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Commission backs developer appeal to allow eight-unit 'missing middle' project, citing design and precedent
Summary
The Planning Commission approved an appeal permitting an eight-unit missing-middle building on a 75-foot lot after extended debate about scale, floor-area metrics and saving mature pecan trees. The applicant argued code ambiguity and cited an earlier approved nearby appeal; commissioners split over whether form or scale was the dispositive issue before approving the appeal.
The Knoxville Knox County Planning Commission on Feb. 12 approved an appeal under the city’s missing-middle housing standards that will allow an eight-unit structure on a 75-foot-wide lot in Mechanicsville.
Applicant Arbantley Marlow said the submission meets the middle-housing dimensional standards and that the proposed design—aimed at saving two mature pecan trees—would increase housing gently on an oversized lot. “I’m confused why we’re here,” Marlow told commissioners, arguing that prior rulings and the state law favored his interpretation and that the proposed design complies with the listed footprint, height and setback standards.
Opponents and neighbors questioned staff’s use of maximum floor-area calculations and presented a packet of photos and a comparison to a previously approved, nearby five-unit appeal. Parker Bartholomew, speaking for neighbors, said staff’s street-view exhibit was outdated and challenged the recent use of floor-area criteria as a basis for denial.
Commissioners debated whether the panel was evaluating design (form) or scale and noted that amended middle-housing guidelines now route design matters to the Design Review Board. Several commissioners said they were troubled by repeatedly litigated ambiguities in the code but ultimately concluded the proposed courtyard-style layout fits the neighborhood context and precedent. Commissioner Overton moved to approve the appeal; the motion passed with affirmative votes.
The applicant indicated up to five additional triplexes were in the pipeline and asked staff to revisit other denied cases. Commissioners asked staff to clarify middle-housing metrics and noted potential future work to align code and Design Review Board authority.
