Disposition Summary

Approve the PR (Planned Residential) zone with up to 5 du/ac on the Industrial-zoned portion and up to 3.25 du/ac on the Agricultural-zoned portion of the subject property, subject to one condition.

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Staff Recommendation

Approve the PR (Planned Residential) zone with up to 5 du/ac on the Industrial-zoned portion and up to 3.25 du/ac on the Agricultural-zoned portion of the subject property, subject to one condition.

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1) The portion of the parcel with slopes of 25% or greater shall be left undisturbed, as delineated in the slope analysis map.

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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. This section of Ball Camp Pike has been changing from the Agricultural to the Planned Residential zone with densities ranging from 3.25 du/ac to 5 du/ac since 2000.

THE PROPOSED AMENDMENT SHALL BE CONSISTENT WITH THE INTENT AND PURPOSE OF THE APPLICABLE ZONING ORDINANCE:
1. The regulations established in this zone are intended to provide optional methods of land development which encourage more imaginative solutions to environmental design problems.
2. A large portion of the middle of the subject property is within the HP (Hillside Protection) area. The PR zone is an appropriate consideration in this context because it enables concentrated development away from the steep slopes.
3. The recommended density of 5 du/ac is consistent with surrounding development along Ball Camp Road. Rezoning of the front, Industrial-zoned portion of the subject property (approximately 6.65 acres) to PR with a density of up to 5 du/ac could result in up to 33 new units on this property. Rezoning the Agricultural portion to PR with up to 3.25 du/ac could result in up to 46 new units for a total of 79 units.

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. This parcel currently has split zoning: I (Industrial) in the front of the property, and A (Agricultural) in the back. Planning recommends rezoning to a higher density on the I-zoned portion of the property. In June (6-J-23-RZ), Planning did not recommend rezoning the Agricultural portion to PR up to 5 du/ac due to the slope constraints in the middle of the property. However, currently the applicant owns the property to the east and has stated they will have access through the adjacent property to Bakertown Rd via an access easement.
2. Because of the alternative access and the condition that the portion of the parcel with slopes of 25% or greater shall be left undisturbed, Planning is recommending the Agricultural portion be rezoned to PR up to 3.25 du/ac. This condition is supported by the following development policy of the General Plan - Encourage flexible, planned development zones to protect hillsides, woodlands, wildlife habitats, and stream corridors (6.1).
3. The PR zone requires development plan approval by the Planning Commission prior to construction. This will allow staff to review the plan and address issues such as traffic circulation, lot layout, drainage and other potential development concerns. It will also provide the opportunity for public input at the Planning Commission meeting.
4. The proposed zoning would not adversely impact the surrounding area because the adjacent area consists of low-density residential uses.
5. Ball Camp Pike and Bakertown Rd are classified as major collectors, so no traffic will be required through residential streets.

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 proposed PR zone of up to 5 du/ac is consistent with the Northwest County Sector Plan's LDR (Low Density Residential) land use designation and Planned Growth Area of the Growth Policy Plan.
2. With adherence to the noted condition, the proposed PR zone of 5 du/ac aligns with 6.2 of the General Plan, which encourages development in areas with the fewest environmental constraints.
3. The proposed zone change is not in conflict with any other adopted plans.