Rezoning Issues | West Hills Community Association

History of Various Rezoning Issues

(8/31/23)

“Hate to start your day with bad news, but received the email below from Andrew Roberto to alert us that at next week’s City Council meeting (Sept 5) they will be entertaining possible changes to the existing Zoning codes. This comes on the heels of the radical changes made under ReCode that many still are unaware of the changes that threaten the integrity of West Hills and all single-family residential neighborhoods across Knoxville.

As you will read, whoever dreamed these changes up has no appreciation for existing neighborhoods or property owners. Their proposed changes are a real danger to the future of home ownership in both WH and Knoxville.

I will forward the detailed agenda when it is published later today;

I urge you to read Andrew’s email, research as much as you can about this proposal, inform your friends and neighbors, and express your concerns with City Council and the candidates for the November City elections.

I will be attending the CC meeting and welcome you to join me there.

Lee”

*****************

“Lee,

I wanted to reach out and let you know that there will be several zoning items of interest to neighborhoods considered by City Council on Tuesday, September 5th. The detailed agenda will be published tomorrow and I recommend you review items 10a, 10b, 10c, and item 12b.

Item 12b removes the owner occupancy requirement for Accessory Dwelling Units (ADUs) or the main structure where an ADU is located. This is a significant change from the compromise reached during the public vetting of Recode. I am concerned that the removal of this provision will make residential neighborhoods more attractive investments for out of area investors as it will essentially double the number of available rentals at one location. This unintended consequence will be most pronounced in our most affordable neighborhoods. I am concerned that more out of area and absentee investment property within neighborhoods will further reduce the opportunities for our neighbors to become home owners. Further, this change could ultimately exacerbate the lack of affordability as our housing stock becomes further decreased by well-financed absentee investors. We absolutely need more housing to bring demand in line with supply, but the solution is mixed use development along our corridors where infrastructure can support that growth. This proposed solution doesn’t move the needle on increasing housing availability but I am concerned could very well result in significant negative unintended consequences.

Items 10a-10c propose to add:

A new definition: Dwelling—detached multi-family “a collection of detached sf and two-family structures on the same lot.”

Removes ADU [auxillary dwelling unit, i.e., separate living quarter including freestanding bldg] special use in RN1 and RN2 [WH zoning].

Adds detached multi-family as a use by right to RN-3 through RN-6.
Revises lot coverage and setbacks and height for all residential uses—not just for ADUs.
Changes setbacks or remove setbacks in CN district, including corner and rear next to residential property.
Reduces off-street parking requirements in residential and commercial zones.

When the detailed Council agenda comes out tomorrow, I would appreciate it if you would let me know about any concerns you and the WHCA have with these proposals.

Thank you,

-Andrew-

Andrew Roberto

Vice-Mayor

Knoxville City Council, Second District”

8/11/2023 Stockton Development-

“The attorney for the developers interested in Stockton withdrew the applications to develop the property. He said there were too many issues [including West Hills neighbors] and decided it was not worth pursuing. Yay West Hills, all the neighbors and WHCA volunteers! Our voices made the difference once again. This issue is over for now. This will not be the last developer who looks at West Hills property as a financial opportunity. Where we see our homes, developers see dollars. Always remain vigilant. Please share the good news!

Lee Hume

WHCA President”

~August 23, 2022 UPDATE~

We hosted a Special Meeting on Monday, August 22, 2022 to hear about Tennova’s corporate parent company, Community Health System (CHS) submitting applications to rezone the south 50+ acres of the Tennova Middlebrook Health Campus from Agriculture to RN5. Our goal to publish Minutes from the meeting is September 1st. See the special edition newsletter for current details. Save the date of October 6 for the Planning Commission’s meeting, where this rezoning issue will be officially presented.

West Hills Community Association Current Zoning

Map of Tennova Medical Park and Area Requesting to be Rezoned

~August 10, 2022 UPDATE~

West Hills Concerned About Planned Rezoning and Apartments

CHS/Tennova Applies to Change Half of Medical Park Zoning to Allow Apartment Development

It was recently discovered Tennova’s parent corporation Community Health System has filed an application to rezone the south 50-plus acres of wooded, hillside land from Agriculture to RN-5 Medium Density Residential (MDR).

Such a change would permit the construction of apartments and town homes at a density of up to 25 units per acre.

The West Hills Community Association shares the concerns of our neighbors on Ridgerock, Stockton, and Wesley, and many other homeowners and residents.

The WHCA officers and board voted to call a Special Community Meeting and invite the community to attend and become educated about plans and the impact on our community.

WHCA Special Community Meeting Set 7PM, Monday, August 22 at the Church of the Nazarene

West Hills Community Invited to Special Called Meeting Regarding Proposed Rezoning and Impact

At 7 PM on August 22 at the Church of the Nazarene across the street from WH Elementary School, WHCA is hosting a special called meeting for residents of the West Hills community regarding the current application to rezone the south half of the Tennova Medical Park. Current zoning for this section of the Tennova property is zoned Agriculture (AG).

The original July 14 hearing date has been postponed to Thursday, October 6.

The application before Knox Planning Commission is to change the zoning to RN-5 (Medium Density Residential). This new classification will allow development to include apartments and can allow up to 25 units per acre. The interested developer is Dominion Group based in Knoxville. The owner is CHS/Tennova based in Franklin.

Both organizations have been invited to attend, share information, and address community concerns. Confirmed to speak is David Arning, Vice President of Development with Dominion Group. Mr. Arning will share Dominion Group’s plans for the south half of the Tennova Medical Park site if the current rezoning applications are approved.

**There are two additional applications under consideration: a variance in the One Year Plan and Stream Protection designation along both the creek bed bisecting the medical park and the section of Fourth Creek on the property. The current One Year Plan (OYP) limits the options to reclassify the zoning and does not include RN-5.

THE COMMUNITY’S CONCERNS

Among the concerns expressed by neighbors so far are

the following issues:

• Jeopardizing the integrity of the West Hills low density residential (LDR) community and property values

• Additional strain to overpopulated schools serving West Hills families

• Excessive traffic on Old Weisgarber Road resulting in added traffic congestion and unsafe driving conditions (WHCA will request a traffic study prior to any review of rezoning applications)

• Impact on storm water management system and the Fourth Creek watershed

• Detrimental effect on property values of existing homes adjacent to and in immediate vicinity of proposed development

• Change in zoning requires waiving the One Year Plan which specifies the current Agriculture zoning may be amen ed to AG, RN-1 (West Hills and Ridgerock properties), EN, and RN-2—all of which fall within the general classification of Low Density Residential (6 units per acre or less) as a general description.

• If zoning is changed to RN-5, Ridgerock will become a peninsula of LDR properties sandwiched by apartments along its north and south perimeters

• RN-5 allows up to 25 units per acre (classified medium density residential by Planning Commission definition)

• Existing and planned inventory of apartments in and around West Hills is 3,475 existing units, 318 planned units north of Walmart/Sam’s Club, and across Kingston Pike there are more than 1,000 units, general classification of Low Density Residential (6 units per acre or less) as a general description.

• If zoning is changed to RN-5, Ridgerock will become a peninsula of LDR properties sandwiched by apartments along its north and south perimeters

• RN-5 allows up to 25 units per acre (classified medium density by Planning Commission definition)

WHERE TO SEND YOUR COMMENTS

KNOX PLANNING COMMISSION

https://knoxplanning.org/share

Reference: Rezoning Case #7-C-22-R2

One Year Plan (OYP) Case #7-C-22-P4

Stream Protection Case #7-H-22-SP

(Every commissioner will recieve a copy of email sent to this address)

Knoxville City Council 2nd District (West Hills)

COUNCILMAN AND VICE MAYOR
ANDREW ROBERTO

aroberto@knoxvilletn.gov