Approve the PR (Planned Residential) zone up to 3 du/ac, with the condition that development be limited to the disturbed area as shown on the 2020 KGIS aerial image from the southern edge of the disturbance to the northern property line at Heiskell Road.

Disposition Summary

Approve the PR (Planned Residential) zone up to 3 du/ac, with the condition that development be limited to the disturbed area as shown on the 2020 KGIS aerial image from the southern edge of the disturbance to the northern property line at Heiskell Road.

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Details of Action

Approve the PR (Planned Residential) zone up to 3 du/ac, with the condition that development be limited to the disturbed area as shown on the 2020 KGIS aerial image from the southern edge of the disturbance to the northern property line at Heiskell Road.

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Staff Recommendation

Approve the PR (Planned Residential) zone with up to 2 du/ac because it is consistent with the recommended LDR land use and surrounding development.

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PURSUANT TO THE KNOX COUNTY ZONING ORDINANCE, ARTICLE 6.30.01, THE FOLLOWING CONDITIONS MUST BE MET FOR ALL REZONINGS (must meet all of these):

THE PROPOSED AMENDMENT SHALL BE NECESSARY BECAUSE OF SUBSTANTIALLY CHANGED OR CHANGING CONDITIONS IN THE AREA AND DISTRICTS AFFECTED, OR IN THE COUNTY GENERALLY:
1. Since the 2000s, several vacant/forested parcels and underutilized lots have been converted to residential development in the area.
2. A significant vegetated portion of the parcel has been disturbed since the property was used as a source of fill material for the Kroger Marketplace on E Emory Road, approximately 2.5 miles to the southeast.

THE PROPOSED AMENDMENT SHALL BE CONSISTENT WITH THE INTENT AND PURPOSE OF THE APPLICABLE ZONING ORDINANCE:
1. The PR zone is intended to provide optional methods of land development which encourage more imaginative solutions to environmental design problems.
2. Approximately 7.9 acres of 34.6-acre property has a slope greater than 25 percent along with a few closed contours. Furthermore, there is a 150-ft wide TVA easement on the west portion of this property. The PR zone is an appropriate consideration in this context because it enables development to be concentrated away from the TVA easement and steep slopes.
3. Houses, duplexes, and multi-dwelling structures and developments are permitted in the PR zone along with some nonresidential uses. At the recommended density of 2 du/ac, a maximum of 69 dwelling units could be built.
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 COUNTY, NOR SHALL ANY DIRECT OR INDIRECT ADVERSE EFFECTS RESULT FROM SUCH AMENDMENT.
1. The proposed rezoning at the recommended density of 2 du/ac will be compatible with the surrounding low density residential development along Heiskell Rd.
2. Any development under the PR zone would be subject to a Development Plan approval by the Planning Commission to ensure that the development does not have any significant adverse effects.
3. Almost the entire property is within the HP (Hillside Protection) area. However, the parcel has been disturbed previously, as mentioned above.
4. The blue-line stream along the front of the property will be subject to Knox County Stormwater Ordinance regulations and an appropriate buffer shall be provided during the Development Plan phase.

THE PROPOSED AMENDMENT SHALL BE CONSISTENT WITH AND NOT IN CONFLICT WITH THE GENERAL PLAN OF KNOXVILLE AND KNOX COUNTY, INCLUDING ANY OF ITS ELEMENTS, MAJOR ROAD PLAN, LAND USE PLAN, COMMUNITY FACILITIES PLAN, AND OTHERS:
1. The Growth Policy Plan describes a maximum density of 1 du per 2 acres for portions of properties with greater than 25% slope (Policy 3.3), though a density of up to 3 du/ac may be considered in the Rural Area if certain criteria are met (Policy 3.5). Planning is recommending a density of 2 du/ac considering the conditions of the site and Heiskell Road, surrounding developments, lack of nearby amenities, and feedback from the Knox County Engineering and Public Works department.
2. The recommended density is consistent with the slope analysis conducted based on the Hillside & Ridgetop Protection Plan (Exhibit B).
3. The proposed PR zone is consistent with the recommended LDR land use classification amendment to the North County Sector Plan.