East Ridge planning commission denies rezoning request for 101 Kingwood Drive

The East Ridge Planning Commission on Monday voted 4-1 to deny a request to rezone 101 Kingwood Drive (tax ID 168EK003) from R-1 single-family residential to C-2 general commercial. The applicant, Michael Zhang, said he sought the change to operate a professionally managed short-term vacation rental under an investment company registered as the property's primary business.

Staff told the commission the property is surrounded on three sides by single-family homes and said rezoning the single lot to C-2 would disrupt the residential character, create potential use conflicts such as increased traffic and noise, and could set a precedent for extending commercial zoning along Kingwood Drive. "Approving a C-2 zone will set a precedent for future request to extend the C-2 zone south along Kingwood Drive, adjacent to primary residential streets," a staff presentation in the commission packet said.

Why it matters: The commission's decision preserves the existing single-family zoning pattern on Kingwood Drive and upholds a previous neighborhood rezoning that restored 104 Kingwood Drive to R-1. Commissioners said the C-2 district permits residential uses only when associated with a primary business, a requirement staff said was not satisfied by the applicant's original proposal.

At the meeting, Michael Zhang, who identified himself as the owner of 101 Kingwood Drive, said the request was narrowly for a short-term rental and not for a storefront or retail use. "This request is specifically and narrowly for a short term rental that is well managed, quiet, and residential in feel," Zhang said, and he added that management would be handled by PMI Chattanooga with strict guest screening, quiet hours and 24/7 enforcement.

A nearby resident, Stevie Schultz of 1017 Greets Lake Road, said the intersection near the property is dangerous and that there are no sidewalks on the road, expressing concern about introducing commercial activity. "The idea of a commercial property there is concerning," Schultz said.

Commission discussion focused on compatibility and zoning consistency. Staff noted that a prior rezoning moved 104 Kingwood Drive from C-2 back to R-1 to preserve an existing single-family dwelling across the street. Commissioners asked whether other residential districts such as R-2 would allow short-term rentals; staff answered that some residential districts permit short-term rentals but that the C-2 district permits residential use only when a primary business occupies the site.

Zhang told the commission he originally considered applying for R-2 but was told that would be spot zoning. He said his planned approach was to register an investment company with the state and city and to operate the short-term rental under that business umbrella. He also offered to accept recorded conditions or covenants to limit activity at the property to the described, quiet rental use.

After a motion to deny the rezoning was made and seconded, the commission voted 4-1 to deny the request; Chairperson Tuggle cast the lone dissenting vote. The commission did not adopt any conditional approvals or recorded-use limitations at the meeting.

Votes at a glance: The commission voted to deny the rezoning request for 101 Kingwood Drive (tax ID 168EK003) by a 4-1 margin. The commission also approved the May 5 meeting minutes earlier in the session by unanimous consent.

Looking ahead: Chairperson Tuggle invited the applicant to consult with Vice Chairperson Howe about alternatives and next steps following the decision. The applicant indicated willingness to consider other zoning paths or conditions if the city finds them acceptable.