A.

Purpose. The purpose of the RC-1 Robinson commercial district is to initially integrate appropriate and limited commercial uses with the single-family residential buildings and structures currently existing on those lots located on the south side of Robinson Road as designated by the Official Zoning Map of the City of Oak Ridge North.

B.

Establishment. The planning and zoning commission recommended and the city council approved the creation of the RC-1 Robinson commercial district in response to rezoning requests from residents owning property located on the south side of Robinson Road. The rezoning of the lots located in the RC-1 Robinson commercial district is consistent with the City of Oak Ridge North 2013 Comprehensive Plan adopted by Ordinance No. 33-2013 on June 24, 2013.

C.

Location. The RC-1 Robinson commercial district includes all the lots located within the boundary of the RC-1 Robinson commercial district as shown on the official zoning map of the City of Oak Ridge North, as may be amended. Within the delineated RC-1 Robinson commercial district, any lot or parcel of land located at least partially within the RC-1 district must follow all land use, development and design standards, and development conditions of this section for the entire lot or parcel.

D.

Non-conforming use. Any lot located in the RC-1 District as of the adoption of this ordinance shall be subject to and comply with section 11, Appendix A-Zoning. However, if upon the adoption of this ordinance the building or structure on said lot is occupied by a person who owns the lot and lives in the building or structure (i.e., lot owner/occupant) as his or her single family dwelling, the person may continue to occupy the building or structure as his or her single family dwelling in conformity with the R-l single family residential district zoning regulations until such time that the lot is leased, sold or otherwise conveyed to a third party who is not related to the lot owner/occupant within the first degree of blood or consanguinity. To the extent this subsection conflicts with section 11, Appendix A-Zoning, this subsection shall control.

E.

Development agreement required. All new development, renovations, or substantial improvements to existing buildings and structures located in the RC-1 Robinson commercial district as of the date of this ordinance must proceed pursuant to the terms of a development agreement approved by city council, if within any two-year period 51 percent or more of the total size of the building or structure that existed as of the date of this ordinance is affected by the proposed new development, renovation, or improvement, or in the alternative, the cost of improvements within any two year period equal 51 percent or more of the appraised value of the building and structures that existed as of the date of this ordinance.

F.

Permitted uses. Upon a lot converting to the RC-1 Robinson commercial district regulations, the following uses shall be a use by right if conducted in strict compliance with the standards and conditions of this section 8-E:

1.

Off-site sales office.

2.

Off-site service office.

3.

Professional service office.

4.

Prohibited uses. All uses not specifically permitted by right, or by specific use permit issued in accordance with section 9 are strictly prohibited.

F.

Certificate of occupancy standards and conditions.

1.

Certificate of occupancy. Any lot owner who desires to convert a lot from an R-5 single-family residential use to a RC-1 Robinson commercial use shall apply for a certificate of occupancy pursuant to chapter 14, article II, section 14-31, as may be amended. All applications for a RC-1 certificate of occupancy must include the submission of a driveway plan, a parking plan, a sign plan, and a lighting plan for review and approval.

2.

Driveways. In conjunction with any certificate of occupancy application, a lot owner or applicant must submit a driveway plan and any required fee to the planning and zoning commission for initial review and recommendation to city council for approval. The building inspector shall not issue a RC-1 certificate of occupancy until a driveway plan is approved. All driveway plans must comply with the following restrictions and requirements:

a.

The construction of any new circular driveway is prohibited.

b.

No new access points or curb cuts are permitted.

c.

All driveway plans must preserve at least 50 percent of the existing front yard as green space.

3.

Parking. In conjunction with any certificate of occupancy application, a lot owner or applicant must submit a parking plan and any required fee to the planning and zoning commission for initial review and recommendation to city council for approval. The building inspector shall not issue a RC-1 certificate of occupancy until a parking plan is approved. No person may park, store, or otherwise leave a vehicle in the rear yard of a RC-1 lot that is (1) on an unpaved surface, or (2) closer than eight feet to the rear lot line.

a.

All parking plans must preserve at least 50% of the existing front yard as green space.

4.

Signs. In conjunction with any certificate of occupancy application, a lot owner or applicant must submit an architectural sign plan and any required fee to the planning and zoning commission for initial review and recommendation to city council for approval. The building inspector shall not issue a RC-1 certificate of occupancy until an architectural sign plan is approved. All sign plans must comply with the following requirements:

a.

Only one monument sign per RC-1 lot is permitted.

b.

Maximum height is three and one-half feet from the top of the curb elevation.

c.

Maximum length is six feet.

d.

Sign must be installed beginning exactly four feet from the front ROW.

e.

Wall signs, window signs, and pylon signs are prohibited.

5.

Lighting. In conjunction with any certificate of occupancy application, a lot owner or applicant must submit a lighting plan and any required fee to the planning and zoning commission for initial review and recommendation to city council for approval. The building inspector shall not issue a RC-1 certificate of occupancy until a lighting plan is approved. All lighting plans must comply with the following restrictions:

a.

Any light fixture that produces glare or spill-over lighting (light trespass) onto adjacent property is prohibited.

b.

Colored lighting is prohibited.

G.

Architectural standards and conditions.

1.

Roofing. All buildings or structures shall comply with chapter 14, article X of the Code of Ordinances, as may be amended, until such time that the lot is redeveloped pursuant to a planned unit development (PUD).

2.

Masonry. All buildings or structures shall comply with the masonry requirements applicable to the R-5 single-family residential district until such time that the lot is redeveloped pursuant to a planned unit development (PUD).

3.

Height regulations. No building shall exceed two and one-half stories or 35 feet in height.

4.

Detached accessory buildings. A maximum of two detached accessory buildings permitted on a RC-1 lot, provided the following conditions are met:

a.

The combined square footage of all detached accessory buildings shall not exceed 500 total square feet.

b.

All detached accessory buildings shall comply with section 5 of this appendix A and chapter 14 of the Code of Ordinances, as may be amended.

c.

All detached accessory buildings shall be constructed in the same architectural style of the main building except for a portable tool or storage shed that is 144 square feet or less in size.

d.

All detached accessory buildings shall have the same roofing material as the main building except for a portable tool or storage shed that is less than 144 square feet in size.

e.

All portable tool or storage sheds are considered detached accessory buildings for calculating the 500 total square feet allowed for detached accessory buildings permitted on a RC-1 lot.

f.

Exceptions. This section 8-E does not apply to pergolas, trellises, arbors, gazebos or other similar open-air landscape improvements.

H.

Operational standards and conditions.

1.

Accessory buildings. All accessory buildings constructed on a lot converted to RC-1 use must comply with the applicable commercial building code.

2.

Storage. Unsheltered or unenclosed storage is strictly prohibited.

3.

Equipment. The installation, storage, or use of any equipment or machinery not normally found in an office is prohibited.

4.

Garbage; refuse. An office operating from the RC-1 district shall not generate quantities of trash or recyclables greater than that normally generated by a single-family detached residential home. RC-1 businesses must contract with the City for residential solid waste disposal.

5.

Sales and displays. Direct on-site sales, retail or wholesale, and the display of goods or products on the premises are prohibited. However, the storage of product samples on site is not prohibited subject to section H.2.

6.

Clients; business hours. The number of clients or related groups hosted by an office operating from the RC-1 Robinson commercial district shall not exceed the rate of four per hour. Business hours shall begin no earlier than 7:00 a.m. and shall extend no later than 8:00 p.m.

7.

Service and delivery trucks. Service trucks or other service vehicles are prohibited between the hours of 8:00 p.m. and 8:00 a.m. Deliveries from vehicles with more than two axles are prohibited.

8.

Vehicles. The parking of any vehicle with more than two axles on a lot is prohibited. No vehicle or trailer may be parked or stored on a lot except on a paved driveway or paved parking space. Parked vehicles that are visible from an adjacent lot are prohibited.

9.

Noise. Business-related sounds that are audible outside the building or structure are prohibited.

10.

Nuisances. The use of noxious, combustible, explosive or other materials that would endanger the health and safety of the occupants and the surrounding residents is prohibited. The creation of noise, odors, vibrations, glare, fumes or electrical interference that is detectable to normal sensory perception outside the building or structure is prohibited.

11.

Buffering and fencing. Any lot owner who converts a lot from an R-5 single-family residential use to a RC-1 Robinson commercial use shall comply with the fence regulations contained in appendix A, section 10-A. All references to "B-1 neighborhood business district", "B-2 secondary and highway business district" or variations thereof in appendix A, section 10-A shall be construed to reference RC-1 for the purpose of this section 8-E hereof.

(Ord. No. 21-2017, § 2(Exh. A), 12-18-17; Ord. No. 07-2018, § 2, 5-30-18; Ord. No. 36-2022, § 2, 11-14-22; Ord. No. 02-2024, § 3, 2-26-24)