Disposition Summary

Approve the PR (Planned Residential) zone up to 5 du/ac because it is consistent with changing development conditions, subject to 1 condition.

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Staff Recommendation

Approve the PR (Planned Residential) zone up to 5 du/ac because it is consistent with changing development conditions, subject to 1 condition.

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1. Maintaining a no-disturbance boundary along the 1090 contour line, as shown in Exhibit C, preserving approximately 6.55 acres of McAnnally Ridge at the rear of the lot.

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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 CITY/COUNTY GENERALLY:
1. This property is in an area that has seen significant residential development around a regional commercial node located approximately 1 mile to the southwest. While the predominant zoning along this section of Babelay Road is A (Agricultural), there are numerous PR (Planned Residential)-zoned properties and single-family subdivisions near the subject property, including the Whelehan Farm subdivision adjacent to the west.
2. Major capital Improvements are being planned by the City of Knoxville along Washington Pike, including additional lanes, sidewalks, crosswalks and a signal where it intersects with Babelay Road. A September, 2024 City status report on this project states the projected bid date for construction is January 2026.
3. These changing development conditions support consideration of the requested PR (Planned Residential) zone.

THE PROPOSED AMENDMENT SHALL BE CONSISTENT WITH THE INTENT AND PURPOSE OF THE APPLICABLE ZONING ORDINANCE:
1. The PR zone is intended to enable methods of land development that are responsive to environmental conditions on a property, such as steep slopes, streams or sinkholes. Residential development can be concentrated in the optimal portions of a property to avoid more environmentally sensitive areas. The PR zone also emphasizes the importance of development compatibility with surrounding zones.
2. The subject property's southern 6 acres are part of McAnnally Ridge, a forested hillside that provides a cohesive wildlife corridor and prominent natural feature along the extent of Babelay Road. These environmental conditions are consistent with the intent of the PR zone, which permits development that would preserve these slopes and maintain this scenic asset of the area.

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. While this section of Babelay Road is beginning to change with the development of more residential subdivisions, the character of the area remains rural with farmland and multi-acre single-family lots being the predominant land use. Condition #1 provides a no-disturbance boundary beginning at the 1090 contour line along the southern portion of the subject property. This limit maintains the apparent development boundary among the properties south of Babelay Road on McAnnally Ridge to preserve the rural and natural character of the area.
2. With this no-disturbance boundary, the requested density of 5 du/ac, a total of 80 units could be concentrated towards the front 9.5 acres of the lot and would appear more like 8 du/ac. This perceived density is equivalent to the lot sizes of the Park at Babelay subdivision nearby to the northwest, and would be compatible with development trends in the area.

THE 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 PR zone up to 5 du/ac is partially related to the Comprehensive Plan's SR (Suburban Residential) place type, which comprises roughly 5 acres of the front of the lot, the RC (Rural Conservation) place type, which covers the 11 acres in the rear. This property meets the additional criteria for approval of a partially related rezoning by being compatible with the current zoning of an adjacent site. There is PR zoning up to 4 du/ac adjacent to the west and south.
2. The non-disturbance condition is consistent with the Comprehensive Plan's Implementation Policy 7 to encourage development practices that conserve and connect natural features and habitat. It is also consistent with the intent of the Rural Conservation place type to conserve between 50-70 percent of a site as natural open space.
3. The requested rezoning is aligned with the property's location in the Planned Growth Area of the Growth Policy Plan, which is intended to provide a reasonably compact pattern of development and offer a wide range of housing choices in coordination with the provision of adequate infrastructure.