Disposition Summary

Withdraw the rezoning application per the applicant's request.

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Staff Recommendation

Withdraw the rezoning application per the applicant's request.

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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 subject property is in a rural area of East Knox County with sparse residential development, steep, forested slopes and winding street access. There are no changes in development or transportation conditions that warrant the requested PR (Planned Residential) density of 9 du/ac, which would yield a maximum of 113 homes. Staff recommends a density no higher than 5 du/ac - for a total of 63 dwellings - to align better with existing smaller residential lot sizes in the area.
2. The nearest major arterial street is E Governor John Sevier Highway, where the corridor is primarily developed for industrial and manufacturing purposes with heavy trucking traffic. Commercial activity is not service-oriented or supportive of a residential intensity beyond what already exists in the area.

THE PROPOSED AMENDMENT SHALL BE CONSISTENT WITH THE INTENT AND PURPOSE OF THE APPLICABLE ZONING ORDINANCE
1. The remaining portion of the site not inncluded in this request is currently zoned A (Agricultural), and there is a coinciding request to rezone that portion of the lot to PR up to 5 du/ac (10-I-24-RZ). The RB zoning is part of a large swath of grandfathered zoning that predates any General Plan or sector plans, which looked at future land use, environmental issues, and incorporated public feedback. The RB zoning throughout this region conflicts with the Knox County Comprehensive Plan and is not reflective of any existing development.
2. The PR (Planned Residential) zone is intended to provide optional methods of development that are responsive to environmental challenges on a site. Residential development can be clustered in the more suitable areas of a lot to avoid features such as streams, steep slopes and sinkholes. The PR zone also emphasizes compatibility with surrounding areas.
3. The subject property is entirely forested with steep slopes included in the HP (Hillside Protection) area. These environmental conditions are aligned with the intent of the PR zone.

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 existing RB zone and the requested PR density of up to 9 du/ac is incompatible with this sparsely populated, wooded and steep-sloped region with winding street access. It could have an adverse impact on traffic as well as the rural and scenic character of the area.
2. The staff-recommended PR density of 5 du/ac balances the 12 du/ac intensity that is permitted by right under the existing RB zoning, with the limited utility and transportation infrastructure in this area. Where this property accesses Strawberry Plains Pike and Thorn Grove Pike, there are no shoulders or turn lanes, and there is limited sight distance. It would also require significant investment to bring sewer infrastructure to this property from E Governor John Sevier Highway.

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 subject property is included in the boundaries of the adopted East Knox Community Plan, which primarily focuses on ways to retain the rural character of East Knox County. The subject property is in a designated "Rural Area" of that plan, and Thorn Grove Pike is identified as a "Rural Corridor" where infrastructure expansion should be limited and natural assets preserved. The recommended rezoning from RB to PR up to 5 du/ac is aligned with the intent of this small area plan by reducing existing residential potential with a zone that allows for concentration of development to conserve scenic areas.
2. The subject parcel is in the RC (Rural Conservation) place type in the Comprehensive Plan, which permits consideration of PR up to 5 du/ac as a partially related zone. The subject property meets the additional criteria of a partially related zone by being consistent with the primary and secondary uses of the RC place type, which are detached and attached dwellings in a conservation land use pattern. The conservation development approach permitted in the PR zone is also aligned with the intent of the RC place type, which describes preserving 50 to 70 percent of a site as natural open space.
3. The PR zone at 5 du/ac is consistent with the Comprehensive Plan's Implementation Policy 9 to coordinate infrastructure improvements with development, and more specifically with policy 9.5, to avoid approving isolated developments where infrastructure is inadequate or not yet planned. The road and utility infrastructure in this area is not currently suitable for the requested residential intensity of 9 du/ac. There are few nearby amenities, such as service-oriented businesses and schools. The intensive manufacturing and industrial activity nearby is also not supportive of more residential development, with its potentially noxious environmental and trucking traffic impacts.
4. The PR zone at 5 du/ac is aligned with the property's location in the Planned Growth Area of the Growth Policy Plan. The Plan states that housing choices in the Planned Growth Area should be coordinated with the provision of adequate roads, utilities, schools and other facilities and services.