Approve the CN (Neighborhood Commercial) zone because it is consistent with the intent and location criteria of the CN zone.

Disposition Summary

Approve the CN (Neighborhood Commercial) zone because it is consistent with the intent and location criteria of the CN zone.

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Details of Action

Approve the CN (Neighborhood Commercial) zone because it is consistent with the intent and location criteria of the CN zone.

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Staff Recommendation

Deny the CN (Neighborhood Commercial) zone because the property is inconsistent with the intent and location criteria of the CN zone.

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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. There is one residential subdivision in the area, Serenity River subdivision to the south started developing in 2010. A concept and development plan for up to 145 single family houses on individual lots was approved in April 2024 (4-SE-24-C/4-G-24-DP).

THE PROPOSED AMENDMENT SHALL BE CONSISTENT WITH THE INTENT AND PURPOSE OF THE APPLICABLE ZONING ORDINANCE:
1. The CN zone is intended to provide for the recurring shopping and personal service needs of nearby residential areas, and development should be compatible with the character of the adjacent neighborhood. This zoning should generally be placed at street intersections that include either a collector or arterial street, as close to the edge of the neighborhood as possible. While the property is on an arterial, it is not at an intersection or on the edge of a residential neighborhood. There is residential development in the area, but not of sufficient density to support commercial zoning.
2. 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 CN zone development standards are required for compatibility between commercial and adjacent residential uses. This includes greater setbacks when adjacent to residential zones, landscaping, and sidewalk installation requirements.
2. The subject property is fronting E Governor John Sevier Highway. The highway has a scenic roadway designation, and the corridor study recommends a 50 ft buffer of native trees and shrubbery along the right-of-way.

PROPOSED AMENDMENT SHALL BE CONSISTENT WITH AND NOT IN CONFLICT WITH THE COMPREHENSIVE PLAN OF KNOX COUNTY, INCLUDING ANY OF ITS ELEMENTS, MAJOR ROAD PLAN, LAND USE PLAN, COMMUNITY FACILITIES PLAN, AND OTHERS:
1. The proposed CN zone can be considered in the current RC (Rural Conservation) place type.
2. The CN zone at this location is inconsistent with Implementation Policy 4, which prefers commercial development to consist of walkable mixed-use centers, corridors, and neighborhood nodes. This site is adjacent to Knox Chapman Utility District and large lot single family homes. The area is mostly agricultural and forested tracts. Currently, one single-family subdivision is nearby, but John Sevier is a highway with a signed speed limit of 50mph. This corridor is neither a mixed-use center, a walkable corridor, nor a walkable neighborhood node.
3. The requested zoning district at this location is not in conflict with any other adopted plans.