To be heard November 12, 2026Agenda Item No. 6

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Staff Recommendation

Approve the RN-1 (Single-Family Residential Neighborhood) district because it is consistent with the sector plan and the surrounding development.

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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. This neighborhood north of the Chapman Highway commercial corridor has experienced modest growth over the past two decades, including the Colonial Estate condo development a quarter mile north of the subject parcel and the Ford Valley Estates subdivision a quarter mile east. Recent infill development includes a house along the northern portion of the subject parcel and a duplex on the adjacent eastern parcel, both constructed in 2025.
2. The southern portion of the subject parcel has had a highway commercial zoning designation since at least the 1960s, when the parcel extended farther south and had direct access to Chapman Highway. The property has since been subdivided and separated from the highway. A continuation of the legacy zoning designation is not warranted, given the property's current access and its location within a residential area.

THE PROPOSED AMENDMENT SHALL BE CONSISTENT WITH THE INTENT AND PURPOSE OF THE APPLICABLE ZONING ORDINANCE:
1. The present C-H-2 district is intended to accommodate higher-intensity commercial uses of a predominantly auto-oriented character, including retail, rental, and service establishments of a more intense commercial character, including those requiring permanent outdoor service or storage areas.
2. The requested RN-1 district is intended to accommodate traditional low density residential neighborhoods, exhibiting a predominant development pattern of single-family homes on relatively large lots and with generous setbacks.
3. The RN-1 district would be an extension of the district from the north and east sides and is consistent with the low-intensity development pattern north of the commercial corridor.
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 CITY, NOR SHALL ANY DIRECT OR INDIRECT ADVERSE EFFECTS RESULT FROM SUCH AMENDMENT.
1. No adverse impacts are expected from the requested RN-1 district because the permitted uses are less intensive than those in the existing zone. Any additional residential development would require a subdivision of the property.

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 rezoning is consistent with the General Plan's Development Policy 11.5, which encourages avoiding abrupt, incompatible changes in density, scale, and building appearance from one development to another. Here, the rezoning will eliminate the situation in which a parcel has two incompatible zones.
2. A downzoning to the residential district is also consistent with the General Plan's Development Policy 9.3, to ensure that the context of new development, including scale and compatibility, does not impact existing neighborhoods and communities.
3. The South City Sector Plan and One Year Plan designate this property as LDR (Low Density Residential), which does not support the current C-H-2 district. Approval of this request will bring the zoning district into conformance with the adopted plans.

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. This is an urbanized area with adequate utility infrastructure. Proximity to the Chapman Highway commercial corridor, bus stops at the highway's intersection with Lindy Drive, and the Anderson Head Start preschool support a minor increase in residential density here.