posted March 4, 2007
Here is the agenda and staff recommendations for the March 12 meeting of the Planning Commission. It will be at 1 p.m. at the County Courthouse.
CHATTANOOGA-HAMILTON COUNTY REGIONAL PLANNING AGENCY
MARCH 12, 2007
AGENDA
I. Chairman Opening Comments and Announcements
II. Public Hearing and Action Subdivision Plats
III. Old Business
DEFER 1. 2007-026 FTM Associates 6525, 6529 & 6537 Old Dayton Pike Hamilton County Special Exceptions Permit for a PUD (Applicant has requested to be deferred)
DEFER 2. 2007-027 FTM Associates 6525, 6529 & 6537 Old Dayton Pike Hamilton County From A-1 Agricultural District to R-1 Single-Family Residential District (Applicant has requested to be deferred)
IV. 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)
1. 2007-031 Hamilton County Real Property, c/o Paul Parker A portion of the 1900 Block of East 4th Street City of Chattanooga Mandatory Referral: Abandonment
2. 2007-032 City of Chattanooga 215 Lookout Street City of Chattanooga From R-4 Special Zone to C-3 Central Business Zone
3. 2007-033 City of Chattanooga, c/o Bill Payne, City Engineer 100 Block of Lawn Place City of Chattanooga Right-of-way name change of Lawn Place to be renamed Moonstone Road
4. 2007-034 City of Chattanooga, c/o Bill Payne, City Engineer 4700 Block of Upshaw Drive City of Chattanooga Right-of-way name change of Upshaw Drive between Swan Road and Lois Lane to be renamed Lois Lane
5. 2007-035 City of Chattanooga, c/o Bill Payne, City Engineer 500 Block Bennett Road City of Chattanooga Right-of-way name change of Bennett Road to be renamed Tall Timber Trail
6. 2007-036 Mack Beagles 1516 McCallie Avenue City of Chattanooga From C-5 Neighborhood Commercial Zone to C-2 Convenience Commercial Zone
7. 2007-037 Southeast U.S. Retail Fund 5900-6000 Blocks of Snow Hill Road & 6000 Block of Mountain View Road City of Chattanooga From R-1 Residential Zone & M-2 Light Industrial Zone to C-2 Convenience Commercial Zone
8. 2007-038 Sabrena Turner 1413 North Concord Road & 6900 Block of Concord Circle City of Chattanooga From R-1 Residential Zone to O-1 Office Zone
9. 2007-039 Jimmy & Ruth Whitaker 2703 Igou Ferry Road Hamilton County From A-1 Agricultural District to C-2 Local Business Commercial District
10. 2007-040 Patricia Robinson Unnamed alley located on the south line of the 1500 Block of Chamberlain Avenue City of Chattanooga Mandatory Referral: Abandonment
11. 2007-041 Richard E. Carmack, Jr. 6406 Hixson Pike Hamilton County From A-1 Agricultural District to RT-1 Residential Townhouse District
DEFER 12. 2007-042 William Joseph Patterson, Jr. 200 Block of Forest Avenue & 109 Hartman Street City of Chattanooga From R-3 Residential Zone & O-1 Office Zone to R-4 Special Zone (Applicant has requested this case be deferred until completion of the North Shore Zoning Study)
13. 2007-043 Mandeep Grewal, MD 637 Morrison Springs Road City of Chattanooga From R-1 & R-3 Residential Zones to R-4 Special Zone
14. 2007-044 Geoffrey Singer 700 Block of Natchez Circle City of Chattanooga From R-1 Residential Zone to R-3 Residential Zone
15. 2007-045 Geoffrey Singer 1849 Knickerbocker Avenue City of Chattanooga Special Exceptions Permit for a PUD
16. 2007-046 Greg Vital 5501 Old Hixson Pike City of Chattanooga From R-1 Residential Zone to R-4 Special Zone
17. 2007-047 Tom Cofer 5005 Highway 58 City of Chattanooga From R-2 Residential Zone to C-2 Convenience Commercial Zone
18. 2007-048 Joe A. Conner 6700 Ooltewah-Georgetown Road Hamilton County From A-1 Agricultural District to O-1 Office District
19. 2007-049 THP-Investors, Inc. 3928 & 3952 Webb Road City of Chattanooga From R-1 & R-2 Residential Zones to R-3 Residential Zone
20. 2007-050 Michael W. Hill 8500 Block Ooltewah-Harrison Road Hamilton County From A-1 Agricultural District to R-T/Z Residential Townhouse/Zero Lot Line District
21. 2007-051 Johnnie L. Buff 7915 Sue Drive Hamilton County From M-2 Wholesale & Light Industry District to M-4 Outdoor Industrial Use
22. MR-2007-052 City of Chattanooga, c/o William C. Payne, City Engineer City of Chattanooga Mandatory Referral for the abandonment of a sanitary sewer easement.
V. New Business
1. A resolution to amend the Zoning Ordinance of the City of Chattanooga, Tennessee regarding Article V, section 1705 of the parking requirements when referencing the Urban Overlay Zone
2. A resolution amending the Hamilton County, Chattanooga, East Ridge, Lakesite, Lookout Mountain, Ridgeside and Walden Subdivision Regulations regarding water supply notations, stormwater requirements and revised plat requirements
3. A resolution amending Article 1, Sections 111 and 111.1 and Article 3, Section 303.7 of the Chattanooga Subdivision Regulations regarding revising the regulations for divisions of lots in recorded subdivisions and requiring notice for variances from Section 303.7
VI. Approval of Minutes of February 12, 2007
VII. Staff Reports
VIII. Adjourn
APPLICATION NO: 2007-026 JURISDICTION: Hamilton County Dist. #2
APPLICANT: FTM Associates
DATE OF PLANNING COMMISSION MEETING: February 12, 2007 (Deferred)
March 12, 2007 (Action Taken)
LOCATION: 6525, 6529 & 6537 Old Dayton Pike
PRESENT ZONING: R-1 Single-Family Residential District
REQUEST FOR: Special Exceptions Permit
PROPOSED DEVELOPMENT: PUD 45 Units 2.4 + du/acre
SIZE OF TRACT: 18.8 Acres +
ACCESS TO TRACT: Good
SITE CHARACTERISTICS: Storage
SURROUNDING DEVELOPMENT: Residential & Church
EXTENSION OF EXISTING ZONE: N/A
IN ACCORDANCE WITH LAND USE PLAN:
STAFF RECOMMENDATION: Deny Applicant requested to be deferred
REASONS FOR RECOMMENDATION:
According to County Engineering staff the property is currently not served by sewers. Sewers are, however, located about ½-mile away on the east side of Boy Scout Road. Staff was in favor of the proposals attempt to preserve steeply sloping topography. However, they did have concerns that the townhouse-only proposal may not meet the intent of locational policies for townhouses. The primary issue in determining the appropriateness of a townhouse-only development as infill in a predominately low-density single-family area is compatibility based on the quality of the development which is something over which we have very little control. A mixed-use PUD which has single-family and townhouse components has been found to be generally acceptable because the townhouse component has to be complementary to the single-family component in order to be marketable. This helps assure compatibility with other adjacent residential development. Stand-alone townhouses are generally more compatible with surrounding low-density single family residential properties if they are either located to the interior of a development with substantial visible screening, located adjacent to commercial or higher density residential areas, or is of a quality equal to or exceeding the surrounding development. We have not seen a site plan which indicates any of these acceptable scenarios.
This was deferred at the February PC meeting and no new site plan has yet been submitted.
APPLICATION NO: 2007-027 JURISDICTION: Hamilton County Dist. #2
APPLICANT: FTM Associates, LLC
DATE OF PLANNING COMMISSION MEETING: February 12, 2007 (Deferred)
March 12, 2007 (Action Taken)
LOCATION: 6525, 6529 & 6537 Old Dayton Pike
PRESENT ZONING: A-1 Agricultural District
REQUEST FOR: R-1 Single-Family Residential District
PROPOSED DEVELOPMENT: Residential Development
SIZE OF TRACT: 18.8 Acres +
ACCESS TO TRACT: Good
SITE CHARACTERISTICS: Storage
SURROUNDING DEVELOPMENT: Residential & Church
EXTENSION OF EXISTING ZONE: No
IN ACCORDANCE WITH LAND USE PLAN: Yes
STAFF RECOMMENDATION: Approve Applicant requested to be deferred
REASONS FOR RECOMMENDATION:
The requested zone is compatible with existing adjacent zones.
This case was deferred at the February PC meeting in order to process it along with the PUD request and no new site plan has yet been submitted.
APPLICATION NO: 2007-031 JURISDICTION: Chattanooga Dist. #9
Hamilton County Dist. #4
APPLICANT: Hamilton County Real Property, c/o Paul Parker
DATE OF PLANNING COMMISSION MEETING: March 12, 2007
LOCATION: A portion of the 1900 Block of East 4th Street
REQUEST FOR: Abandonment
STAFF RECOMMENDATION: Approve, subject to:
1) County acquisition of 1908 East 4th Street;
2) Approval of City Engineer and all public utilities; and
3) Review of the site plan and any additional requirements of the City Traffic Engineer.
REASONS FOR RECOMMENDATION:
This request is to allow the addition of two properties and the intervening street right-of-way to the school campus of Orchard Knob elementary. The closure should only be approved if the county completes its acquisition of 1908 East 4th Street; otherwise, a lot of record will be left with no street frontage.
APPLICATION NO: 2007-032 JURISDICTION: Chattanooga Dist. # 8
Hamilton County Dist. #4
APPLICANT: City of Chattanooga
DATE OF PLANNING COMMISSION MEETING: March 12, 2007
LOCATION: 215 Lookout Street
PRESENT ZONING: R-4 Special Zone
REQUEST FOR: C-3 Central Business Zone
PROPOSED DEVELOPMENT: Apartment & Office
SIZE OF TRACT: 1.6 Acres +
ACCESS TO TRACT: Good
SITE CHARACTERISTICS: Vacant
SURROUNDING DEVELOPMENT: Residential, Office & Institutional
EXTENSION OF EXISTING ZONE: Yes
IN ACCORDANCE WITH LAND USE PLAN: Yes
STAFF RECOMMENDATION: Approve, subject to:
For all new construction and major renovations affecting the building exteriors:
1) Review:
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.
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. 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 faηade area for commercial buildings.
No security-type roll up metal doors shall be permitted to front streets other than interior block alleys.
The height of new commercial buildings shall be 18 feet minimum and 75 feet maximum.
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.
5) 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.
6) Landscaping
To achieve the citys 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.
For Residential buildings:
7) 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.
8) 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;
9) Setbacks:
Residential building setbacks should be consistent with the existing setbacks on the same street.
REASONS FOR RECOMMENDATION:
Proposal is in keeping with the adopted Downtown Plan.
APPLICATION NO: 2007-033 JURISDICTION: Chattanooga Dist. #1
Hamilton County Dist. #6
APPLICANT: City of Chattanooga, c/o Bill Payne, City Engineer
DATE OF PLANNING COMMISSION MEETING: March 12, 2007
LOCATION: Right-of-way name change for the 100 Block of Lawn Place to Moonstone Road
REQUEST FOR: Right-of-way name change of Lawn Place to be renamed Moonstone Road.
STAFF RECOMMENDATION: Approve
REASONS FOR RECOMMENDATION:
The proposed name change was referred by Public Works Committee Meeting on Tuesday, January 23, 2007. Renaming this street will help eliminate addressing confusion with the nearby Lawn Street.
APPLICATION NO: 2007-034 JURISDICTION: Chattanooga Dist. #5
Hamilton County Dist. #65
APPLICANT: City of Chattanooga, c/o Bill Payne, City Engineer
DATE OF PLANNING COMMISSION MEETING: March 12, 2007
LOCATION: Right-of-way name change for the 4700 Block of Upshaw Drive to Lois Lane
REQUEST FOR: Right-of-way name change of Upshaw Drive between Swan Road and Lois Lane to be renamed Lois Lane.
STAFF RECOMMENDATION: Approve
REASONS FOR RECOMMENDATION:
The proposed name change was referred by Public Works Committee Meeting on Tuesday, January 23, 2007.
There would be no impact on land use by changing the street name.
APPLICATION NO: 2007-035 JURISDICTION: Chattanooga Dist. #1
Hamilton County Dist. #2
APPLICANT: City of Chattanooga, c/o Bill Payne, City Engineer
DATE OF PLANNING COMMISSION MEETING: March 12, 2007
LOCATION: Right-of-way name change for the 500 Block Bennett Road to Tall Timber Trail
REQUEST FOR: Right-of-way name change of Bennett Road to be renamed Tall Timber Trail.
STAFF RECOMMENDATION: Approve
REASONS FOR RECOMMENDATION:
The proposed name change was referred by Public Works Committee Meeting on Tuesday, January 23, 2007.
APPLICATION NO: 2007-036 JURISDICTION: Chattanooga Dist. #9
Hamilton County Dist. #6
APPLICANT: Mack Beagles
DATE OF PLANNING COMMISSION MEETING: March 12, 2007
LOCATION: 1516 McCallie Avenue
PRESENT ZONING: C-5 Neighborhood Commercial Zone
REQUEST FOR: C-2 Convenience Commercial Zone
PROPOSED DEVELOPMENT: Restaurant Drive Thru
SIZE OF TRACT: 0.6 Acres +
ACCESS TO TRACT: Good
SITE CHARACTERISTICS: Grass Paved, not in use
SURROUNDING DEVELOPMENT: Residential & Commercial
EXTENSION OF EXISTING ZONE: Yes
IN ACCORDANCE WITH LAND USE PLAN: Yes
STAFF RECOMMENDATION: Approve 100 feet from eastern corner of McCallie Avenue, subject to:
1) Drive-through restaurant only;
2) Reduction of rezoning boundary to area shown on site plan;
3) Meet with Highland Park Neighborhood Association;
4) Provide street trees streetscaping to city standards on lot frontage;
5) Site plan; changes require RPA approval; and
6) Provide a street edge at corner. 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. Highway-style guardrails or security fencing (e.g. chain link) shall not be permitted.
REASONS FOR RECOMMENDATION:
The Highland Park Master Plan recommends medium business mix uses for this area.
There is already development of this type in this area and the proposed use would be compatible with adjacent development.
The applicant has requested a C-2 zone as both the C-5 zone and the new UGC zone would not permit him to develop a drive-through restaurant. Staff has worked closely with the applicant in an attempt to include urban features in a use that is not inherently urban. The applicant has also stated his intent to expand or reconfigure the restaurant with a dining room at a later date and to develop portions or entirety of the site with more typically urban, multi-story and multi-use buildings at a later date.
APPLICATION NO: 2007-037 JURISDICTION: Chattanooga Dist. #4
Hamilton County Dist. #9
APPLICANT: Southeast U.S. Retail Fund
DATE OF PLANNING COMMISSION MEETING: March 12, 2007
LOCATION: 5900-6000 Blocks of Snow Hill Road & 6000 Block of Mountain View Road
PRESENT ZONING: R-1 Residential Zone &
M-2 Light Industrial Zone
REQUEST FOR: C-2 Convenience Commercial Zone
PROPOSED DEVELOPMENT: Grocery-anchored shopping center
SIZE OF TRACT: 17.50 Acres +
ACCESS TO TRACT: Good
SITE CHARACTERISTICS: Vacant & Residential
SURROUNDING DEVELOPMENT: Industrial, Commercial & Residential
EXTENSION OF EXISTING ZONE: Yes
IN ACCORDANCE WITH LAND USE PLAN: Yes
STAFF RECOMMENDATION: Approve, subject to:
1) A traffic study approved by the City Traffic Engineer;
2) Final approval of the ingress and egress by the City Traffic Engineer; and
3) Lighting will be directed down and away from nearby residential areas.
REASONS FOR RECOMMENDATION:
The Comprehensive Plan 2030 identified the area near the Hunter Road-Snow Hill Road-Mountain View Drive intersection as an activity center.
Most of the site was previously zoned C-2
C-2 zoning is located immediately across Snow Hill Road from the site.
M-2 zoning is adjacent to the site.
APPLICATION NO: 2007-038 JURISDICTION: Chattanooga Dist. #4
Hamilton County Dist. #8
APPLICANT: Sabrena Turner
DATE OF PLANNING COMMISSION MEETING: March 12, 2007
LOCATION: 1413 North Concord Road & 6900 Block of Concord Circle
PRESENT ZONING: R-1 Residential Zone
REQUEST FOR: O-1 Office Zone
PROPOSED DEVELOPMENT: Convert existing home to a small real estate office.
SIZE OF TRACT: .42 Acres +
ACCESS TO TRACT: Good
SITE CHARACTERISTICS: Residence
SURROUNDING DEVELOPMENT: R-1, R-3, R-2 & C-2
EXTENSION OF EXISTING ZONE: No
IN ACCORDANCE WITH LAND USE PLAN: No
STAFF RECOMMENDATION: Deny
REASONS FOR RECOMMENDATION:
The Hamilton Place Community Land Use recommends low-density residential.
The site is located on a residential street with two other houses and single-family houses to the rear.
This rezoning would set precedence in the area.
APPLICATION NO: 2007-039 JURISDICTION: Hamilton County Dist. #1
APPLICANT: Jimmy & Ruth Whitaker
DATE OF PLANNING COMMISSION MEETING: March 12, 2007
LOCATION: 2703 Igou Ferry Road
PRESENT ZONING: A-1 Agricultural District
REQUEST FOR: C-2 Local Business Commercial District
PROPOSED DEVELOPMENT: Storing RVs & Boats Covered Area
SIZE OF TRACT: 12 Acres +
ACCESS TO TRACT: Good
SITE CHARACTERISTICS: Residence
SURROUNDING DEVELOPMENT: Vacant & Farms
EXTENSION OF EXISTING ZONE: No
IN ACCORDANCE WITH LAND USE PLAN: No land use plan for this area.
1) STAFF RECOMMENDATION: Deny
REASONS FOR RECOMMENDATION:
This would be a spot zone and would open the entire area up to similar zoning.
This is a residential area and access streets are narrow and sub-standard.
APPLICATION NO: 2007-040 JURISDICTION: Chattanooga Dist. #9
Hamilton County Dist. #6
APPLICANT: Patricia Robinson
DATE OF PLANNING COMMISSION MEETING: March 12, 2007
LOCATION: Unnamed alley located on the south line of the 1500 Block of Chamberlain Avenue
REQUEST FOR: Abandonment
STAFF RECOMMENDATION: Deny
REASONS FOR RECOMMENDATION:
This is a tier 3 open and used right-of-way.
The staff has no problem with this abandonment if the engineering investigation shows this to be feasible.
APPLICATION NO: 2007-041 JURISDICTION: Hamilton County Dist. #3
APPLICANT: Richard E. Carmack, Jr.
DATE OF PLANNING COMMISSION MEETING: March 12, 2007
LOCATION: 6406 Hixson Pike
PRESENT ZONING: A-1 Agricultural District
REQUEST FOR: RT-1 Residential Townhouse District
PROPOSED DEVELOPMENT: Townhomes
SIZE OF TRACT: .34 Acres +
ACCESS TO TRACT: Good
SITE CHARACTERISTICS: Sheds
SURROUNDING DEVELOPMENT: Residential
EXTENSION OF EXISTING ZONE: Yes
IN ACCORDANCE WITH LAND USE PLAN: Yes
STAFF RECOMMENDATION: Approve
REASONS FOR RECOMMENDATION:
No site plan was provided, but it appears it may be part of a previous case (2006-106).
Completes the zoning for a small portion of a townhouse development as approved by Planning Commission last year.
APPLICATION NO: 2007-042 JURISDICTION: Chattanooga Dist. #1
Hamilton County Dist. #6
APPLICANT: William Joseph Patterson, Jr.
DATE OF PLANNING COMMISSION MEETING: March 12, 2007
LOCATION: 200 Block of Forest Avenue & 109 Hartman Street
PRESENT ZONING: R-3 Residential Zone & O-1 Office Zone
REQUEST FOR: R-4 Special Zone
PROPOSED DEVELOPMENT: To have all property one zone flexibility in future development.
SIZE OF TRACT: .61 Acres +
ACCESS TO TRACT: Good
SITE CHARACTERISTICS: Office & Residential
SURROUNDING DEVELOPMENT: Residential
EXTENSION OF EXISTING ZONE: Yes
IN ACCORDANCE WITH LAND USE PLAN:
STAFF RECOMMENDATION: Defer for completion of the North Shore Plan and North Shore Zoning Study.
Applicant also desires deferral
REASONS FOR RECOMMENDATION:
The draft North Shore Plan recommends medium-intensity mixed-use for this area.
This is speculative at the present time.
There is a pending study for this area.
This area may be considered for C-7 expansion.
The applicant has requested deferral.
APPLICANT HAS REQUESTED THIS CASE
BE DEFERRED UNTIL COMPLETION OF THE
NORTH SHORE ZONING STUDY
(2/27/07)
APPLICATION NO: 2007-043 JURISDICTION: Chattanooga Dist. #1
Hamilton County Dist. #2
APPLICANT: Mandeep Grewal, MD
DATE OF PLANNING COMMISSION MEETING: March 12, 2007
LOCATION: 637 Morrison Springs Road
PRESENT ZONING: R-1 & R-3 Residential Zones
REQUEST FOR: R-4 Special Zone
PROPOSED DEVELOPMENT: Medical Clinic and Offices
SIZE OF TRACT: 2.5 Acres +
ACCESS TO TRACT: Good
SITE CHARACTERISTICS: Residential Farm
SURROUNDING DEVELOPMENT: Hospital, School, Medical Offices, Multi & Single Family
EXTENSION OF EXISTING ZONE: Yes
IN ACCORDANCE WITH LAND USE PLAN: Yes
STAFF RECOMMENDATION: Approve, subject to:
1) Approval of the City Traffic Engineer; and
2) Submitted site plan.
REASONS FOR RECOMMENDATION:
There is no specific land use plan for this area. Following a review of the surrounding area it does not appear that the proposed use would negatively impact the adjacent uses. Opposite the site is Red Bank High School and just south is Erlanger North Emergency Medical Center.
Note: This property cannot be accessed from the R-3 zoned property so they will need to make modifications to their site plan.
APPLICATION NO: 2007-044 JURISDICTION: Chattanooga Dist. #2
Hamilton County Dist. #2
APPLICANT: Geoffrey Singer
DATE OF PLANNING COMMISSION MEETING: March 12, 2007
LOCATION: 700 Block of Natchez Circle
PRESENT ZONING: R-1 Residential Zone
REQUEST FOR: R-3 Residential Zone
PROPOSED DEVELOPMENT: Residential Development 36 Condos
26 DU/A (Part of PUD 2007-045)
SIZE OF TRACT: 1.4 Acres +
ACCESS TO TRACT: Good
SITE CHARACTERISTICS: Vacant
SURROUNDING DEVELOPMENT: Residential
EXTENSION OF EXISTING ZONE: Yes
IN ACCORDANCE WITH LAND USE PLAN: There is no land use plan for this area.
STAFF RECOMMENDATION: Approve, subject to:
1) Complete a traffic impact study;
2) Conduct archaeological study for adjacent slave cemetery;
3) A stormwater best management practices plan submitted and approved by the Chattanooga Stormwater Engineering Department prior to granting of a building permit;
4) Provide sidewalks along street frontages;
5) Complete a memorandum of understanding between the neighborhood and developer;
6) There will be a total maximum density of 105 residential units;
7) Minimum building setback from Natchez Road will be 25 feet;
8) Minimum building setback from East Dallas Road will be 35 feet;
9) The condominium building is to have a maximum of 36 residential units.; and
10) Approval of the PUD (Case No. 2007-045).
REASONS FOR RECOMMENDATION:
The proposed development contains 46 townhouse sites, 36 condominiums in a single building, and 17 single-family lots. This is approximately a 31% reduction in units from the applicants first proposal for this site in response to neighborhood concerns. The number of condominium buildings has also been reduced to one.
The requested density of 6.07 units per acre is higher than the density of single-family detached houses within a 1-mile radius at 2.65 units per acre but lower than the average density of residential uses in the urban area at 6.5 units per acre. This site falls within the Comprehensive Plans urban infill sector.
APPLICATION NO: 2007-045 JURISDICTION: Chattanooga Dist. #2
Hamilton County Dist. #2
APPLICANT: Geoffrey Singer
DATE OF PLANNING COMMISSION MEETING: March 12, 2007
LOCATION: 1849 Knickerbocker Avenue
PRESENT ZONING: R-1 Residential Zone
REQUEST FOR: Special Exceptions Permit
PROPOSED DEVELOPMENT: Planned Unit Development 99 DUs
(46 Townhomes, 17 Single-Family Residential & 36 Condos)
SIZE OF TRACT: 16.3 Acres +
ACCESS TO TRACT: Good
SITE CHARACTERISTICS: Residential
SURROUNDING DEVELOPMENT: Residential
EXTENSION OF EXISTING ZONE: N/A
IN ACCORDANCE WITH LAND USE PLAN:
STAFF RECOMMENDATION: Approve, subject to:
1) Complete a traffic impact study;
2) Conduct archaeological study for adjacent slave cemetery;
3) A stormwater best management practices plan submitted and approved by the Chattanooga Stormwater Engineering Department prior to granting of a building permit;
4) Provide sidewalks along street frontages;
5) Complete a memorandum of understanding between the neighborhood and developer;
6) There will be a total maximum density of 105 residential units;
7) Minimum building setback from Natchez Road will be 25 feet;
8) Minimum building setback from East Dallas Road will be 35 feet; and
9) The condominium building is to have a maximum of 36 residential units.
REASONS FOR RECOMMENDATION:
PUD CRITERIA:
1. Will the property adjacent to the area included in the plan be adversely affected?
No, though close monitoring of stormwater runoff and sensitivity to development on the slopes are encouraged, and the developer should work with the neighborhood to protect the adjacent slave cemetery.
2. Is the plan consistent with the intent and purpose of the zoning ordinance to promote public health, safety, morals, and welfare?
Yes.
3. Will the buildings be used only for single-family dwellings, two-family dwellings, or multi-family dwellings and the usual accessory uses such as private or storage garages, storage space, and for community activities, including school and/or churches?
Yes.
4. Is there a need for development in the proposed location?
The site has remained undeveloped for some time. Permitting development at the site is consistent with the Comprehensive Plans goal of encouraging infill development.
5. Is there a reasonable assurance that the development will proceed according to the spirit and letter of the approved plans?
Yes. In addition to typical City monitoring of the project, the developer plans to institute deed restrictions and an architectural review committee that will include a member of the neighborhood association (see memorandum of understanding included in file).
The proposed development contains 46 townhouse sites, 36 condominiums in a single building, and 17 single-family lots. This is approximately a 31% reduction in units from the applicants first proposal for this site in response to neighborhood concerns. The number of condominium buildings has also been reduced to one.
The requested density of 6.07 units per acre is higher than the density of single-family detached houses within a 1-mile radius at 2.65 units per acre but lower than the average density of residential uses in the urban area at 6.5 units per acre. This site falls within the Comprehensive Plans urban infill sector.
APPLICATION NO: 2007-046 JURISDICTION: Chattanooga Dist. #3
Hamilton County Dist. #3
APPLICANT: Greg Vital
DATE OF PLANNING COMMISSION MEETING: March 12, 2007
LOCATION: 5501 Old Hixson Pike
PRESENT ZONING: R-1 Residential Zone
REQUEST FOR: R-4 Special Zone
PROPOSED DEVELOPMENT: Nursing Home, Assisted Living & Retirement Center
SIZE OF TRACT: 20.2 Acres +
ACCESS TO TRACT: Good
SITE CHARACTERISTICS: Residential
SURROUNDING DEVELOPMENT: Residential
EXTENSION OF EXISTING ZONE: No
IN ACCORDANCE WITH LAND USE PLAN: No
STAFF RECOMMENDATION: Defer in order to meet with the Leadership Committee first.
REASONS FOR RECOMMENDATION:
The land use plan indicates low density residential for the area, at the present time the site plan does not indicate the proposed density of the project. The Hixson-North River Community Plan.
The proposed Hixson Middle School is located to the north of the proposed development; therefore, the proposed development would have no negative impact on the proposed Hixson Middle School Project.
To the southwest of the proposed development is a large single-family dwelling. A type C 10 landscape buffer as required by the landscape and zoning ordinance is being provided along the southern property line. The proposed development should not have a negative impact on the adjacent single-family dwelling.
The proposed development should serve as a buffer/transitional area between the existing single-family residential dwelling and the proposed Hixson Middle School.
The property across the street from the proposed development is currently vacant and owned by the State of Tennessee.
A portion of the property is located within the 100-year floodplain and floodway; however, the proposed development is providing a future greenway trail along the North Chickamauga Creek and within the development.
APPLICATION NO: 2007-047 JURISDICTION: Chattanooga Dist. #3
Hamilton County Dist. #4
APPLICANT: Tom Cofer
DATE OF PLANNING COMMISSION MEETING: March 12, 2007
LOCATION: 5005 Highway 58
PRESENT ZONING: R-2 Residential Zone
REQUEST FOR: C-2 Convenience Commercial Zone
PROPOSED DEVELOPMENT: Commercial Development
SIZE OF TRACT: 2.11 Acres +
ACCESS TO TRACT: Good
SITE CHARACTERISTICS: Vacant
SURROUNDING DEVELOPMENT: Commercial & Residential
EXTENSION OF EXISTING ZONE: Yes
IN ACCORDANCE WITH LAND USE PLAN: Yes
STAFF RECOMMENDATION: Approve
REASONS FOR RECOMMENDATION:
The Highway 58 Community Plan recommends neighborhood commercial for this area.
The rezoning would be an extension of an existing C-2 zone.
The lot fronts along Highway 58.
Adjacent land uses include residential to the northwest of the property. Strip commercial to the west. The property to the north is currently vacant. A commercial shopping center is located to the east of the property across Highway 58.
Access to the site will be from Eller Road, which is signalized at the intersection of Highway 58 and Eller Road.
A type B, 20 landscape buffer is being provided along the rear of the property to serve as a buffer between the commercial and residential zoned property.
APPLICATION NO: 2007-048 JURISDICTION: Hamilton County Dist. #9
APPLICANT: Joe A. Conner
DATE OF PLANNING COMMISSION MEETING: March 12, 2007
LOCATION: 6700 Ooltewah-Georgetown Road
PRESENT ZONING: A-1 Agricultural District
REQUEST FOR: O-1 Office District
PROPOSED DEVELOPMENT: Hair Salon
SIZE OF TRACT: 2 Acres +
ACCESS TO TRACT: Good
SITE CHARACTERISTICS: Residence
SURROUNDING DEVELOPMENT: Residential
EXTENSION OF EXISTING ZONE: No
IN ACCORDANCE WITH LAND USE PLAN: No
STAFF RECOMMENDATION: Deny
REASONS FOR RECOMMENDATION:
The prior rezoning request for C-5 at this property was denied by the Planning Commission and County Commission in late 2005 and early 2006.
Operation of a hair salon apparently has continued unabated at this site after the denial.
There are no similar uses anywhere near this property
The Comprehensive Plan 2030 recommends that these types of uses be clustered in designated nodes.
This would be a spot zone.
APPLICATION NO: 2007-049 JURISDICTION: Chattanooga Dist. #3
Hamilton County Dist. #4
APPLICANT: THP-Investors, Inc.
DATE OF PLANNING COMMISSION MEETING: March 12, 2007
LOCATION: 3928 & 3952 Webb Road
PRESENT ZONING: R-1 & R-2 Residential Zones
REQUEST FOR: R-3 Residential Zone
PROPOSED DEVELOPMENT: Class A Apartment Development
SIZE OF TRACT: 19.6 Acres +
ACCESS TO TRACT: Good
SITE CHARACTERISTICS: Vacant
SURROUNDING DEVELOPMENT: Residential & Commercial
EXTENSION OF EXISTING ZONE: Yes
IN ACCORDANCE WITH LAND USE PLAN: No
STAFF RECOMMENDATION: Approve, subject to:
1) 16 dwelling units/ acre maximum;
2) Traffic improvements as determined by City of Chattanooga Traffic Engineer;
3) 2-story height maximum; and
4) Minimum Type B Landscaping as described in the Chattanooga Zoning Regulations for portions of the site that abut R1 or R2 zoning.
REASONS FOR RECOMMENDATION:
The Highway 58 Community Land Use Plan recommends medium density residential and town homes for this area. Although the apartments would introduce a different residential use and a higher density than the land use plan recommends, the proposed use could serve as a buffer between more intense commercial uses along Highway 58 and lower density residential uses along and near Webb Road.
With certain restrictions, the proposed apartment development could be designed to fit compatibly within the community.
Traffic engineering has indicated that the traffic generated by the development can be accommodated.
There are already pockets of duplexes and apartments in this neighborhood.
When new, major industrial development occurs at Enterprise South, it will create a need for new residential development of all types and densities as well as commercial development in the Hwy. 58 area and other communities immediately surrounding Enterprise South. Among the possible locations for higher density residential development, this is one of the most appropriate.
APPLICATION NO: 2007-050 JURISDICTION: Hamilton County Dist. #5
APPLICANT: Michael W. Hill
DATE OF PLANNING COMMISSION MEETING: March 12, 2007
LOCATION: 8500 Block Ooltewah-Harrison Road
PRESENT ZONING: A-1 Agricultural District
REQUEST FOR: R-T/Z Residential Townhouse/Zero Lot Line District
PROPOSED DEVELOPMENT: Residential Townhomes Zero Lot Line Development
SIZE OF TRACT: 7.6 Acres +
ACCESS TO TRACT: Good
SITE CHARACTERISTICS: 2 Residences & 1 Mobile Home
SURROUNDING DEVELOPMENT: Residential & Church
EXTENSION OF EXISTING ZONE: No
IN ACCORDANCE WITH LAND USE PLAN: Yes
STAFF RECOMMENDATION: Approve, subject to:
1) Connection to sanitary sewer system;
2) Provide a ten (10) foot deep (as measured towards the interior of the property) landscape yard along the shared property line planted with: Evergreen trees spaced a maximum of ten (10) feet on-center or two (2) staggered rows [spaced a maximum of seven (7) feet apart] of shrubs spaced a maximum of eight (8) feet on-center. Retention of natural vegetation is encouraged to supplement landscape plantings; and
3) Density shall be limited to no more than 5.5 dwelling units per acre gross.
REASONS FOR RECOMMENDATION:
The site will serve to buffer less intense residential uses on the northern side of Ooltewah-Harrison Road from manufacturing zones immediately to the south.
Since access is limited, densities in this and any future developments should not exceed 6 dwelling units per acre.
The Comprehensive Plan 2030 recommends instances of this type of development when sited properly near major thoroughfares (Hunter Road in this case).
APPLICATION NO: 2007-051 JURISDICTION: Hamilton County Dist. #5
APPLICANT: Johnnie L. Buff
DATE OF PLANNING COMMISSION MEETING: March 12, 2007
LOCATION: 7915 Sue Drive
PRESENT ZONING: M-2 Wholesale & Light Industry District (1996)
REQUEST FOR: M-4 Outdoor Industrial Use
PROPOSED DEVELOPMENT: Concrete Plant
SIZE OF TRACT: 8.3 Acres +
ACCESS TO TRACT: Good
SITE CHARACTERISTICS: Shop
SURROUNDING DEVELOPMENT: Residential
EXTENSION OF EXISTING ZONE: No
IN ACCORDANCE WITH LAND USE PLAN: No
STAFF RECOMMENDATION: Deny
REASONS FOR RECOMMENDATION:
There is no current Specific Land Use Plan for this area other than the East Brainerd Area Study completed in 1990 which recommends low-density residential. The Comprehensive Plan, adopted in 2006, recommends that manufacturing and industrial uses should be compatible with surrounding residential and non-residential uses and would most likely occur in the Transitional Growth area, Outer Suburban Growth area, Inner Suburban Infill area, or the Urban Infill area. This rezoning request site is located in the Outer Suburban Growth area.
The site is located in the middle of a residential area.
The proposed use would introduce a more intense use into this area with the potential for increased equipment noise pollution.
The proposed use would be less compatible with existing surrounding uses than what is currently in operation on the site.
APPLICATION NO: MR-2007-052 JURISDICTION: Chattanooga Dist. #9
Hamilton County Dist. #4
APPLICANT: City of Chattanooga, c/o William C. Payne, City Engineer
DATE OF PLANNING COMMISSION MEETING: March 12, 2007
LOCATION: 1734 East 3rd Street
REQUEST FOR: Mandatory Referral pursuant to T.C.A. 13-4-104 for the abandonment of a sanitary sewer easement.
STAFF RECOMMENDATION: Approve
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