Planning commission split on RZ-1 rezoning at 1171 S. Seminole Drive; item to go to City Council

The East Ridge Planning Commission split on a request to rezone 1171 South Seminole Drive (tax map ID 168CF026) from R-1 Residential District to RZ-1 Zero-Lot-Line Residential District on July 7, 2025. Because the commission did not reach consensus, staff said the application will proceed to the City Council for final consideration.

City planning staff told the commission that the property is surrounded by single-family residences to the north and east and by institutional uses — two churches — to the west and south. Staff described the existing R-1 district as having a 10,000-square-foot minimum lot size, 75-foot lot frontage, and density of about three dwelling units per acre. The proposed RZ-1 standard would allow minimum lots of 2,625 square feet, 35-foot frontage, and an estimated density of about 6.45 dwelling units per acre.

Staff raised compatibility concerns, saying RZ-1 zero-lot-line lots are substantially smaller and represent a different form and scale than the existing neighborhood. Staff said there are no nearby RZ-1 zones and that approval could set a precedent for small-lot development within established large-lot areas, which they described as a form of spot zoning unless supported by a broader planning strategy.

Wayne Williams, of Workshop Architecture, presented the request on behalf of property owner Bryce Goldson and said the existing structure would be demolished to allow two new single-family cottages. Williams said the owner had faced nuisance enforcement on the property prior to purchase and that the proposed change would allow the owner to justify rehabilitation and new construction. Applicant Wayne Williams provided his business address for the record as 1420 Macaulay Avenue, Chattanooga.

A member of the public, Shane Lichterman, spoke briefly to say he was standing in for Wayne Williams while the applicant was delayed in traffic.

Vice Chairperson Howe moved to recommend approval; Commission member Cornelius seconded. The roll call recorded two votes in favor (Vice Chairperson Howe, Commission member Cornelius) and two votes against (Commission member Witt, Chairperson Tuggle). The commission did not adopt a recommendation; staff advised the applicant that the matter will proceed to the City Council. The applicant asked about deferral; staff suggested discussing that option offline with planning staff.

Commission discussion touched on driveway locations (one driveway proposed on Bennett, one on South Seminole), entrance permitting for the heavily traveled South Seminole corridor, and the commission’s historical intent that RZ-1 typically be used as a transitional zone adjacent to higher-intensity districts rather than as an isolated spot rezoning within an R-1 block.

No final conditions or amendments were recorded; the action was recorded as a split recommendation with the item scheduled for City Council review.