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Staff Recommendation

Deny the RN-2 (Single-Family Residential Neighborhood) district due to environmental constraints. The HP (Hillside Protection) Overlay district would be retained.

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PURSUANT TO THE CITY OF KNOXVILLE ZONING ORDINANCE, SECTION 16.1.E, ALL OF THE FOLLOWING CONDITIONS MUST BE MET FOR ALL REZONINGS:

THE PROPOSED AMENDMENT IS NECESSARY BECAUSE OF SUBSTANTIALLY CHANGED OR CHANGING CONDITIONS IN THE AREA AND DISTRICTS AFFECTED, OR IN THE CITY GENERALLY
1. There has been a notable increase in residential development along this segment of Woods-Smith Road over the last ten years, including the Ridgedale Townhomes development on three parcels at the intersection of Woods-Smith Road and Barnard Road a quarter-mile to the west.
2. Due to the closed counter indicating the potential presence of a sinkhole, the previous property owner conducted a geotechnical study in 2018 (Exhibit B), which allowed the construction of the existing house on the property in 2020. The study found no active sinkhole activity at the only boring location but concluded that there was a risk of future sinkhole activity on this property. Considering the information in the 2018 geotechnical report, staff has concerns about the apparent instability of the site, and additional study is required to determine the site's stability.

THE PROPOSED AMENDMENT IS CONSISTENT WITH THE INTENT AND PURPOSES OF THIS CODE.
1. The requested RN-2 zoning district is intended to accommodate single-family residential development on relatively small lots with smaller setbacks. The RN-2 district requires a minimum lot size of 5,000 sq ft for a house and 10,000 sf ft for a duplex. The proposed rezoning would allow up to three single-family lots, or one house and a duplex, on this 19,718-sq ft property.
2. The property is nonconforming to the current AG district's minimum lot size requirement of 5 acres.
3. The area is consistent with the intent of the RN-2 zoning district. However, given the environmental challenges of the site, stormwater concerns of the general vicinity, and the options for a minor increase in density under the current zoning district, a rezoning is not warranted here.
4. Rezonings should be based on the entire range of uses allowed within a zone to ensure that any development brought forth at a future time would be compatible with the surrounding land uses.

THE PROPOSED AMENDMENT SHALL NOT ADVERSELY AFFECT ANY OTHER PART OF THE CITY, NOR SHALL ANY DIRECT OR INDIRECT ADVERSE EFFECTS RESULT FROM SUCH AMENDMENT.
1. As mentioned previously, there are concerns with the closed contours and potential sinkhole along the southwestern corner of the property. City Engineering has received multiple drainage complaints in this area, and one stormwater inspection noted that a sinkhole was forming nearby. The proposed rezoning could exacerbate these stormwater concerns.
2. There are no concerns with the sliver of HP (Hillside Protection) area on the property.

THE PROPOSED AMENDMENT SHALL BE CONSISTENT WITH AND NOT IN CONFLICT WITH THE KNOXVILLE-KNOX COUNTY GENERAL PLAN AND ITS COMPONENT PARTS, INCLUDING ADOPTED SECTOR PLANS, CORRIDOR PLANS, AND RELATED DOCUMENTS.
1. The proposed RN-2 district is consistent with the One Year Plan's and Northwest County Sector Plan's LDR (Low Density Residential) land use classification.
2. Staff recommendation to deny the requested rezoning due to the potential sinkhole is consistent with the Development Plan's Implementation Policy 6.3, which encourages development in areas with the fewest environmental constraints.

WHETHER ADEQUATE PUBLIC FACILITIES ARE AVAILABLE INCLUDING, BUT NOT LIMITED TO, SCHOOLS, PARKS, POLICE AND FIRE PROTECTION, ROADS, SANITARY SEWERS, STORM SEWERS, AND WATER LINES, OR ARE REASONABLY CAPABLE OF BEING PROVIDED PRIOR TO THE DEVELOPMENT OF THE SUBJECT PROPERTY IF THE AMENDMENT WERE ADOPTED.
1. The subject property is in an urbanized area that has ample utility and community facility infrastructure to support a minor increase in residential development.