MARBLE CITY SMALL AREA PLAN

Transcription

1 N CONCORD ST 2013 CENTRAL CITY sector PLAN LANd use: Proposed MIXED use districts MARBLE CITY SMALL AREA PLAN Historically, the Marble City/Sutherland Avenue area has been home to both neighborhoods, commercial and industrial uses. For economic development purposes, the land use plan should reflect existing industrial zoning and as an area in close proximity to the University of Tennessee and downtown increased opportunities for housing and creating walkable neighborhoods are possible. This mixed use area should continue including medium density residential, commercial and office uses, as well as industrial uses. Buffering of properties with conflicting uses could allow for increased flexibility in allowing for more residential redevelopment along the corridor to support businesses and encourage walkability to school and work. REDEVELOPMENT POTENTIAL Because of many low building values in the corridor, the redevelopment potential is significant for a variety of uses, including industrial, and a mix of residential, office and commercial. Solution ideas include: (a) the creation of a corridor overlay to address mix of uses, similar to Bearden Village Plan, and (b) standards for industrial redevelopment that would encourage buffers, including landscaping and quality fencing. GARNET DR PEX DR YLE AVE T D R M D R / O IC DR WASHBURN RD TILLWOOD DR FOREST GLEN DR TOBLER LN DUNHILL W AY M D R WINDSOR AVE ATCHLEY RIDGE WAY T D R BRIARGATE AVE GREENLEAF AVE DR PAPERMILL DR TURN PILKAY RD O CATE AVE TURN COX ST L D R KNOTT AVE T D R FRANK ST M D R DANCE AVE H I SUTHERLAND AVE BLVD DIVISION ST REAGAN AVE LIBERTY ST HARRY ST WEST ST LIBERTY ST M D R / O RULE ST MYNATT AVE WALKER ST DIVISION ST VANDEVENTER AVE KINGSTON PIKE KINGSTON CT MU-CC13 MU-CC12 CARY ST RAGSDALE AVE MCCLAIN ST SEAMAN ST MORRIS AVE CORA ST VANDEVENTER AVE GROUND BREAKERS WAY HARRIS AVE ELKA ST AMY AVE L D R MCELROY AVE LORAINE ST VARNER ST B P - 1 BOOTH ST BROCK AVE SAFETY CITY WAY PORTLAND ST SHAWMUT AVE MU-CC11 JERSEY AVE N CONCORD ST MIDDLEBROOK PIKE PAINTER AVE HOPKINS AVE O H I M D R / O S CONCORD ST AILOR AVE A PROCTOR ST ALCOA HWY MYERS AVE ORANGE AVE NEWS SENTINEL DR METR DONALD LEE DERRICKSON AVE PROPOSED MIXED USE DISTRICTS An overlay should be considered to foster consistent attractive design along the corridor. Design standards should address window and door openings in relation to the street, consistency in street facing setbacks, front yard landscaping, and location of parking and delivery points. Mixed-use buildings, like this one in Nashville, could be used to allow for a variety of uses within this district. MU-CC12 SuthERLANd Southside (Division Street to Liberty) A mix of uses including commercial, office and industrial uses A transportation plan is also needed to consolidate access points. Commercial, office and industrial (I-2) zoning with a corridor overlay DIVISION ST L SALEM ST ± AMBRISTER ST HART AVE HIGHLAND AVE MU-CC11 MARBLE CITY (Concord to John Tarleton Park) Mixed use buildings, like this one in Nashville, could be used to allow for a variety of uses within this district. A mix of uses including commercial (when fronting on Sutherland only), and medium density residential and office uses (MDR/O). The area is conveniently located to transit lines, the University of Tennessee, downtown Knoxville, and parks and greenways. M U TWENTY THIRD ST LESLIE AVE R O N TWENTY THIRD ST H FOREST AVE Commercial, office and medium density residential zoning with a corridor overlay along Sutherland Avenue. Sidewalk improvements and use of a corridor overlay would increase the pedestrian experience along Sutherland Avenue, making businesses easier to access. TRANSPORTATION AND STREETSCAPE Sutherland Avenue Improvements: An improved sidewalk system, bike lanes and turning medians, would benefit usability of Sutherland and increase access for businesses and neighborhoods along the corridor. Pedestrian Safety: Missing links in the sidewalks system make Sutherland is a high priority candidate for sidewalk improvements. MU-CC13 SuthERLANd NoRThside (Division Street to Liberty) Sidewalk improvements and use of a corridor overlay would increase the pedestrian experience along Sutherland, making businesses easier to access. A mix of uses including medium density residential, office and commercial along Sutherland Avenue Commercial, office and medium density residential zoning with a corridor overlay. Sutherland Avenue Improvements Bicycle Facilities: While the greenway provides a good connection between UT and Bearden, connections to businesses on Sutherland are lacking. Sharrows should be pursued in the next five years, with the eventual goal to install bike lanes in next 15 years. An improved sidewalk system, bike lanes and turning medians, would benefit usability of Sutherland Avenue and increase access for businesses and neighborhoods along the corridor. Transit: Sutherland is a bus route for KAT, however, while there are several stops along the route, a shelter should be considered. Beautification: Street, yard and parking lot landscaping are needed. Truck Traffic Issues: Truck traffic is a concern in the area and appropriate routes, entrances and exits should be designated to assist in the mix of uses surrounding industrial. Potential Long-Term Design Improvements: Long term acquisition for additional width for a three-lane cross section with medians and options for turning lanes may be supported, as the Major Road Plan designates 70 for Sutherland Avenue right-of-way. Euclid Avenue connection to Ft. Sanders should be considered. This link could improve truck and other vehicle access to I-40, I-275 and the new I-275 business park access road. John Tarleton, a farmer, donated land in the late-19th century for an institute for poor children. The grounds and park remain as significant assets for the area. The Third Creek Greenway provides a major pedestrian and bicyclist connection between the University of Tennessee and Bearden, however, many cyclists continue to use Sutherland Avenue for commuting and to visit businesses along the corridor. OPEN SPACE ASSETS AND OPPORTUNITIES The area is fortunate to have some of Knoxville foremost park and recreation resources. These include John Tarleton Park, the Third Creek Greenway and outside the study area the grounds of West High School and the UT Recreation Complex (although public use of those resources is limited). Safety City is another facility available for teaching bicycle safety and other educational purposes; operated through the Police Department, its role as a community resource has potential for expansion.

2 2013 CENTRAL CITY sector PLAN LANd use: Proposed CORRIdoR OVERLAY district CORRIDOR OVERLAY DISTRICT (CO-1) Through our community input in the sector plan update process, we heard that people are concerned with establishing better design standards on the major commercial corridors within the Central City sector. Recent corridor plans developed for Magnolia Avenue and Martin Luther King, Jr. Avenue address these same design concerns. In response to these concerns, MPC staff recommends the adoption of a new Corridor Overlay District (CO-1). Designation of certain roadway corridors with an overlay district would supplement regulations found elsewhere in the zoning ordinance. The purpose of this corridor overlay district is to: Conserve natural, historic, or aesthetic features Enhance the aesthetic setting Provide better access management Provide appropriate screening and buffering of parking and loading areas The intent of the overlay district is to: Promote the health, safety and welfare of the community Promote the safe and efficient movement for all modes of travel, including motorized vehicles, bicycles, and pedestrians Create a sense of place that is aesthetically pleasing and environmentally sustainable Establish consistent and harmonious design standards for development A separate public input process would be used for each corridor allowing for multiple overlay guideline/standards. This would help address the uniqueness of the Central City s corridors, including, but not limited to: Broadway Martin Luther King, Jr. Avenue Central Street Middlebrook Pike Clinch Avenue Sutherland Avenue Hall of Fame Drive Western Avenue Magnolia Avenue Whittle Springs Road The guidelines/standards for a CO-1 overlay district may include the following elements: Building and related development characteristics Lot characteristics, including setbacks and lot coverage Landscaping and lighting Access management Stormwater management A corridor overlay could encourage buildings closer to the street and sidewalks, like those found in older areas of the city. A corridor overlay could address improved landscaping along the road and smaller signs in a more suburban nature. C O R R I d o R O V E R L AY C O R R I d o R O V E R L AY C O R R I d o R O V E R L AY C O R R I d o R O V E R L AY C O R R I d o R O V E R L AY C O R R I d o R O V E R L AY C O R R I d o R O V E R L AY C O R R I d o R O V E R L AY EXIsTINondITIons Auto-oriented regional arterial is inhospitable to pedestrians. The street is wider than it needs to be; signage and lighting are oversized. Despite being located on a major transportation corridor, land uses are lowintensity and underutilized. Driveways invade what little pedestrian space exists. Parking lots along the street and blank-walled buildings form a public space that is unattractive. Phase I Public improvements in the streetscape and pedestrian environment are coupled with changes in land use policy. Higher intensity, mixed-use developments are attracted to the corridor. New buildings are placed next to the street, onstreet parking is provided and off-street parking is located in the rear. A landscaped median adds definition to the corridor, and the former parking lot entrance is converted to a street. Building placement and the mix of ground-floor commercial and upper-story office uses bring pedestrian activity to the sidewalk, which is made pleasant and interesting by building design details. Street trees and onstreet parking buffer pedestrians from traffic. Phase II A new housing development with apartments above office and retail on the ground floor frames the street and provides a smooth transition to the adjacent neighborhoods by transitioning to street-fronting townhouses. The increased land use activity has generated greater demand for transit services. A bulbout-style bus stop is added, along with other features to speed bus operations. Through incremental improvements, the street has become a place it has evolved into a vibrant mixed-use corridor serving as a center of activity and commerce for surrounding neighborhoods.

3 2013 CENTRAL CITY sector PLAN LANd use: Proposed districts WHITTLE SPRINGS ROAD CORRIDOR HEART OF KNOXVILLE RESIDENTIAL DISTRICT Whittle Springs Road was created in the nineteenth century. It led to the springs just south of Sharp s Ridge, where a hotel and golf course were created in With the advent of the automobile, neighborhoods began to form nearby, such as Fairmont (1924) and North Hills (1927). Following the Second World War, housing development was largely directed to returning veterans and their families. Commercial development was largely clustered at the Washington Pike intersection. Two historic civic structures, Belle Morris School (1915) and Fire Station 11, are still in use today. This pattern of development is important because it has led to neighborhood stability and that needs to continue. Through our community input in the sector plan update process, we heard that people are concerned with establishing better design standards within their neighborhoods. In response to this concern, MPC staff is recommending the adoption of a new residential zoning district called Heart of Knoxville Residential District (R-1HK). This is a zoning district intended for Heart of Knoxville neighborhoods, defined as Knoxville s pre-1950 neighborhoods found within the Interstate 640 beltway. Fire Station No. 11 at Buffat Mill Road Townhouse development The current zoning districts in these neighborhoods (R-1, R-1A and R-2) do not address the small lot pattern that were characteristic of the late 19th and early 20th centuries when the neighborhoods were created. In addition, the current zoning does not address design standards (for example, roof pitch, foundation height, and porches) sometimes resulting in incompatible development within these neighborhoods. Examples of incompatible development include shallow roof pitches, and a lack of porches, stoop, front windows, and trees. The design standards within R1-HK can address these design elements. The adoption of R-1HK would give neighborhoods tools to: 1. Promote neighborhood stability and facilitate housing development; 2. Strengthen desirable physical features and design characteristics, and a neighborhood s identity, charm and flavor; 3. Enhance pedestrian-oriented streets; 4. Prevent blight, caused by incompatible and insensitive development; 5. Promote and retain affordable housing; and 6. Encourage the harmonious, orderly and efficient growth and redevelopment in older Knoxville neighborhoods. Both the Heart of Knoxville Residential District (R-1HK) and Infill Housing Overlay District (IH-1) standards are based on pre-1950 s housing design elements found within Heart of Knoxville neighborhoods. B A C D The new zoning district is intended to foster compatible development of new houses, duplexes, and multi-dwelling structures. The opportunity for infill development on existing lots, smaller lots, and courtyard development are offered by this zone. It includes design standards that are not present in our current zones and having these in place would enhance the physical attributes of neighborhoods, these standards include: A. Exposed foundation height 2-4 B. Porch depth minimum of 8 deep C. Roof pitch minimum of 5:12 and similar roof line to surrounding houses D. Front façade contains at least 25% windows and doors Coffee shops The objectives and recommended programs of this plan are: Residential conversion to office space 1. Retain the low density residential character in the adjoining neighborhoods. 2. Pursue a general rezoning of the single family areas in the north end of the corridor and to the northeast Washington Pike that are zoned Medium Density Residential (R-2). More appropriately, they should be Low Density Residential (R-1). 3. Neighborhood Commercial (C-1) zoning is appropriate for the commercial parcels. That zone also allows offices and on-site residences. Maintain the neighborhood commercial sector plan designation but no expansion should be pursued. 4. Foster redevelopment/revitalization programs for the commercial properties. Facade improvement and other assistance programs should be explored. 5. Reduce the amount of impervious surfaces in redeveloping/remodeling commercial properties. Landscaping is needed on commercial properties, especially to define sidewalk edges, and yard trees are needed to complement the character of the residential setting. 6. Sidewalks (5-year program): repaving should be undertaken in some areas. 7. Sidewalks/complete streets (15-year program): with two schools as destinations, consider sidewalks on each side of the road; bike lanes may be difficult along the road, given R-O-W width, but should be considered; sidewalk connections should be made to Broadway and under I-640, as the interchange is upgraded. 8. Corridor overlay zoning with design guidelines should be considered. Such guidelines should include sign and lighting standards, which are more in keeping with the scale of the neighborhood commercial buildings, and architectural and landscaping design provisions. With such a code, consolidation of entrance points to commercial properties should be pursued. Other elements include: Standards for off-street parking Residential exterior wall material (brick, clapboard-like, stone, wood shingles, or wood-like shingles). Allowing courtyard development Use on review for multi-dwelling structures Street-facing elevations must contain 25 percent door and windows On-street parking may fulfill parking requirement Provisions to allow for accessory dwelling units Porches or stoops when 75% or more of the surrounding area has them These standards were developed using the Heart of Knoxville Infill Housing Guidelines which have been used for the past seven years by the City s infill housing programs and Infill Housing Overlay district (IH-1) found within Lonsdale, Oakwood Lincoln Park, and Edgewood Park neighborhoods. This R-1HK zone uses the same design principles, but instead of separate guidelines the principles have been standardized into a new base zone designed for our urban neighborhoods. A courtyard development in Nashville, TN D E A. Access off the alley B. Sidewalk leading to the street C. Tree planted within the front yard A B C D. Consistent front yard setbacks E. Orientation parallel to the street

4 West 5th Avenue 2013 CENTRAL CITY sector PLAN LANd use: Proposed MIXED use districts MU-CC1: Downtown North MU-CC2: Central Street Corridor These mixed use districts were created with the adoption of the Broadway-Central-Emory Place Small Area Plan in The goals of the plan include enhancing neighborhood stability, revitalizing the commercial corridors, establishing the greater Emory Place area as an Pervious pavement, typ. Canopy tree, typ. On-street parking, typ. extension of downtown and enhancing non-motorized transportation. North Gay Street Many of the transportation recommendations have been, or are in Interstate 40 North Gay Street 14 Multi-use Drive Aisle Flowering tree, typ. 14 Multi-use Drive Aisle the process of being implemented using the streetscape plan that the City developed for the area. These improvements include a road Canopy tree, typ. Pervious pavement, typ. On-street parking, typ. Memorial Pocket Park diet for portions of Gay Street and Central Street, streetscape improvements to North Gay Street and the addition of on-street parking and bike lanes where possible. However, the adoption of a form-based zoning code has not been accomplished to date and should be the primary focus moving forward. Foster changes to the present commercial-only zoning that would allow various types of housing (townhouses and apartments), office buildings and mixed-use buildings (residences above shops) along the street. Form-based district (long-term) or Corridor Overlay (interim) The C-2 zone can be considered in the Downtown North Mixed Use District (MU-CC1) until a form-based code is adopted. The Corridor Overlay could be established to realize the intent of the small area plan recommendations, until a form-based code is adopted. The overlay could control building setbacks, form, orientation and scale, as well as require buffers adjacent to residential uses and reduce the parking requirement. Appendix 3 (mixed-use development guidelines) of the Broadway-Central- Emory Place Small Area Plan could be a resource for creating design guidelines for the corridor overlay. Transportation Improvements: Continue to implement the vision of the Downtown North Streetscape plan. Make all major streets a complete street that is designed and operated to enable safe access for all users, including pedestrians, bicyclists, motorists and bus riders of all ages and abilities Consolidate curb-cuts as redevelopment occurs. Enhance the pedestrian gateways to downtown, particularly under I-40.

5 2013 CENTRAL CITY sector PLAN LANd use: Proposed MIXED use districts MU-CC3 MU- CC4 MU-CC5 MU-CC6 Magnolia Avenue Corridor Area MU-CC6 Rail Corridor Extension of MU-CC4 MU-CC3 Recommendations: 1. Central, Williams and Gay Streets should be transformed into attractive gateways, with street trees, other landscaping and new pedestrian-scaled lighting to link the neighborhoods with downtown. 2. Supplemental zoning regulations should be amended to allow a district parking program with shared parking under I-40, James White Parkway and Hall of Fame Drive viaducts and on-street parking; the intent is that the district parking plan would be recognized by MPC and City Council as the program serving existing and future development in the Downtown North/Old City area, and reduce the need for required off-street parking. 3. First Creek Greenway should be created on the abandoned rail line. 4. Facade improvement programs should be used to improve the area s historic buildings. 5. Tax Increment Financing programs should be considered to assist private renovation and redevelopment in the area. MU-CC4 Recommendations: 1. Work with the Knox County School Board and other property owners in the area west of First Creek to redevelop the Hall of Fame/Magnolia corner, the signature site on these gateways. 2. Create a bike and trail connection from the Fourth and Gill neighborhood to Caswell Park. 3. Start the first section of the complete street program between the Hall of Fame intersection and Pellissippi State s Division Street campus. 4. Develop form codes for the sub-areas to foster a wider range of pedestrian-oriented uses, higher intensity development and expansion of investment. 5. Continue aesthetic improvements, including tree-lined streets and landscaped medians. 6. Complete First Creek Greenway with a rails-to-trails connection to downtown. 7. Develop improvement programs, such as tax increment financing, to foster reuse and redevelopment. 8. Extend façade improvement program, particularly focusing on the historic commercial properties in this area. MU-CC5 Recommendations: 1. Extend façade improvement programs for use in upgrading buildings in the area, especially pre-1940 buildings. 2. Consider a tax increment financing program to assist private renovation and redevelopment in the area. 3. Transform Magnolia Avenue into a complete street: create better defined bike lanes, continue street tree planting, define on-street parking and consider landscaped and a road diet west of Cherry Street. 4. Develop a form code that allows compatible development to the area s pre-1950 historic resources. Because of the extensive post-1950 strip commercial development, an interim zoning overlay district should be considered to begin to realize the mix of uses and architectural improvements. 5. Encourage redevelopment of low intensity, auto-oriented uses to meet the intentions of this plan. 6. Create standards for landscaped yards and locations for future development to achieve the beautification that is associated with the future development. 7. Create standards for buffers between commercial property and adjoining residential properties. MU-CC6 The Rail Corridor: After nearly a century of railroad-oriented uses, this area has changed. Vacant and underutilized resources particularly the former knitting mills form a derelict edge between the Hall of Fame gateway and the Park Ridge neighborhood. A mix of higher density residential, wholesale commercial/distribution and utility uses should be fostered. The First Creek greenway can be a catalyst for reuse and redevelopment. The mixed use proposal will allow reuse of Standard Mills for residential use, which should be sought. C-6: General Commercial Park District I-2: Restricted Manufacturing and Warehousing District O-3: Office Park District RP-1 and RP-2: Planned Residential Districts

6 2013 CENTRAL CITY sector PLAN LANd use: Proposed MIXED use districts A mix of uses should be allowed along Broadway, including residential, office and retail commercial development. In the longterm, current C-3 General Commercial zoning should be replaced with a form-based zoning district that calls for mixed-use, buildings forms that are more urban (for example, multiple stories and small front yard setbacks) and, designed to accommodate and enhance the pedestrian experience. Form-based district (Long-term) or Corridor Overlay (interim) MU-CC8: Broadway (Hall of Fame Drive to I-640) MU-CC9: I-275 Gateway Corridor The uses which should be allowed in the area, under a form-based development code, include office, light manufacturing, wholesale and retail commercial, and medium density residential. Vertical mixed-use may be accommodated (for example, a shop or restaurant at ground level with office uses above). Retail commercial and medium density residential should only be created via a mixed-use development plan. In the interim before new zoning is adopted, a temporary corridor overlay is advised, which could create the front yard landscaping, reduce parking requirements and begin to establish the building settings that would be fulfilled under a form-based code. In the long-term a form-based code should be established. The code should be based on improvements to the road profile and landscaping, setbacks, and building form, orientation, and scale. The code should also look at creative ways of dealing with development along First Creek and its associated flood plain. Transportation: Develop a corridor plan that looks at the road profile and balances pedestrian, automobile, bicycle, and mass transit needs. Look at access management and signalization and how they relate to speeding and cut-through traffic on adjacent neighborhood streets. Improve KAT service. Historical sites like the Kentshyr s located at 3328 N. Broadway near Fairmont should be preserved. A corridor overlay could help to address landscaping along Broadway. The McDonald s shows how improved landscaping could enhance the appearance of the corridor. Design-based regulations should be used to establish standards for: Consistent building setbacks relative to the street system Parking and delivery locations (emphasizing under-building, side or rear locations) Building height (two stories minimum on at least a portion of the building) Planned commercial and planned residential zones should be used in the interim while a design code is created for the area. Transportation: Develop a continuous road network between 17th Street and Woodland Avenue to provide reasonable access and foster redevelopment of underutilized property Create a greenway trail along Second Creek, enhancing water quality, connecting neighborhoods to Downtown and the Waterfront, and MU-CC7: Martin Luther King, Jr. Avenue within Five Points A mix of uses should be allowed along Martin Luther King, Jr. Avenue, including residential, office, and commercial. Current zoning is C-3 general commercial district. A corridor overlay should be created to address alley access, parking, curb cuts, landscaping, lighting, and establishment of front yard spaces. A new form-based zone could address apartment buildings with small front yard setbacks and oriented toward the street. Commercial zoning with an corridor overlay LEFT: A new formbased zone could encourage mixed-use development (apartments over retail). RIGHT: Develop better transit along the corridor. A Bus Rapid Transit (BRT) system should be explored as a means to providing a better service. LEFT: Currently the two sides of the street along Martin Luther King, Jr. Avenue are treated differently. A corridor overlay could assist to develop a uniform streetscape. RIGHT: Currently, the lack of landscaping and fencing abutting the edge of the sidewalk makes for an unpleasant pedestrian experience.

7 2013 CENTRAL CITY SECTOR PLAN LAND USE: PROPOSED MIXED USE DISTRICTS MU-CC10: Northeast Waterfront MU-CC19: Tennova Physicians Regional Medical Center Option #1 The site is reused as an Option #1 The site continues to be Option #1 Zones allowed by the industrial site and the land use used as a regional medical center Office land use classification. designation remains Light Industrial. and the land use designation Option #2 A form-based or other Option #2 A form-based code is remains Office, allowing hospital design based code that allows office, developed for the site with the same expansion and other supporting retail and residential uses allowed as the South medical offices. Waterfront Form District. A park Option #2 If the hospital operations Other Zoning to Consider: should line the waterfront and tie into are scaled back, portions of the site Zones allowed in the Office (O), High the existing Governor McWherter could be reused for High Density Density Residential (HDR) and Riverside Landing Park and James Residential, Office, and Retail along Neighborhood Commercial (NC) land White Greenway. Along Riverside Drive, the use should be residential with a similar scale as the existing MU-CC10 boundary. Currently zoned Heavy Industrial and has a Light Industrial land use classification. Former the larger site is the former General Shale location. Woodland Avenue. Areas outside of the hospital currently designated Office could convert to the Medium use classifications. housing along the road. Density Residential/Office (MDR/O) designation or Traditional Neighborhood Residential (TDR). In Option #1 Zones allowed by th the case of option #2, further study Light Industrial land use may be warranted once the extent of classification. continued use by the hospital is Option #2 A form-based code known. based on the following South Waterfront districts: SW1 (along Riverside Drive), SW5 (inner portion of site), SW7 (along the waterfront) Proposed development in the South Waterfront Form District; SW7 in front, SW5 behind. Current land use designations. Images from the South Waterfront Vision Plan. Tennova Physicians Regional Medical Center and the surrounding area.

8 2013 CENTRAL CITY SECTOR PLAN LAND USE: PROPOSED MIXED USE DISTRICTS MU-CC14 MU-CC15 MU-CC16 MU-CC17 MU-CC18 Fort Sanders MU-CC14: MU-CC15: MU-CC16: MU-CC17: MU-CC18: Mixed Use with NC-1 M/HDR MDR/O LMDR with NC-1 LMDR A mix of uses should be allowed including residential, office, retail and restaurants. The retail and restaurant uses should be located near the James Agee Street Medium and high density residential uses. The design and scale of the buildings should be complimentary to the surrounding neighborhood. Office and medium density residential uses. The design and scale of the buildings should be complimentary to the surrounding neighborhood. Low and medium density residential uses with densities up to 24 dwelling units per acre. The design and scale of the buildings should be complimentary to the Low and medium density residential uses with densities up to 24 dwelling units per acre. The design and scale of the buildings should be intersections of White and Clinch. The Neighborhood Conservation (NC-1) Overlay district should be extended into areas not already covered to ensure that infill development is compatible with the The zoning districts in the MDR and HDR recommended zoning and programs list, with the exception of C-2. The zoning districts in the MDR and HDR recommended zoning and programs list, with the exception of C-2. surrounding neighborhood. The zoning districts in the LDR, TDR and MDR recommended zoning and programs list, with complimentary to the surrounding neighborhood. The zoning districts in the LDR, TDR and MDR recommended surrounding neighborhood. the Neighborhood Conservation zoning and programs list. (NC-1) Overlay district. RP-1, RP-2, R-2 and O-1; C-1 and C-3 with the Neighborhood Conservation (NC-1) Overlay district.