Disposition Summary

Deny the I-G (General Industrial) district because it could have adverse impacts on the surrounding neighborhood. The HP (Hillside Protection Overlay) would be retained.

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Staff Recommendation

Deny the I-G (General Industrial) district because it could have adverse impacts on the surrounding neighborhood. The HP (Hillside Protection Overlay) 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 SHALL BE NECESSARY BECAUSE OF SUBSTANTIALLY CHANGED OR CHANGING CONDITIONS IN THE AREA AND DISTRICTS AFFECTED, OR IN THE CITY/COUNTY GENERALLY:
1. There are no changing conditions in this well-established area of the Town Hall East neighborhood that warrant consideration of I-G (General Industrial) zoning within a single-family residential neighborhood.

THE PROPOSED AMENDMENT SHALL BE CONSISTENT WITH THE INTENT AND PURPOSE OF THE APPLICABLE ZONING ORDINANCE:
1. The I-G district provides for a range of industrial uses that may produce limited outside impacts, rendering them incompatible with retail, service or residential uses. Such uses include limited manufacturing, fabricating, processing, wholesale distributing, and warehousing facilities.
2. The subject property's access at the end of N Burns Road in a residential neighborhood directly contradicts the purpose statement of the I-G district. This location is inconsistent with the intent of the zoning ordinance.

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. This rezoning could have numerous damaging impacts on neighboring properties. Land uses that create heavy trucking traffic as well as noxious fumes, noise and lighting would be permitted by right and could negatively impact the well-being and property values of residents surrounding this property.
2. The property is within the HP (Hillside Protection) Overlay, and much of the neighborhood is characterized by dense vegetation and tree canopy. Unlike the existing RN-1 (Single-Family Residential Neighborhood) district, the I-G district does not have a cap on a property's impervious footprint. This could have a negative impact on the scenic and natural assets of the area, and have negative stormwater impacts as well. Much of the lot has been previously cleared and would be exempt from the HP disturbance restrictions.

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. This rezoning is in conflict with the One Year Plan and East City Sector Plan's LDR (Low Density Residential) land use classification, which is not recommended to be amended by staff.
2. The I-G zoning district here conflicts with the General Plan's Development Policy 8.4 to protect residential areas from encroaching commercial development and other incompatible uses. It also conflict with Policy 8.5 to protect neighborhoods from intrusive uses and other blighting influences. Industrial zoning at the end of a residential street would permit uses that could have a dangerous and detrimental influence on the neighborhood.

ADEQUATE PUBLIC FACILITIES ARE AVAILABLE INCLUDING, BUT NOT LIMITED TO, SCHOOLS, PARKS, POLICE AND FIRE PROTECTION, ROADS, SANITARY 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. N Burns Road is a substandard, unstriped local street that is not adequate for the intensive traffic that could be generated by the I-G zoning district at this location.