Disposition Summary

Deny the CH (Highway Commercial) zone because it is incompatible with surrounding development and transportation infrastructure.

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Staff Recommendation

Deny the CH (Highway Commercial) zone because it is incompatible with surrounding development and transportation infrastructure.

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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. The requested CH (Highway Commercial) zone is not supported by changing conditions in the area. The subject property is surrounded by long-established residential and agricultural property. It is also near but disconnected from an underdeveloped commercial node to the west.

THE PROPOSED AMENDMENT SHALL BE CONSISTENT WITH THE INTENT AND PURPOSE OF THE APPLICABLE ZONING ORDINANCE
1. The CH zone is intended to provide areas in which the principal use of land is devoted to commercial establishments which cater specifically to the needs of the highway user or tourist. The intent here is to reserve lands which because of their particular location and natural features are adapted for such uses, and to encourage the development of these locations with such uses and in such a manner as to minimize traffic hazards and interference with other uses in the vicinity.
2. The subject property is not adjacent to any commercial development. Its access to W Governor John Sevier Highway from Crenshaw Drive is not designed for a safe increase in traffic stemming from commercial activity.

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. CH zoning at this location could result in adverse impacts to traffic safety. East-bound traffic from the highway turning right onto Crenshaw Drive must make a sharp turn that could result in vehicles entering the opposite lane. The subject property's driveway onto Crenshaw Drive is also at an angle where sight distance in both directions may be limited.

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 requested CH zone is inconsistent with the SR (Suburban Residential) place type for this property in the Knox County Comprehensive Plan, and a plan amendment is not recommended.
2. A commercial rezoning here also conflicts with Implementation Policies in the Comprehensive Plan, including Policy 9 to coordinate infrastructure improvements with development. No capital improvements are currently planned to occur in this area to support a more intensive and auto-centric rezoning.