Planning and Zoning Commission

CITY OF KNOXVILLE February 13, 2024 PLANNING & ZONING COMMISSION 5:30 P.M. REGULAR MEETING COUNCIL CHAMBERS AGENDA MEMBERS PRESENT: Mike Cox____, Kirsten Meyers____, Ryan Roberts____, Sander Stotland____, Willie Swayne____, Lucas Young____, Scott Ziller____ ITEM AGENDA: 1. Call to Order 2. Roll Call 3. Approve Meeting Agenda 4. Appoint Chairman and Vice Chairman for Calendar Year 2024 5. Approve Meeting Minutes a. January 30, 2024 6. New Business a. Continue consideration of amendments to the Knoxville Zoning Code regarding: • Commercial Districts (Chapter 7) • Definitions (Chapter 1) • Off-Street Parking (Chapter 9) b. Consider possible amendments to the Knoxville Zoning Code regarding required number of off-street parking spaces for specific land uses 7. Comments a. Board Members b. Staff 8. Adjourn City of Knoxville | 305 S. Third Street | Knoxville, IA 50138 | 641-828-0550 www.knoxvilleia.gov  PLANNING & ZONING COMMISSION MINUTES January 30, 2024 The meeting was called to order at 5:34 pm by Acting Chairperson Kirsten Meyers and on roll call the following members were present: • Mike Cox • Lucas Young • Kirsten Meyers • Scott Ziller Members not present: Ryan Roberts, Sander Stotland, and Willie Swayne Staff Present: Nathan Parch, Planning & Zoning Administrator and Glenn Lyons, Economic Development Director Public Present: None It was moved by Lucas Young and seconded by Scott Ziller to approve the January 30, 2024 agenda. Motion approved on voice vote: Ayes: Cox, Meyers, Young, Ziller; Nays: None; Absent: Roberts, Stotland, Swayne It was moved by Lucas Young and seconded by Mike Cox to table discussion regarding appointment of chairman and vice chairman for calendar year 2024 until the February meeting when more members are present. Motion approved on voice vote: Ayes: Cox, Meyers, Young, Ziller; Nays: None; Absent: Roberts, Stotland, Swayne It was moved by Scott Ziller and seconded by Lucas Young to approve the minutes of the November 28, 2023 meeting. Motion approved on voice vote: Ayes: Cox, Meyers, Young, Ziller; Nays: None; Absent: Roberts, Stotland, Swayne New Business: Continue consideration of amendments to the Knoxville Zoning Code regarding: Commercial Districts (Chapter 7); Definitions (Chapter 1); and Off-Street Parking (Chapter 9) Discussion returned to the commercial districts of the zoning code, which were last discussed on October 10, 2023. Nathan Parch explained that staff had prepared proposed revisions to Chapters 1 and 9 in a redline format along with a new Chapter 7 that resulted from the consolidation of four independent subchapters (Articles A, B, C, & D) into a single chapter. Glenn Lyons facilitated discussion on various items in the chapters flagged for further evaluation by commission members and staff. Following discussion, it was agreed staff would make additional revisions for final consideration at the February meeting.  PLANNING & ZONING COMMISSION MINUTES January 30, 2024 Glenn Lyons shared that staff had been working on updating onsite parking requirements based on land use type in order to adjust for the growing trend to shop online as well as to ensure the city’s expectations are in line with what other communities require. The findings will be distributed for discussion at the February meeting. Motion was made and seconded to adjourn. Meeting adjourned at 6:42 pm. ________________________________ _______________________________ Acting Chairperson Kirsten Meyers Nathan Parch, Planning & Zoning Administrator  PROPOSED REVISIONS 1-29-24, UPDATED 2-8-24 Chapter 7 Commercial Districts ARTICLE A. GENERAL RULES FOR COMMERCIAL DISTRICTS 9-7A-1: INTENT The C-1 District – Neighborhood Commercial The C-1 District is intended to provide for a mix of residential and compatible commercial uses In a predominantly residential neighborhood setting. The C-2 District – General Commercial The C-2 District is intended to provide general commercial uses along major streets and highways in the city. The uses permitted are intended to accommodate the needs of the auto travelling consumer. The C-3 District – Central Business Frame The C-3 District is intended for use in areas adjacent to the Central Business District in which a mix of compatible, urban-oriented, commercial and residential development can be accommodated. This District is not intended to be used in other parts of the city. The C-4 District – Central Business District The C-4 District is intended to accommodate a variety of retail, consumer service, and office uses within the Central Business District. The C-4 District is designed to encourage rehabilitation of existing buildings and to ensure that, when new development occurs, it follows the existing traditional built patterns within the Central Business District. The C- 4 District is not intended to be used outside of Knoxville’s original business core. 9-7A-2: PERMITTED USES The permitted uses for the C-1, C-2, C-3, and C-4 districts are as follows: Commercial Uses C-1 C-2 C-3 C-4 Car Washes (Definition added) x Convenience Stores x x x x Entertainment Centers x x x Financial Institutions x x x x Financial Institutions, Drive-In (Definition added) x Funeral Homes or Mortuary x x Garden Stores and Nurseries x Gas Stations x Golf, Miniature Courses x Grocery Stores x Hotels x x Laundromats x x Medical, Dental or Health Clinics x x x x Offices x x x x Parking Lots x x x Parking Garages x x? Personal Service Businesses x x x x Private Clubs x x x x Public Auction Facilities (Definition added) x Restaurants x x x x Restaurants, Drive-Thru (Definition added) x Retail & Consumer Service Businesses x x x x Shopping Center Studios for Art, Music, or Photography x x x x Taverns x x x Vehicle Sales and Service Centers x Veterinary Clinics and Kennels x Wholesale Display and Services x Residential Uses Apartment Dwellings x x x Apartment Units in Mixed Use Developments x x x x Attached Dwellings x x x Detached Dwellings x x Duplex Dwellings x x Home Occupations x x x x Public & Quasi Public Uses Childcare Centers x x x Early Education Centers x x x  Hospitals x x Nursing Homes and Hospices x x Places of Worship x x x No Public Buildings or Uses x x x No Parks, Recreation Areas, & Community Centers x x x x Schools x x x Theaters (Definition added) x x x Notes: 1. Vehicle Sales and Service Centers – Provided that all work is done within an enclosed building, and that no inoperable autos or materials are held or stored outside a six foot (6’) high sight-proof fence. 2. Apartment Units in Mixed Use Developments – Not permitted on ground floor in C-4 district. Combinations of uses listed above may be accepted by the Zoning Administrator. Similar or compatible uses to those listed above may be accepted by the Zoning Administrator. 9-7A-3: SPECIAL USES The following special uses may be acceptable in the C-1, C-2, C-3, and C-4 Districts: Special Uses C-1 C-2 C-3 C-4 Cemeteries & Mausoleums (Definition added) x Contractors’ Shops (plumbing, heating/air conditioning, or electrical) (Definition added) x Detached and Duplex Dwellings x Financial Institutions, Drive-in x x Gas Stations x Lumberyards Places of Worship x Public Buildings or Uses x Public Utility Facilities, Local x x x x Restaurants, Drive-Thru x? Self-Storage Facilities (Definition added) x Storage Yards, Screened-In (Definition added) x Structures up to sixty five feet (65’) in height, unlimited number of stories x x Notes:  1. Public Utility Facilities, Local – Provided that any installation, other than poles and towers and equipment attached to the poles and towers, shall be: a. Adequately screened with landscaping, fencing or walls, or any combination thereof; or b. Placed underground; or c. Enclosed in a structure in such a manner so as to blend with and complement the character of the surrounding area. All plans for screening these facilities shall be submitted to the board for review. No building permit or installation permit shall be issued until these plans have been approved by the board. 2. Self-Storage Facilities – Subject to the following: a. All areas subject to traffic shall be hard surfaced; b. When a self-storage facility is located adjacent to A-1 or residential districts, the exterior of the building shall be compatible to the residential area. c. The maximum area shall be 500 square feet per storage unit. d. The maximum height shall be 20 feet. 9-7A-4: PERMITTED ACCESSORY USES The permitted accessory uses for the C-1, C-2, C-3, and C-4 Districts are as follows: Accessory Uses C-1 C-2 C-3 C-4 Merchandise Storage x Private Residential Garages x x x Private Swimming Pools x x x Temporary Buildings on Construction Sites x x x x Temporary Real Estate Sales Offices in New Homes x x x x Notes: 1. Merchandise Storage – Storage of merchandise incidental to the principal use, but not to exceed forty percent (40%) of the floor area utilized for such use. 9-7A-5: NONRESIDENTIAL BULK REGULATIONS AND DEVELOPMENT RULES The following bulk regulations and rules apply to nonresidential uses in the C-1, C-2, C-3, and C- 4 Districts:  Nonresidential Bulk Regulations C-1 C-2 C-3 C-4 Minimum Front Yard 20 feet 30 feet None None Maximum Front Yard None None 20 feet 12 feet Minimum Side Yards 7 feet 5 feet None None Minimum Rear Yard 30 feet 25 feet 20 feet None Maximum Height 35 feet 45 feet 45 feet 45 feet Maximum Stories 2 1/2 4 4 4 Notes: 1. The front yard may be reduced to 10 feet to accommodate a canopy associated with a gas station or a financial institution. 2. Maximum front yard not to exceed twenty feet (20’) in C-3 and ten feet (10’) in C-4 to accommodate outdoor dining in conjunction with a restaurant. 3. Where a side yard abuts a residential district, the side yard shall be a minimum of 15 feet. 4. Where a rear yard abuts a residential district, the rear yard shall be a minimum of 30 feet. Additional Requirements in the C-3 and C-4 Districts A) Buildings in C-4 shall be located adjacent to the front property line. B) A front yard not to exceed 20 feet is permitted in C-3 to accommodate landscaping. C) A front yard not to exceed 12 feet is permitted in C-4 to accommodate a plaza or outdoor café. D) Parking in front yards, where provided, is not permitted. E) Access to parking through the front yard is not permitted, except for existing detached and duplex dwellings. F) Drive-in windows for banking, restaurants, and other similar uses are not permitted, unless otherwise specified by special use. 9-7A-6: RESIDENTIAL BULK REGULATIONS AND DEVELOPMENT RULES The following bulk regulations and rules apply to residential uses in the C-1, C-2, C-3, and C-4 Districts. Residential Bulk Regulations Detached and Duplex Dwellings Lot Area 7,200 square feet Lot Width 60 feet Front Yard 25 feet Side Yards 7 feet Rear Yard 30 Feet Maximum Height 35 feet Maximum Stories 2 1/2 stories Minimum Dwelling Width 20 feet Attached Dwellings Lot Area 3 Units 6,800 square feet 4 Units 8,600 square feet 5 Units 10,400 square feet 6 Units 12,200 square feet Lot Width 3 Units 90 feet 4 Units 120 feet 5 Units 150 feet 6 Units 180 feet Front Yard 25 feet Side Yards 7 feet Rear Yard 30 feet Maximum Height 35 feet Maximum Stories 2 1/2 stories Minimum Dwelling Width 20 feet Apartment Dwelling Lot Area Up to 4 Units 8,400 square feet 5 to 18 Units Add 1,500 square feet per unit Over 18 Units Add 1,200 square feet per unit Lot Width 75 feet Front Yard 25 feet Side Yards 10 feet Rear Yards 30 feet Maximum Height 45 feet Maximum Stories 3 Stories  Minimum Dwelling Width 20 feet Dwelling Units Lot Area Attached - End Unit 2,500 square feet Attached - Interior Unit 1,800 square feet Lot Width Attached - End Unit 25 feet Attached - Interior Unit 18 feet Side Yards Attached Units-Common Lot Line 0 feet Accessory Structures Maximum Height 12 feet Maximum Stories 1 story C-3 Exceptions to the Residential Bulk Regulations A) The minimum front yard for a residential dwelling may be reduced to 10 feet. B) The minimum side yard for a residential dwelling may be reduced to 7 feet. C) The minimum rear yard for a residential dwelling may be reduced to 20 feet. 9-7A-7: ACCESSORY USE BULK REGULATIONS AND DEVELOPMENT RULES Accessory Bulk Regulations Buildings Maximum Height 12 feet Maximum Stories 1 story 9-7A-7: ADDITIONAL DEVELOPMENT RULES FOR COMMERCIAL DISTRICTS A. Off Street Parking and Loading Spaces for off-street parking and loading shall be provided in accordance with the provisions of Chapter 9 of this title. B. Site Plan Site plans shall be required in accordance with provisions of Chapter 11 of this title for all uses permitted in the C-1, C-2, C-3, and C-4 Districts except for detached and duplex dwellings. C. Signs Sign regulations are provided for in Chapter 17 of this title.  PROPOSED REVISIONS 1/26/24, UPDATED 2/8/24 9-1-3: DEFINITIONS: For the purpose of this Title, certain terms or words used herein shall be interpreted as follows: The word "person" includes a firm, association, governmental agency, organization, partnership, trust, company or corporation, as well as an individual. The present tense includes the future tense, the singular number includes the plural and the plural number includes the singular. The word "shall" is mandatory, the word "may" is permissive. The word "used or occupied" include words "intended", "designed" or "arranged to be used or occupied". The word "lot" includes the words "plot or parcel". ACCESSORY BUILDING: Any building, the use of which is incidental to the principal use of another structure on the same premises. ACCESSORY STRUCTURE: Any structure, the use of which is incidental to the principal use of another structure on the same premises. ACCESSORY USE: A use incidental and subordinate to the principal use of the premises. ADULT ENTERTAINMENT BUSINESS: A business which as a part of or in the process of delivering goods and services displays to its patrons specified sexual activities or specified anatomical areas in printed form or through any form of photographic medium or by use of male or female models. A. Specified Sexual Activities: Any contact, actual or simulated, either natural or deviate, between two (2) or more persons, or between a person and an animal by penetration of the penis into the vagina or anus, or by contact between the mouth or tongue and genitalia or anus, or by contact between a finger of one person and the genitalia of another person or by use of artificial sexual organs or substitute therefor in contact with the genitalia or anus. B. Specified Anatomical Areas: Includes the following: human genitals, pubic region, buttocks, and female breasts below a point immediately above the top of the areola. C. Substantial: Means more than twenty five percent (25%) of the book, magazine, film or video tape inventory is distinguished or characterized by its emphasis on matter depicting, describing or relating to specified sexual activities or specified anatomical areas. D. Adult Art Or Adult Modeling Studio: An establishment or business which provides the services of modeling for the purpose of viewing and/or reproducing the human body wholly or partially in the nude by means of photography, painting, sketching, drawing or otherwise; provided, entrance to such establishment and such services are available only to adults. E. Adult Artist; Body Painting Studio: An establishment or business which provides the services of applying paint or other substance whether transparent or nontransparent to or on the human body when such body is wholly or partially nude; provided, entrance to such establishment and such services are available only to adults.  F. Adult Bath House: An establishment or business which provides the service of baths of all kinds, including all forms and methods of hydrotherapy; provided, entrance to such establishment and such service are available only to adults; and not including such services provided by a medical practitioner or professional physical therapist licensed by the State. G. Adult Book Store: An establishment or business having a substantial part of its stock in trade, books, magazines, photographs, pictures and other periodicals which are distinguished or characterized by their emphasis on matter depicting, describing or relating to "specified sexual activities" or "specified anatomical areas" as defined herein and limited in sale of such sexual materials to adults. H. Adult Cabaret: A cabaret which features go-go dancers, exotic dancers, strippers, or similar entertainers. I. Adult Motel: A motel wherein material is presented which is distinguished or characterized by an emphasis on depicting or describing "specified sexual activities" or "specified anatomical areas". J. Adult Motion Picture Arcade: Any place to which the public is permitted or invited wherein coin or slug-operated or electronically, electrically or mechanically controlled still or motion picture machines, projectors, or other image-producing devices are maintained to show to five (5) or fewer persons per machine at any one time, and where the images so displayed are distinguished or characterized by an emphasis on matter depicting or describing "specified sexual activities" or "specified anatomical areas". K. Adult Motion Picture Theater: An enclosed building used for presenting material distinguished or characterized by an emphasis on matter depicting or describing "specified sexual activities" or "specified anatomical areas" for observation by patrons therein. L. Adult Mini Motion Picture Theater: An enclosed building with a capacity for less than fifty (50) persons used for presenting motion pictures, slides or photographic reproduction distinguished or characterized by an emphasis on matters depicting, describing or relating to "specified sexual activities" or "specified anatomical areas" as defined herein for observation by patrons therein. M. Massage: Any method of treating the external parts of the human body by rubbing, stroking, kneading, tapping or vibrating with the hand, other parts of the body, or any instrument, for any consideration or gratuity. N. Massage Establishment: Any establishment having a fixed place of business where massages are administrated for any form of consideration or gratuity including, but not limited to, massage parlors, health clubs, sauna baths, and steam baths. This definition shall not be construed to include an establishment employing: 1) persons licensed by the State under the provisions of chapters 148, 148A, 148B, 150, 151, 152, 157 or 158 of the Iowa Code, when performing massage services as a part of the profession or trade for which licensed; 2) persons performing massage therapy or massage services under the direction of a person licensed as described in 1) above; 3) persons performing massage therapy or massage services upon a person pursuant to the written instruction or order of a licensed physician; 4) nurses, aides, technicians and attendants at any hospital or health care facility licensed pursuant to chapters 135B, 135C or 145A of the Iowa Code, in the course of their employment and under the supervision of the administrator thereof or of a person licensed as described in 1) above; 5) an athletic coach or trainer: a) in any accredited public or private secondary school, junior college, college or university; or b) employed by a professional or semi- professional athletic team or organization, in the course of his or her employment as such coach or trainer. This definition shall not be construed to include a volunteer fire department, a volunteer rescue squad or a nonprofit organization operating a community center, swimming pool, tennis court, or other educational, cultural, recreational, and athletic facilities, and facilities for the welfare of the residents of the area. O. Model Studio: Any establishment where any form of consideration or gratuity, models who display specified anatomical areas are provided to be observed, or subject to lawful tactile conduct, sketched, drawn, painted, sculptured, photographed, or similarly depicted by persons paying such consideration or gratuity, or where for any form of consideration or gratuity, nude or semi-nude dancing, readings, counseling sessions, body painting and other activities that present materials distinguished or characterized by an emphasis on matter depicting, describing or relating to specified sexual activities or specified anatomical areas are provided for observation by or communication to persons paying such consideration or gratuity. P. Model: Any person who for consideration or gratuity appears either nude or seminude to be either viewed, photographed, sketched, drawn, sculptured; to dance; to provide reading or counseling sessions; for body painting; to deliver a service or in connection with the sale of merchandise; or to present materials distinguished or characterized by an emphasis on matter depicting, describing or relating to specified sexual activities or specified anatomical areas. Q. Nude Encounter Parlor: An establishment having a fixed place of business where any person therein engages in, conducts, or carries on, or permits to be engaged in, conducted or carried on any business of viewing any person or persons or the actual encounter of any person or persons depicting, describing or relating to "specified sexual activities" as defined herein. R. Nude Photographic Parlor: An establishment having a fixed place of business, where any person, association, firm or corporation therein engages in, conducts, or carries on, or permits to be engaged in, conducted or carried on any business of photographing any person or persons depicting, describing or relating to "specified sexual activities" or "specified anatomical areas" as defined herein. ADULT ENTERTAINMENT ESTABLISHMENT: Any establishment having a significant portion of its stock in trade in books, magazine, films, or dancing and other live performances which are distinguished by an emphasis on matter or actions depicting or describing sex acts or specified anatomical areas associated with such behavior. Adult entertainment facilities are a use separate from entertainment centers, personal service businesses, private clubs, retail and consumer service establishments, taverns, theaters, or any other similar commercial uses. (New, replaces previous detailed definition for Adult Entertainment Business) AGRICULTURE: The use of land for agricultural purposes, including farming, aqua-culture, dairying, pasturage, agriculture, horticulture, floriculture, silviculture and animal and poultry husbandry. Included are the necessary accessory uses for packing, treating or storing the product; providing, that the operation of such accessory use shall be secondary to that of normal farming activities; but not including the feeding of garbage or offal to swine or other animals, commercial livestock feed lots or confinement stations, poultry farms or commercial grain storage and drying facilities. AIRPORT: An area of land or water that is used or intended to be used for landing and takeoff of aircraft, and includes its buildings and facilities, if any. ALLEY: A public way, other than a street, twenty feet (20') or less in width, affording secondary means of access to abutting property. AUTOMOBILE: As used herein, the term includes passenger cars, motorcycles, mopeds, vans, pickup trucks, trucks, buses, recreational vehicles, trailers, farm equipment including motorized and nonmotorized but not limited to tractors, combines, planters and discs. AUTOMOBILE SALES AND STORAGE LOT: An open off street area where two (2) or more operable vehicles are stored, offered or displayed for sale or advertising purposes.(Removed, see Vehicular Sales and Service Center) BASEMENT: That portion of a building having part but not more than one-half (1/2) its height below grade. A basement shall be counted as a story if the vertical distance from the average adjoining grade to its ceiling is over five feet (5'). BED AND BREAKFAST INN: Any portion of building containing not more than two (2) guestrooms in R-1 and R-2 zoning districts. In the A-1 zoning district there may be as many as four (4) guestrooms. BILLBOARD: See chapter 17 of this chapter for sign regulations. BOARD: The Board of Adjustment of the City of Knoxville, Iowa. BOARDING HOUSE: A dwelling occupied by one family with three (3) or more boarders, roomers or lodgers in the same building who are lodged with or without meals and in which there are provided such services as are incidental to its use as a temporary residence for part of the occupants. A rooming house shall be deemed a boarding house. BUILDING: Any structure designed or intended for the support, enclosure, shelter or protection of persons, animals or property, but not including signs or billboards. BUILDING HEIGHT: The vertical distance from the average natural grade at the building line to the highest point of the coping of a flat roof, or to the deck line of a mansard roof or the mean height level between eaves and ridge for gable, hip and gambrel roofs. On a corner lot, the height is the mean vertical distance from the average natural grade at the building line from the higher of the two (2) grades. BUILDING LINES: A line defining the minimum front, side and rear yard requirements outside of which no building or structure may be located, except as otherwise provided herein. CAMPGROUND: Facilities providing camping or parking areas and incidental services for travelers in recreational vehicles or tents. CAR WASH: An area or building with equipment for washing cars, automatic or self-serve. (New, previously not defined) CARETAKER: A person or family employed to look after goods or property of a business or large residence. A caretaker does not pay rent, utilities, etc. for their shelter. CELLAR: A portion of a building located partially or wholly underground and having less than three and one-half feet (31/2') of its floor-to-ceiling height above grade. A cellar is not counted as a story for the purpose of height and yard regulations. CEMETARY: Land used for the burial of the dead and dedicated for cemetery purposes, including mausoleums. CERTIFICATE OF OCCUPANCY: Official certification that a premises conforms to provisions of this title and such other ordinances as may be applicable and may be used or occupied. Such a certificate is granted upon completion of new construction or for alteration or additions to existing structures. CHILDCARE CENTER: Facility providing care for five (5) or more children under the age of thirteen (13), not including children of a family residing on the premises, for any part of a twenty four (24) hour day. Exceptions would include parties, and occasional supervision of children not for pay. CLUB: A building or a portion of a building intended to be used as a center of informal association for a selective membership not open to the general public.(Removed, see Private Club) COMMISSION: The Planning and Zoning Commission of the City of Knoxville. COMMON LAND: A parcel or parcels of land, together with the improvements thereon, whether retained in private ownership for the shared use and enjoyment of the owners and occupants of the individual building units in a planned unit development or dedicated to the general public. COMMUNITY CENTER: A facility maintained by a public agency or by a not for profit community or neighborhood association primarily for social, recreational, or educational needs of the community or neighborhood.(Combined with Parks, Community and Recreation Centers) CONTRACTOR’S SHOP: Building or structure used for the purpose of storing contracting or construction equipment and material or performing shop work or assembly work by any building trade or other contractor. CONVENIENCE STORE: A building used for the sale of food, dry goods, and related consumer products with a gross floor area of less than three thousand (3,000) square feet. Any retail establishment offering for sale prepackaged food products, household items, and other goods commonly associated with the same and having a gross floor area of less than three thousand (3,000) square feet and which may include the retail sale of gasoline for motor vehicles, but limited to not more than three (3) dispensing pumps.(Removes reference to gas pumps. Someone wanting to have a convenience store and sell gas must apply for both uses.) CUL-DE-SAC: A local street having one end open to vehicular traffic and the other end terminated by a vehicular turnaround. DEVELOPMENT: The act of changing and the state of a tract of land after its function has been purposefully changed by persons including, but not limited to, structures on the land and alterations to the land. DISTRICT: A section or sections of the City within which the regulations governing the use of buildings and premises or the height and area of buildings and premises are uniform. DORMITORY LIVING FACILITY: A building containing sleeping rooms without separate cooking facilities for a number of persons customarily unrelated but associated with an educational, religious, charitable institution. DRIVING RANGE: An outdoor facility used to practice long distance golfing swings, which may or may not be associated with a golf course. (New, previously not defined) DWELLING: Any building or portion thereof, used exclusively for human habitation, except hotels, motels, tents, trailers, recreational vehicle, or mobile homes. Dwellings may be described as one of the following:  APARTMENT DWELLING: A building designed for or occupied by three (3) or more families separated into units with common walls and/or floors and attached to one another vertically and/or horizontally. ATTACHED DWELLING: A building designed for or occupied by three (3) or more families separated by party walls. DETACHED DWELLING: A building designed for or occupied exclusively by one family. DUPLEX DWELLING: A building designed for or occupied by two families separated into units located side by side with party walls or stacked one on top of the other. DWELLING UNIT: A room or group of rooms located within a dwelling building forming a habitable unit for one family. Dwelling units may be described as one of the following: APARTMENT DWELLING UNIT: A unit contained within an apartment dwelling. ATTACHED DWELLING UNIT: A unit contained within an attached dwelling. END UNIT: An attached dwelling unit that has one common party wall. INTERIOR UNIT: An attached dwelling unit that has two (2) common party walls. DETACHED DWELLING UNIT: The unit contained by a detached dwelling. DUPLEX DWELLING UNIT: A unit contained within a duplex dwelling. EARLY EDUCATION CENTER: School for children primarily between he ages of three (3) and five (5) years of age. (Formerly Nursery School) ENTERTAINMENT CENTER: A building that accommodates personal entertainment services such as a video arcade, bowling alley, indoor golf practice range, or similar amusement operations. (New, previously not defined) FAMILY: An individual or two (2) or more persons related by blood or marriage or a group of not more than four (4) persons who need not be related by blood or marriage living together and subsisting in common as a single nonprofit housekeeping unit utilizing only one kitchen. FAMILY HOME: Family home is a community-based residential home or a child foster care facility to provide room and board, personal care, habilitation services, and supervision in a family environment exclusively for four (4) to not more than eight (8) developmentally disabled persons and any necessary support personnel as permitted by and as limited by section 412.22, Code of Iowa. FARM: An area comprising ten (10) acres or more which is used for agriculture, and contains no more than one dwelling unit per ten (10) acres. FENCES, WALLS AND HEDGES: Decorative and/or enclosing device used along boundary lines of lots. Fences, walls may be constructed up to the lot line in accordance with the height rules set out in this Title. FINANCIAL INSTITUTION: A building that provides personal and commercial banking and financial services. (New, previously not defined) FINANCIAL INSTITUTION, DRIVE-IN: A physical structure, manned or non-manned (automatic teller machine), that provides banking services from within one’s vehicle. (New, previously not defined) FLOOR AREA, GROSS: The sum of the gross horizontal area of all floors of a building including basement areas, as measured from the interior perimeter of exterior walls. Such area shall not include the following: interior loading and parking areas, atriums except the first floor area, rooftop mechanical equipment enclosures, and the enclosed mall areas of shopping centers. FOSTER HOME FOR HANDICAPPED CHILDREN: An institution providing sleeping and living accommodations for the full-time care, training, recreation, and convalescent needs of not more than eight (8) physically or mentally handicapped persons under the age of nineteen (19). FRONTAGE: That edge of a lot bordering a street. FUNERAL HOME: The use of a building to accommodate the preparation of the dead for burial or cremation and assembly rooms to honor the deceased. (New, previously not defined) GARDEN STORES AND NURSERIES: The use of a building, structure, or land to provide for the care and sale of plants, landscape features, and related consumer goods and equipment. New, replaces Plant Nursery and Greenhouse) GAS STATION: A structure and/or premises designed or used for the retail sale or supply of fuels, lubricants, air, water and other operating commodities or accessories for motor vehicles and including the customary space and facilities for the installation of such commodities or accessories on or in such vehicles, but not including space or facilities for the storage, painting, repair, refinishing, body work or other major servicing of motor vehicles. Inoperable or damaged vehicles may be stored on site for up to seventy two (72) hours. GOLF COURSE: An area or course for playing golf, consisting of at least nine (9) holes, except miniature golf, within which the playing area is not artificially illuminated. GOLF, MINIATURE: A commercial recreation facility, resembling golf, containing short "holes", the majority of which are under three hundred feet (300') in length, and primarily utilizing putting irons. GRADE: The average elevation of the finished ground at the exterior walls of the main building. GREENHOUSE: A building or accessory structure constructed chiefly of glass or other translucent material, which is devoted to the protection of cultivation of flowers or other tender plants. (Removed, see Garden Stores and Nurseries) GROCERY STORE: The use of a building for the sale of food, dry goods, and related consumer products with a gross floor area greater than three thousand (3,000) square feet. (New, previously not defined) HOME OCCUPATION: An accessory use of a dwelling unit for gainful employment involving the making of a product or provision of service for sale. HOSPICE: Residential and care facility for the terminally ill on the premises of a hospital or nursing home and operated in conjunction therewith. (Removed, combined with Nursing Home) HOSPITAL: An institution providing medical and surgical care for humans only, for both in and out patients, including medical service, training, and research facilities. HOTEL: AThe use of a building to provide in which lodging is provided to for the public usually on a transient basis. (Revised and combined with Motor Hotel) HOTEL, MOTOR (MOTEL): A roadside hotel for motorists. (Removed, see Hotel definition) INTERMITTENT LIGHTING: A method of lighting such as for signs, where artificial or reflected light is not maintained stationary or constant in intensity or color. JUNK YARD: Any area where waste, discarded or salvaged materials are bought, sold, exchanged, baled or packed, disassembled or handled, including house wrecking and structural steel materials and equipment; but not including areas where such uses are conducted entirely within a completely enclosed building, and not including automobile, tractor or machinery wrecking and used parts yards, and the processing of used, discarded or salvaged material as part of manufacturing operations. Further, storage or processing of environmentally hazardous wastes is not allowed. KENNEL: The use of land or buildings for the purpose of selling, breeding, boarding, or training dogs or cats or both, or the keeping of five (5) or more dogs of six (6) months of age, or keeping seven (7) or more cats over six (6) months of age, or the keeping of more than seven (7) dogs and cats. The word "selling" as herein used shall not be construed to include the sale of animals six (6) months of age or younger which are the natural increase of animals kept by persons not operating a "kennel" as herein defined; nor shall selling be determined to include isolated sales of animals over six (6) months old by persons not operating a "kennel" as herein defined. LIVING SPACE: That part of the building which is enclosed and supported upon the main foundation system of the structure excluding garages, basements and cellars unless converted to finished living space. LOT: A parcel of land of at least sufficient size to meet minimum zoning requirements for use, coverage and area, and to provide such yards and other open spaces as are herein required. Such lot shall have frontage on a dedicated public street, or as otherwise allowed in this title. A lot may consist of: A. A single lot of record; B. A portion of a lot of record; C. A combination of complete lots of record, or complete lots of record and portions of lots of record, or of portions of lots of record; D. A parcel of land described by metes and bounds; provided, that in no case of division of combination shall any residual lot or parcel be created which does not meet the requirements of this chapter. LOT LINE: The lines defining the bounds of a lot. LOT MEASUREMENT: A. DEPTHepth: The mean horizontal distance between the front and rear lot lines as measured perpendicular to the midpoint of the mean front lot line. In the case of an interior triangular or gore shaped lot, the depth shall be the horizontal distance between the midpoints at the front lot line and rear lot lines.  B. WIDTHidth: The horizontal distance between the side lot lines as measured perpendicular to the line comprising the lot depth at its point of intersection with the required minimum front yard setback. C. AREArea: The gross area, exclusive of streets or other public rights-of-way, within the boundary lines of a lot. The definition of other public rights-of-way does not include utility easements or easements for trails and sidewalks. LOT OF RECORD: A lot which is part of a subdivision, the deed of which is recorded in the Office of the County Recorder of Marion County, or a lot or parcel described by metes and bounds, the description of which has been so recorded. LOT TYPES: CORNERorner LOTot: A lot located at the intersection of two (2) or more streets. INTERIORnterior LOTot: A lot other than a corner lot with only one frontage on a street other than an alley. REVERSEDeversed FRONTAGErontage LOTot: A corner lot, the side street line of which is substantially a continuation of the front lot line of the first lot to its rear. THROUTHhrough LOTot: A lot other than a corner lot with frontage on more than one street other than an alley. Through lots with frontage on two (2) streets may be referred to as "double frontage" lots. MANUFACTURED HOME: A factory built single-family structure, which is manufactured or constructed under the authority of 42 USC section 5403, Federal Manufactured Home Construction and Safety Standards, and is to be used as a place for human habitation, but which is not constructed with a permanent hitch or other device allowing it to be moved other than for the purpose of moving to a permanent site, and which does not have permanently attached to its body or frame any wheels or axles. A mobile home is not a manufactured home unless it has been converted to real property and is taxed as a site built dwelling. For the purpose of these regulations, manufactured home shall be considered the same as any site built single- family detached dwelling in accordance with State Statutes. MEDICAL, DENTAL, OR HEALTH CLINIC: The use of a building to accommodate medical, dental, or other related health services, but does not accommodate overnight patient stays. (New, previously not defined) MOBILE HOME: Any vehicle which at any time was used, maintained or so originally constructed as to permit being used as a conveyance upon highways or public streets, or waterways, and duly licensed as such; so designed and so constructed as to permit occupancy thereof as a dwelling unit or sleeping place for one or more persons whether attached or unattached to a permanent foundation, but shall also include any such vehicle with motive power not registered as a motor vehicle in Iowa. A mobile home is factory-built housing on a chassis. A mobile home shall not be construed to be a travel trailer or other form of recreational vehicle. A mobile home shall be construed to remain a mobile home, subject to all regulations applying thereto, whether or not wheels, axles, hitch, or other apprentices of mobility are removed and regardless of the nature of the foundation provided. However, certain mobile homes may be classified as "manufactured homes". Nothing in this Title shall be construed as permitting a mobile home in other than an approved mobile home park, unless such mobile home is classified as a manufactured home. MOBILE HOME PARK OR TRAILER PARK: Any lot or portion of a lot upon which one or more mobile homes or trailers occupied for dwelling or sleeping purposes are located regardless of whether or not a charge is made for such accommodations. MODULAR UNIT: A prefabricated building which arrives at its building site virtually complete, requiring only site preparation and assembly of major components, including installation on a permanent location. NONCONFORMING LAND USE OR STRUCTURE: A land use or structure which existed lawfully on the date that the Zoning Ordinance or any amendment thereto became effective and which fails to conform to one or more of the applicable regulations in the Zoning Ordinance or amendment thereto, except minimum lot area, yard and setback requirements. NURSERY, DAY: A building used for the supervision and care of five (5) or more pre-school children, other than those of the operator, during the hours of seven o'clock (7:00) A.M. to seven o'clock (7:00) P.M.(Removed, see Childcare Center) NURSERY, SCHOOL: A pre-kindergarten school for children, primarily between the ages of three (3) and five (5). (Renamed Early Education Center) NURSING HOME: A building intended for use as a medical care facility for persons who need nursing care and medical service, but do not require intensive hospital care and does not include other residential care facilities or residences as specified herein. OFFICE: A The use building or portion of a building to provide primarily wherein services are performed involving predominantly administrative, professional, or clerical operations. (Minor revision) OPEN STORAGE: Storage of material or goods on the ground outside of a building. PARK: An area open to the general public and reserved for recreational, educational or scenic purposes. (Combined in Parks, Community and Recreation Centers) PARKING AREA: An area of land used or intended for off-street parking facilities for motor vehicles. (See Parking Lots and Garages) PARKING LOTS AND GARAGES: The use of an area, building, or structure for parking vehicles. (New, replaces Parking Area) PARKING SPACE: A permanently surfaced area which includes the parking stall plus necessary maneuvering space for parking of a motor vehicle. Space for maneuvering incidental to parking or unparking shall not encroach upon any public right of way. PARKS, RECREATION AREAS, AND COMMUNITY CENTERS: The use of a building, structure, or land to accommodate community, recreational, or scenic activities. (New, combines separate definitions for Community Center and Park) PARTY WALL: A dividing wall that is shared between two properties owned by separate parties. PARTY WALL AGREEMENT: An agreement signed by two (2) or more property owners who share a common wall, recorded as a covenant running with the land, that places restrictions on all present and future owners of said property. Its purpose is to outline how owners will handle any repairs, maintenance, or changes to the wall since it could affect both parties. Party wall agreements may also address other related issues such as shared roof or exterior façade. PERSONAL SERVICE BUSINESS: The use of a building to accommodates the following activities: hair and beauty care; personal relaxation and rejuvenation through massage, aromatherapy and other similar nonmedical therapy; fitness and dance; or other similar operations. (New, previously not defined) PLACES OF WORSHIP: Church, synagogue, mosque, or similar places of veneration. (New, previously not defined) PLANT NURSERY: A farm, garden, or other cultivated land together with accessory structures designed and intended to be used only for the cultivation and sale of live vegetation. (Removed, see Garden Stores and Nurseries) PLAT: A subdivision of land legally approved and recorded. PRINCIPAL BUILDING: The main use of land, contained within buildings or structures, as distinguished from accessory uses, accessory buildings, or accessory structures. PRINCIPAL PERMITTED USES: The main use of land or structures as distinguished from accessory uses. PRIVATE CLUB: The use of a building or land as a center for association which has a selective membership and is generally not open to the public. (Replaces Club) PROPERTY LINE: The legally recorded boundary of a lot, tract or other parcel of land. PUBLIC AUCTION FACILITY: The use of a building or space to accommodate a public sale in which goods or property are sold to the highest bidder. (New, previously not defined) PUBLIC BUILDINGS OR USES: Any building or use of land which accommodates public or quasi-public services including administrative buildings, police or fire stations, public libraries, and community centers. (New, previously not defined) PUBLIC UTILITY FACILITY, LOCAL: A public utility facility serving a local area only, such as an electric substation or a water or gas pumping or regulating station or a telephone switching center. RECREATIONAL VEHICLE: A vehicle which is: A. Built on a single chassis; B. Four hundred (400) square feet or less when measured at the largest horizontal projection; C. Designed to be self-propelled or permanently towable by a light duty truck; and D. Designed primarily not for use as a permanent dwelling but as a temporary living quarters for recreational, camping, travel or seasonal use. RESIDENCE: Any building which is designed or used exclusively for residential purposes, except hotels and motels. RESTAURANT: The use of a building to accommodate the preparation of food for onsite consumption or take out. This may include bakeries or other similar food preparation activities. (New, previously not defined) RESTAURANT, DRIVE-THRU: The use of a building to accommodate the preparation of food and refreshments sold and served to clients in vehicles for consumption offsite. RETAIL AND CONSUMER SERVICE BUSINESS: A use that accommodates the sale, rental, cleaning, or repair of consumer goods. (New, previously not defined) RETREAT: A building or group of buildings with designated open areas utilized and maintained for educational and religious conclaves, seminars, and similar activities by particular educational, religious, fraternal or other groups. One (1) permanent on site living quarter may be included for a caretaker. (Removed, combined with Places of Worship) ROADWAY: The entire area within public or private vehicular easement or right-of-way lines, whether improved or unimproved. ROADWAY RIGHT-OF-WAY LINE: The boundary which divides a lot from a public or private roadway. SALVAGE YARD: An area for the dismantling, storage, and sale of inoperative, obsolete or wrecked motor vehicles, trailers, farm equipment and their parts. SCHOOL: A place of instruction, private or public, such as elementary, middle, or high schools; business and technical schools; and colleges and universities. (New, previously not defined; includes Specialized Private School) SELF-CARE UNIT: A nursing facility located on the same premises as a full care nursing home and providing semi- independent apartment style living accommodations for residents including separate cooking facilities for each living unit or cluster of living units. (Removed, included in Nursing Home) SELF-STORAGE FACILITY: A building consisting of individual self-contained units that are leased or owned for the storage of personal property and/or household goods. SENIORS HOUSING: A dwelling or collection of dwellings in which the principal occupants of the units are required to be 55 years of age or older. (New, previously not defined) SETBACK (BUILDING LINE): The required minimum distance from a road right-of-way or lot line that establishes the area within which a structure can be erected or placed, except as may be permitted elsewhere in this title. SHOPPING CENTER: A planned retail and consumer service center which is generally under single ownership, management, or control; and which is characterized by a concentrated group of stores and compatible uses that utilize common facilities such as circulation and parking areas and amenities. (New, previously included in C-3 Intent clause) SIGHT DISTANCE TRIANGLE: The triangular area of a corner lot bound by the property lines and a line connecting the two (2) points on the property lines twenty five feet (25') from the intersection of the property lines. SIGN: See chapter 17 of this title for sign regulations. SPECIAL EVENTS: All major events as proclaimed by the Mayor and includes, but is not limited to, the Knoxville National Sprint Car Races. SPECIAL EVENTS DISTRICT: Designated as Highway 14 extending from the intersection with Jackson Street south to its intersection with Pleasant Street and all private property within two hundred feet (200') of said streets and roadways. SPECIALIZED PRIVATE SCHOOL: An institution for students at the elementary, junior or senior high level who have physical or mental characteristics which require specialized or individual instruction. (Removed, combined with School) SPOT ZONING: Rezoning of a lot or parcel of land to benefit an owner for a use incompatible with surrounding uses and not for the purpose or effect of furthering the comprehensive plan. (Deleted) STABLE, PRIVATE: A detached building accessory to a residential use for the keeping of horses, owned by the occupants of the premises and which shall not be used for any commercial purpose including the boarding, hire, sale, or training of horses. STORAGE YARD, SCREENED-IN: An outdoor space for storage of equipment, vehicles, or other materials typically associated with an individual contractor's business surrounded by a sight-proof fence. STORY: That portion of a building included between the surface of the floor and the surface of the floor next above it or if there be no floor above it, then the space between the floor and the ceiling or roof next above it. STORY, HALF: A space under a sloping roof which has the line of intersection of roof decking and wall face not more than four feet (4') above the top floor level. A half-story containing independent apartments or living quarters shall be counted as a full story. STREET: A public or private thoroughfare which affords the principal means of access to abutting property. STREET LINE: A dividing line between a lot, tract or parcel of land and a contiguous street. STRUCTURAL ALTERATIONS: Any replacement or changes in the type of construction or in the supporting members of a building, such as load bearing walls or partitions, columns, beams or girders, beyond ordinary repairs and maintenance. STRUCTURE: Anything constructed or erected with a fixed location on the ground, or attached to something having a fixed location on the ground. Among other things, structures include buildings, walls, fences, billboards, and poster panels. TAVERN: The use of a building to accommodate the sale and consumption of alcoholic beverages onsite. This may include onsite brewing or vinification facilities. (New, previously not defined) TEMPORARY COMMERCIAL ACTIVITIES: The promotion or sale of merchandise on a temporary basis, whether by a permanently licensed business or a "peddler", "solicitor", or "transient merchant" as terms are defined in section 3-3-1 of this Code. THEATER: A building or space in which a performance may be given before an audience. (New, previously not defined) VEHICLE: See definition of automobile. Terms are interchangeable. VEHICLE SALES AND SERVICE CENTER: The use of a building, structure, or land for the sale, servicing, or storage of automobiles, motorcycles, trucks, agricultural equipment, recreational vehicles, and boats. (Revised, replaces Automobile Sales and Storage Lot) VETERINARY CLINIC: The use of a building or land for the medical treatment of animals. (New, previously not defined) WAREHOUSE: A structure for use as a storage place for goods, materials or merchandise. YARD: An open space on the same lot with a building unoccupied and unobstructed by any portion of a structure or parking lot from the ground upward, excepting as otherwise provided herein. In measuring a yard for the purpose of determining the depth of a front yard or the depth of a rear yard, or width of a side yard, the least distance between the lot line and the main building shall be used, except that in no case shall any eaves or overhang (or any other projection) extend into the said front, side or rear yard by more than twenty four inches (24"). If eaves or overhangs exceed twenty four inches (24"), then the building shall be set back into the permissible building area as necessary to eliminate any eaves or overhangs from extending more than twenty four inches (24"). Fences and walls are permitted in any yard, subject to height limitations as indicated herein. YARDard, FRONTront: A yard extending across the full width of the lot and measured between the front lot line and the front of the building other than the projection of the usual steps or unenclosed porches with customary rails. See definition of "“yard"” for eaves or overhang limitations. YARDard, REARear: A yard extending across the full width of the lot and measured between the rear lot line and the building other than steps, unenclosed balconies or unenclosed porches with customary rails. On both corner lots and interior lots, the rear yard is the opposite end of the lot from the front yard. See definition of "yard" for eaves or overhang limitations. YARDard, SIDEide: A yard extending from the front yard to the rear yard and measured between the side lot lines and the building. See definition of "yard" for eaves or overhang limitations. ZONING ADMINISTRATOR: The Administration Officer designated or appointed by the City to administer and enforce the regulations contained in this title. ZONING CERTIFICATE: Written statement issued by the Zoning Administrator authorizing buildings, structures or uses consistent with the terms of this title and for the purpose of carrying out and enforcing its provisions. ZONING MAP AMENDMENT: A revision to the City of Knoxville Zoning Map which modifies the zoning district applicable to a specific lot(s), parcel(s) or tract(s). (1983 Code § 11-1-3; amd. Ord. 97-9, 5-19-1997; Ord. 09-16, 9-8-2009; Ord. 12-12, 11-5-2012; Ord. 15-12, 8-17-2015; Ord. 17-01, 3-20-2017; Ord. 17-07, 12-18-2017; Ord. 18-13, 9-4-2018; Ord. 19-08, 7-1-2019; Ord. 23-02, 3-6-2023; Ord. 23-08, 6-19-2023) PROPOSED REVISIONS 1-26-24, UPDATED 2/8/24 (Page 4) 9-9-2: OFF-STREET PARKING AREA REQUIRED: In all districts, in connection with every industrial, commercial, business, trades, institutional, recreational or dwelling use, and similar uses, space for parking and storage of vehicles shall be provided in accordance with the following schedule: A. Residential Land Uses: Bed and 2 spaces for dwelling and one space for each room used for guests. breakfast inns Apartment 2 parking spaces per dwelling unit. 11/2 parking spaces per dwelling unit dwellings if developed as an elderly housing project. Herein an elderly housing project is for those residents over 55 years of age. Mobile and 2 parking spaces per dwelling unit. modular homes Boarding houses 2 parking spaces per dwelling unit. Detached 2 parking spaces. dwellings Duplex and 2 parking spaces per dwelling unit. attached dwellings B. Commercial And Institutional Land Uses: Adult entertainment 1 space per 150 square feet per gross floor area. Auto and truck sales 1 space per 500 square feet of gross floor area. and rental Auto parts store 31/3 spaces per 1,000 square feet per gross floor area. Auto repair garages 31/3 spaces per 1,000 square feet of gross floor area. Banks, savings and 4 spaces per 1,000 square feet of gross floor area. loans and other lending institutions Bowling alleys 5 spaces per alley. Car washes, except Reservoir (lineup) parking equal to 5 times the capacity of the car self-service wash. Car washes, self- Lineup area equal to accommodate 4 cars per work stall. service Childcare centers, 2 spaces plus 1 for every employee on maximum shift; a paved day nurseries unobstructed pick-up space with adequate stocking for daily pickup of children. Churches and other 1 space per 4 seats in the sanctuary. places of worship PROPOSED REVISIONS 1-26-24, UPDATED 2/8/24 (Page 4) Clubs and lodges 1 space per each 4 seats. Farm and home 31/3 spaces per 1,000 square feet of gross floor area. business Funeral homes 1 spaces per 5 seats. Furniture stores, 1 space per 500 square feet of gross floor area. major appliances, floor covering stores Gas station (service 1 space per employee on maximum shift plus 1 space; plus 31/3 station) spaces per 1,000 square feet of gross area of space used in auto repair; plus 1 space for each vehicle used in the business. Grocery stores and 6 spaces per 1,000 square feet of gross floor area. super market stores, department stores under 5,000 square feet Grocery stores and 31/3 spaces per 1,000 square feet of gross floor area. super market stores over 5,000 square feet Hospitals, nursing 1 space for each 4 beds and 1 space for each employee on the homes, maximum shift. convalescent homes and the like Hotels, motels 1 space for every sleeping unit, 2 spaces for every 3 employees, plus one space for each vehicle used in the operation of the business. Medical and dental 5 spaces per 1,000 square feet of gross floor area. office Office business and 4 spaces per 1,000 square feet of gross floor area. professional Restaurant fast food 1 space for every 2 seats plus 2 spaces for every 3 employees on largest shift. Restaurants, taverns, 1 space for every 3 seats plus 2 spaces for every 3 employees on and night- largest shift. (1983 Code § 11-1-22B) clubs for on-site consumption Retail stores, shops, 31/3 spaces per 1,000 square feet of gross floor area. etc., over 2,000 square feet Retail stores, shops, 5 spaces per 1,000 square feet of gross floor area. (Ord. 99-13, 10-4- etc., 1999) PROPOSED REVISIONS 1-26-24, UPDATED 2/8/24 (Page 4) under 2,000 square feet Schools, public, 1 space for every classroom and office, and one space for every 4 private all grades students over 16 years of age. Schools, special 1 space for every classroom and office. Theaters, assembly 1 space for each 5 seats. halls C. Industrial/Commercial Land Use: Contractors and Total sum of parking spaces shall be determined on the basis of the construction parking spaces required for the uses individually, i.e., office, establishments and warehouse etc. yards Plumbing, air 31/3 spaces for every 1,000 square feet of gross floor area of sales conditioning and and office, 2 spaces for every 3 employees and 1 space for every heating equipment vehicle constantly used in operation of business. (sales, repair and warehousing) Junk yards 2 spaces for every 3 employees on largest shift, plus 1 space for each vehicle used in operation of the business stored on site. Manufacturing, 2 spaces for each 3 employees on the largest shift. fabrication and similar plants Printing and 2 spaces for every 3 employees on largest shift, plus 1 space for publishing plants each vehicle used in operation of the business, stored on site. and offices Truck or other 2 spaces for every 3 employees on largest shift, plus 1 space for terminals each vehicle used in operation of the business, stored on site. Veterinary clinics and 4 spaces for every doctor, plus 1 space for every employee. hospitals Wholesale 1 space for each 2 employees on the largest shift plus 1 space for establishment and each 2,500 square feet of gross floor area. warehouse including mini warehouses D. Other Land Uses: Camping 1 dust-free space (10 x 30) for every camp site. Community centers, gymna- 3 spaces per 1,000 square feet of gross floor area. siums, pools, etc. PROPOSED REVISIONS 1-26-24, UPDATED 2/8/24 (Page 4) Golf courses 50 spaces per 9 holes. Golf driving range 2 spaces per every tee. Hand ball/regular ball courts 3 spaces per court. Parks, playgrounds, picnic Space equivalent to 1% of the total area, parking spaces along grounds drives may be counted. Tennis courts 3 spaces per court. E. Exceptions to Parking Area Requirements in the C-3 and C-4 Districts: On-Site Parking The parking requirement may be reduced or waved entirely by the Relaxations Involving Zoning Administrator for proposed changes of use in existing Existing Buildings buildings where, in the Zoning Administrator’s opinion, the proposed change of use will be beneficial to the vitality of the Central Business District and surrounding environs. In doing so, the Zoning Administrator may take into consideration the ability of the site to accommodate parking, as well as the availability of on-street parking and other public parking areas in the general vicinity. On-Site Parking The parking requirement for new developments may be reduced by Relaxations Involving New the Zoning Administrator to an amount that can be reasonably Developments accommodated on site where, in the Zoning Administrator’s opinion, the proposed development will be beneficial to the vitality of the Central Business District and surrounding environs. In doing so, the Zoning Administrator may take into consideration the ability of the site to accommodate parking, as well as the availability of on-street parking and other public parking areas. (New, to replace above) The parking requirement for new developments may be reduced to an amount that can be reasonably accommodated on site pursuant to the approval of a site plan per Chapter 11 – Site Plan Review Procedure – when determined that the proposed development will be beneficial to the vitality of the Central Business District and surrounding environs. In doing so, the ability of the site to accommodate parking, as well as the availability of on-street parking and other public parking areas should be taken into consideration. Possible Off-Site Parking The Zoning Administrator may approve off-site parking requirements Requirement for for apartment units where in the Zoning Administrator’s opinion such Apartments and Apartment parking is needed to service the units but cannot realistically be Units in Mixed Use provided on-site, in the street, or in other parking areas. In such instances, the Zoning Administrator shall require as a condition of Developments approval assurances that the off-site parking will remain available to the tenants on a long-term basis. In case of any building, structure or premises, the use of which is not specifically mentioned herein, requirements for a use which is so mentioned and to which said use is similar shall apply. (1983 Code § 11-1-22B; amd. Ord. 23-02, 3-6-2023)  1 POSSIBLE REVISIONS TO THE PARKING REQUIREMENTS IN KNOXVILLE’S ZONING CODE Preface As part of the process of upgrading Knoxville’s Zoning Code, revisions to the off-street parking requirements are being considered. This review is based upon the premise that for various reasons, some of our current parking requirements are excessive in that they contribute unnecessarily to the inefficient use of land and to higher development costs. Over the last twenty years, more and more municipalities have taken steps to reduce parking requirements. This is most commonly occurring in larger cities; primarily in their central business districts or in transit station areas. Many smaller cities and towns are now also reviewing their parking standards to determine whether changes are warranted. As in other smaller centers, there are factors that should be considered in reviewing parking standards. Knoxville lacks both bus and taxi service. Individuals here are more dependent upon automobiles than in larger centers where other alternatives exist. In addition, few of Knoxville’s local streets are capable of accommodating on-street parking. This, of course, increases the need for a sufficient supply of off-street parking, particularly at places of residence. Planning Resources Relied Upon In considering this matter, a number of parking resources were used, including: ‘Parking Solutions,’ APA PAS Essential Info Packet, September 2009. Confluence, ‘Draft Parking Regulations for the Knoxville Zoning Code,’ August 2023. Pattison, John, ‘Parking Minimums: From 101 to Taking Actions,’ Strong Towns, November 25, 2020. Shoup, Donald, The High Cost of Free Parking, American Association Planners Press, 2005. Spivak, Jeff, ‘A Business Case for Dropping Parking Minimums,’ APA Planning Magazine. Iowa Statewide Urban Design and Specifications (SUDAS) Design Manual, Chapter 8 Parking Lots.  2 Voorhees, Alan, and Carolyn E. Crow, ‘Shopping Center Parking Requirements,’ Urban Land Institute. Donald Shoup’s work, which is nearly twenty years old, is considered to be a landmark study in parking requirements. It discusses the ‘hidden costs’ of providing excessive amounts of parking. Confluence was hired by the City to review the parking requirements in the existing Knoxville Zoning Code and to compare it to more recent zoning work that they have undertaken in similar sized Iowa cities. Their recommendations, which rely heavily upon Iowa SUDAS standards, was written in the form of a revised Chapter 9 in the Zoning Code which has been made available to us. The Mid-Iowa Planning Association also provided a number of references, three of which are provided above. 1. Downtown Parking Standards While the current Knoxville Zoning Code does not explicitly state that there are no off-street parking requirements in Downtown, in practice this has been the case. The sometimes complete relaxation of parking requirements In and around the Square has occurred out of necessity, as the building coverage on Downtown lots are so high that it isn’t possible to provide any appreciable amounts of on-site parking. The Zoning Code allows such buildings to be ‘grandfathered’ so that current parking standards do not apply. Any change of use or significant reinvestment in the buildings, however, can lead to a loss of this ‘grandfathering.’ It is under these circumstances that the informal parking relaxations have occurred in practice. The proposed changes to the C-4 district, however, will correct this situation by allowing the Zoning Administrator to relax the minimum parking requirements as needed. This clause has also been extended to the new C-3 district, which is intended for use in the Central Business Frame.  3 2. Residential Parking Standards Off-street parking requirements for residential dwellings are most commonly set a 2 spaces per unit. The only exception is for projects involving 55+ or senior citizen housing where the requirement is set at 1.5 spaces per unit. Tandem Parking The current Zoning Code also does not explicitly allow for the use of ‘tandem’ parking to meet the parking requirements. While tandem parking would not be appropriate for some uses, such as apartments, where common parking areas are the norm; they should be explicitly allowed for single family, duplex, and attached housing developments. In these cases, two tandem parking spaces most commonly take the form of a single garage with a driveway in front of it. Apartment Parking At 2 parking spaces per unit, the requirement for apartments are excessive. Occupancy rates for apartments have traditionally been less than 1.5 persons per unit. They are even less so for one- bedroom and studio apartments. For example, Iowa SUDAS calls for only 1 space for studio and one-bedroom apartments. Seniors Housing Parking Senior citizen housing, especially units that are restricted to 65+ years of age, have even lower occupancy rates. Automobile ownership among this group also declines considerably as age increases. A reduction in the parking requirement to 1.25 spaces or less per unit may be called for. Knoxville has an extreme deficit in Seniors Housing. The economics of developing Seniors Housing are very difficult in that, seniors housing is more costly to build and more constrained in its income generating abilities. For example, Iowa SUDAS calls for only 1 parking space per unit. Proposed Residential Parking Changes Based upon the preceding discussion, the following residential parking spaces are as follows:  4 Minimum Requirement Proposed Existing Notes Apartment Dwellings 1/Bedroom; Max 2/Unit 2/Unit Attached Dwellings No Change 2/Unit Tandem Parking - OK Detached Dwellings No Change 2/Unit Tandem Parking - OK Duplex Dwellings No Change 2/Unit Tandem Parking - OK Seniors Housing 1/Unit 1.5/Unit Boarding Houses 1/Unit 2/Unit 3. Commercial Parking Standards Commercial parking demand has declined both for office and retail uses in recent years. This is mostly the result of the increasing reliance upon the internet, which has made it easier to order goods on-line and to work from home. While these factors were present before the COVID pandemic, our ability and willingness to use the internet to avoid travel has increased dramatically over the last few years. As a result, more customers are doing their comparison shopping and purchasing on-line and many office employees are working from home for at least part of the week. It is reasonable to assume, given the advance of technology, that this trend is unlikely to recede. In light of this, the following review of commercial parking standards is offered. Office Parking The current parking requirement in Knoxville is 4 spaces per 1,000 SF, which translates to approximately one space per employee. Because not every employee is present in the office during business hours (i.e., some off sick, on vacation, running errands or visiting clients, or now working from home), ordinarily there is more than ample room for visitor parking. In 2023, studies have shown that as many as 13% of office employees are working from home; and a further 28% of the workforce are using a hybrid model in which they are only in the office two or three days a week. This suggests that the current parking standard, which is based upon traditional in-office work patterns, may now be excessive. SUDAS is now suggesting a lower standard which ranges from 3.4 to 3.8 spaces per 1,000 SF, depending upon building size. Based upon this discussion, we are recommending a 10% reduction in the current office parking requirement to 3.6 spaces per 1,000 SF. Minimum Requirement Proposed Existing Notes Offices 3.6/1000 SF 4/1000 SF 10% Reduction based on Home Work  5 Medical, Dental and Health Clinics The current parking requirement in Knoxville is 5 spaces per 1,000 SF. While these uses may appear to be physically similar to offices, their use characteristics are very different. Few of their employees are able to work from home and all of their patrons are obliged to visit the offices to for appointments and treatment. As such, a higher parking requirement is called for than for offices. The question is whether the current Knoxville parking standard is excessive. Confluence is recommending 4 spaces per 1,000 SF, while SUDAS is recommending 4.5 spaces per 1,000 SF. Applying the principle of conservatism it is recommended that the parking requirement be reduced to 4.5 spaces per 1,000 SF, which amounts to a 10% reduction in the standard. Minimum Requirement Proposed Existing Notes Medical/Dental/Health Clinics 4.5/1000 SF 5/1000 SF SUDAS recommendation Retail and Consumer Services In Knoxville, there are a number of different parking requirements for what is now being referred to as Retail and Consumer Services. The current parking requirement for retail stores is: • 3.33 spaces per 1,000 SF for buildings 2,000 SF in size or greater; and • 5 spaces per 1,000 SF for buildings less than 2,000 SF in size. There is a ‘law of diminishing returns’ associated with increased parking provision. Peak parking demand occurs only a few days per year (e.g., Black Friday, December 23rd) and only for peak hours on those days. While the point at which investment in additional parking cannot be recouped through sales revenues varies from store to store and location to location, it is a factor when setting parking standards. The decline of in-store shopping visits, as well as visual inspections, suggest that almost every commercial building along Highway 14 has more parking than is necessary. Confluence is recommending 4 spaces per 1,000 SF and makes no distinction regarding the size of the building.  6 SUDAS recommends only 2.75 spaces per 1,000 SF for General and Convenience Retail, but 4.5 spaces per 1,000 SF for Specialty Superstores. ‘Specialty Superstores’ are not clearly defined, but one example of them would be a Home Depot. It is recommended that we reduce the current parking standard for buildings less than 2,000 SF in size from 5 to 4 spaces 1,000. This would be consistent with the Confluence recommendation. It is also recommended that we reduce the current parking standard for buildings that are 2,000 SF or greater from 3.33 to 3 spaces per unit. This would be slightly higher than the SUDAS recommendation. Minimum Requirement Proposed Existing Notes Retail & Consumer Serv. <2000 SF 4/1000 SF 5/1000 SF Confluence Rec. Retail & Consumer Serv. >2000 SF 3/1000 SF 3.33/1000 SF 10% Reduction Grocery Stores The current parking requirements for grocery stores are: • 6 spaces per 1,000 SF for grocery stores that are less than 5,000 SF in size, and • 3.33 spaces per 1000 SF for grocery stores that are over 5,000 SF in size. While there has been an increase in on-line grocery shopping (i.e., from approximately 2 to 4%), in-store shopping remains the norm. The average number of trips taken to the grocery store per household (i.e., 1.6 trips per week) has returned to pre-pandemic levels. Site visits do, however, suggest that except perhaps for the days preceding Thanksgiving, Christmas, and the Super Bowl, grocery store parking lots rarely approach capacity. Confluence is recommending 4 spaces per 1,000 SF; while SUDAS 6.75 spaces per 1,000 SF. With such a divergence between the Confluence and SUDAS recommendations, it is difficult to suggest a new parking standard. One factor to consider when reviewing the current standards is that while smaller grocery stores (e.g., convenience stores) probably have more patronage per SF than larger groceries, the duration of shopping visits at the smaller stores are much shorter. The proposed changes to the Commercial Land Use District now distinguishes between convenience stores, which are less than 3,000 SF, and grocery stores which are 3,000 SF or greater. It would be appropriate to set the new parking standards using these definitions.  7 The following changes are recommended: Minimum Requirement Proposed Existing Notes Grocery Stores <5000 SF 6/1000 SF Grocery Stores >5000 SF 3.33/1000 SF Convenience Stores 5/1000 SF Grocery Stores 3/1000 SF Restaurants and Taverns The current Knoxville parking standards for restaurants require a certain amount of parking per seat in the dining area and another requirement based upon the number of employees expected to work the largest shift. A distinction is also made between retail fast food establishments, where the parking requirement is higher, and other establishments. The current Knoxville requirement for seating areas is 1 space per every 2 seats for Fast Food Restaurants; and 1 space per every 3 seats for other restaurants and taverns. In addition both types of establishments are required to provide 2 spaces per every 3 employees on the largest shift. Basing the parking requirement on the number of tables or the number of employees can be problematic for the Zoning Administrator. In other jurisdictions it has not been uncommon for a developer to show a sparse distribution of tables on their application in order to reduce the number of parking spaces required. Later on more tables are added to the restaurant or tavern. A similar thing can happen with the maximum number of employees on shift. Both require estimates by the developer in advance of operation. Increasing the number of tables or employees on shift is not likely to be enforced later on. Both Confluence and SUDAS use parking spaces per SF of building area to set their standards. • Confluence is recommending 6.67 spaces per 1,000 SF for restaurants of all types, with a requirement for queuing spaces for a drive up lane. • SUDAS is recommending between 1.5 spaces per 1,000 SF for fast food restaurants and 10 spaces per 1,000 for sit down restaurants. • Both Confluence and SUDAS are recommending 10 spaces per 1,000 SF for taverns. The SUDAS recommendations for fast food restaurants appear to be too low, particularly considering that they are also recommending 2 spaces per 1,000 SF for take-out only restaurants.  8 Contrastingly the SUDAS recommendation for sit down restaurants appears to be too high, especially when they are recommending the same rate for taverns. The average size of a restaurant party is generally greater than that for taverns for the simple reason that families patronize restaurants, while tavern patronage is restricted to adults. Based upon this review, the following recommendations are offered: Minimum Requirement Proposed Existing Notes Restaurants - Fast Food 6.67/1000 SF + Queuing 1/2 Seats + 2/3 Employees Confluence Rec. Restaurants - Sit Down 6.67/1000 SF 1/3 Seats + 2/3 Employees Confluence Rec. Taverns 10/1000 SF 1/3 Seats + 2/3 Employees Both SUDAS & Confl. Hotels The current Knoxville parking requirement for hotels and motels is 1 space per unit, plus 2 spaces per every 3 employees, and one for each vehicle used in the operation of the business (e.g., a hotel shuttle). While there are few hotels in Knoxville, visual inspections suggest that they have excess parking. This may be because they are all limited service establishments. Without food and beverage facilities, the number of employees on site is very small. Confluence is recommending 1 space per bedroom. So, a two-bedroom suite would require a second parking space. SUDAS is recommending 1.25 spaces per hotel room plus additional parking for restaurants, taverns, banquet rooms, included in the facility. Upon consideration, it is recommended that the new standard per set at 1 space per unit, plus additional parking for plus additional parking for restaurants, taverns, banquet rooms, included in the facility. Those additional requirements could be based upon the parking requirements for similar uses in the Zoning Code. Minimum Requirement Proposed Existing Notes Hotels 1/unit + Facilities Parking 1/unit + 2/3 Employees Hybrid Rec.  9 Concluding Remarks There are a number of other uses each with different standards that will be addressed in the proposed revisions. The standards discussed in this report, however, are arguably the most important ones for Commission consideration. It is also important to note that these are recommended minimum parking requirements. If a developer wishes to provide additional parking to meet expected demand they are free to do so. Large retail tenants, (e.g., grocery stores), have their own parking standards which are based upon operations of their other centers. If they chose to provide more than the minimum parking required, they can.