements and provisions might not be specified in the East Ridge Subdivision Regulations.
APPLICATION NO: 2010-033 JURISDICTION: Chattanooga Dist. #8
Hamilton County Dist. #4
APPLICANT: Daniel Rose
DATE OF PLANNING COMMISSION MEETING: March 8, 2010
LOCATION: 15, 17 & 29 Johnson Street and the 100 Block of East 14th Street
PRESENT ZONING: M-1 Manufacturing Zone
REQUEST FOR: C-3 Central Business Zone
PROPOSED DEVELOPMENT: Inn, Restaurant & Residential
SIZE OF TRACT: .92 Acres +
ACCESS TO TRACT: Good
SITE CHARACTERISTICS: Partially vacant with two residential buildings.
SURROUNDING DEVELOPMENT: Mixed Use
EXTENSION OF EXISTING ZONE: Yes
NAME OF COMMUNITY LAND USE PLAN: Downtown Plan
CONSISTENT WITH COMMUNITY LAND USE PLAN: Yes
CONSISTENT WITH COMPREHENSIVE PLAN 2030: Yes
ADEQUATE SITE PLAN SUBMITTED: Yes
STAFF RECOMMENDATION: Approve, subject to approval of the Traffic Engineer; and
For all new construction and major renovations affecting the building exteriors:
1) Review:
Applicants are encouraged to schedule a pre-submittal meeting with the City’s Land Development Office prior to the completion of construction drawings.
To promote compliance with the Downtown Plan, to help ensure that new development complements the existing urban fabric, and to promote the preservation of historically or architecturally significant structures, all site plans, landscaping, and building elevations shall be reviewed by the Planning and Design Studio. Some of the requirements below may be adjusted during this staff review based on the limitations of the specific site, as long as the general intent of the conditions is being met.
Historically or architecturally significant structures should be preserved.
2) Setbacks and street frontage (for commercial buildings):
For commercial buildings a zero building setback is required along the street frontage.
To accommodate outdoor pedestrian activities such as a park, plaza, or outdoor dining, a greater setback may be permitted if an edge delineating the public and private space is provided.
This edge shall have a minimum height of three feet and a maximum height of four feet above grade and shall consist of brick, stucco, or stone walls (concrete block can only be used when faced with said materials), decorative metal fences, cast iron, or composite material. When fences are used, landscaped hedges must also be included to provide a near opaque screen. Highway-style guardrails or security fencing (e.g. chain link) shall not be permitted.
3) Building facades and access:
The primary pedestrian entrance shall be provided from the primary street.
Ground floor openings (doors and windows) shall constitute a minimum of 50 percent of the ground floor façade area for commercial buildings.
No security-type roll up metal doors shall be permitted to front streets other than interior block alleys.
The minimum height of new commercial buildings shall be 18 feet. Maximum building heights vary based on the location. See the attached map.
4) Placement of equipment:
All dumpsters and mechanical equipment shall be placed to the rear of the property and shall be screened from all public rights-of-way.
Access and Parking:
Parking shall be located to the rear of the building.
For corner lots, or for cases where physical constraints such as topography do not allow for rear parking, any parking fronting a public street shall be screened along the public right-of-way as described under “Setbacks and Street Frontage” above.
Additional curb cuts shall not be permitted on the primary streets of the downtown street grid, such as (but not limited to) Broad, Market, 4th Street, Main, McCallie, and M.L. King Boulevard.
The following criteria should be considered in determining the amount and configuration of off-street parking:
Fire Department access
Type of use and hours of operation
Square footage of commercial uses or number of residential units
Availability of adjacent on-street parking, nearby public parking facilities, shared private parking, or leased off-site parking
Location on a transit route
Landscaping
To achieve the city’s goal of a 15% tree canopy cover in the downtown, surface parking lots shall be landscaped with a minimum of one tree for every five parking spaces. Type I shade trees shall be used unless overhead utility lines necessitate smaller trees.
For Residential buildings:
Uses Not Permitted:
Factory manufactured mobile homes constructed as a single self-contained unit and mounted on a single chassis are not permitted in the C-3 Zone.
Access and Parking:
Garages shall be located behind the primary building.
Alleys, where they exist, shall be used for vehicular access. In the absence of alleys, secondary streets should be used for vehicular access. Shared drives should be used wherever possible.
Additional curb cuts shall not be permitted on the primary streets of the downtown street grid, such as (but not limited to) Broad, Market, 4th Street, Main, McCallie, and M.L. King Boulevard.
At least one (1) pedestrian entrance shall front the street;
Setbacks:
Residential building setbacks should be consistent with the existing setbacks on the same side of the street.
MAXIMUM BUILDING HEIGHTS
REASONS FOR RECOMMENDATION:
The proposed use is in keeping with the Downtown Plan and general character of the area.
The applicant would prefer to meet with the Traffic Engineer and provide additional parking spaces on site as needed rather than defer the case.
Specific C-3 conditions, such as the building setback, may not accommodate the proposed site plan, but can be adjusted in a meeting with the RPA staff.
APPLICATION NO: 2010-034 JURISDICTION: Chattanooga Dist. #8
Hamilton County Dist. #4
APPLICANT: Jason Geraci
DATE OF PLANNING COMMISSION MEETING: March 8, 2010
LOCATION: 816 & 818 Palmetto Street
PRESENT ZONING: R-1 Residential Zone
REQUEST FOR: R-T/Z Residential Townhouse/Zero Lot Line Zone
PROPOSED DEVELOPMENT: Setback requirements for three houses located in the M L King Zoning Study (Case No. 2002-132)
SIZE OF TRACT: .3025 Acres +
ACCESS TO TRACT: Good
SITE CHARACTERISTICS: Vacant
SURROUNDING DEVELOPMENT: Residential, Parking Lot & Vacant
EXTENSION OF EXISTING ZONE: No
NAME OF COMMUNITY LAND USE PLAN: 2008 MLK Community Plan
CONSISTENT WITH COMMUNITY LAND USE PLAN: Yes No Partially
CONSISTENT WITH COMPREHENSIVE PLAN 2030: Yes No Partially
ADEQUATE SITE PLAN SUBMITTED: Yes No Need More Information
STAFF RECOMMENDATION: Approve, subject to approval of the parking layout by the City Traffic Engineer.
REASONS FOR RECOMMENDATION:
The proposed use is consistent with the goal for increasing residential density in the Downtown Plan.
The applicant has agreed to slightly modify the parking design as suggested by the RPA and Traffic Engineer.
Shared access to the parking decreases the amount of pervious surface as recommended in the Downtown Plan and Climate Action Plan.
APPLICATION NO: 2010-035 JURISDICTION: Hamilton County Dist. #9
APPLICANT: Barbara Rogers
DATE OF PLANNING COMMISSION MEETING: March 8, 2010
LOCATION: 10930 London Lane
PRESENT ZONING: A-1 Agricultural District
REQUEST FOR: C-2 Local Business Commercial District
PROPOSED DEVELOPMENT: Car Lot & Storage – “To bring existing use into conformance.”
SIZE OF TRACT: .39 Acres +
ACCESS TO TRACT: Good
SITE CHARACTERISTICS: Commercial/Office Building
SURROUNDING DEVELOPMENT: Single-Family Residences, Farms, Small Office/ Commercial Building
EXTENSION OF EXISTING ZONE: No
NAME OF COMMUNITY LAND USE PLAN: No Plan
CONSISTENT WITH COMMUNITY LAND USE PLAN: N/A
CONSISTENT WITH COMPREHENSIVE PLAN 2030: No
ADEQUATE SITE PLAN SUBMITTED: No site plan provided, existing structure.
STAFF RECOMMENDATION: Approve, subject to:
No drive-through restaurants; and
No automobile service stations.
REASONS FOR RECOMMENDATION:
According to tax records, this commercial structure has been on the property since 1954.
In general, zoning should reflect the existing and/or desired land use for a property. Although this may not be an appropriate location to establish new commercial uses, it is acceptable at this location to establish a zone for an existing commercial building and land use. Additional reasons for establishing a zone that reflects the land use at this location include the fact that this is the intersection of two roads and limiting the size of the new zoning district to just the building and surrounding area will limit the potential impact of this use.
However, in order to ensure this use remains compatible with the surrounding very low density and low-density development, the rezoning is recommended to prohibit the ability to have a drive-through restaurant and automobile service station. Although unlikely to be established at this site, these uses would have a negative impact on the surrounding area due to their higher-intensity nature.
Approval of commercial zoning at this site for a well-established existing use should not be viewed as setting a precedent for new retail uses in this area.
APPLICATION NO: MR-2010-037 JURISDICTION: Chattanooga Dist. #3
Hamilton County Dist. #3
APPLICANT: City of Chattanooga, c/o Dan Thornton
DATE OF PLANNING COMMISSION MEETING: March 8, 2010
LOCATION: 5400 Block of School Drive
REQUEST FOR: Mandatory Referral pursuant to T.C.A. 13-4-104 for acquisition of property.
STAFF RECOMMENDATION: Approve
REASONS FOR RECOMMENDATION:
This will transfer property from Hamilton County Department of Education to the City of Chattanooga for use as a recreational facility.