Approve the PR (Planned Residential) zone up to 3 du/ac because it is supported by infrastructure in the area.

Disposition Summary

Approve the PR (Planned Residential) zone up to 3 du/ac because it is supported by infrastructure in the area.

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Details of Action

Approve the PR (Planned Residential) zone up to 3 du/ac because it is supported by infrastructure in the area.

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Staff Recommendation

Deny the PR (Planned Residential) zone with a density of up to 5 du/ac because it is not supported by surrounding infrastructure and amenities.

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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 is rural in character and predominantly comprised of large single-family lots, farmland and forest. Since 2003, there has been a moderate transition in land use towards single-family residential subdivisions to the northeast and southwest built at densities no greater than 3 du/ac. There is one small townhouse subdivision nearby built at a density of 4.5 du/ac with direct access to Washington Pike, which is approximately 20 ft wide in this area.
2. In 2023, a development plan for a residential subdivision adjacent to the subject property to the west was approved with a density of 2.3 du/ac. The development includes a stub out that could connect it to the subject property, providing alternative access to Ellistown Road, a 20-ft wide collector street.
3. The subject property's current legal access is Shipe Road, a 20-ft wide collector street with no shoulders. There are no roadway capital improvements planned to occur in this general area.
4. The subject property was previously in the Rural Area but was incorporated into an expanded Planned Growth Area when the Growth Policy Plan was updated this year.
5. Although there has been a policy change regarding the amount of residential intensity that can be considered in this area, the conditions on this ground do not support the requested increase in PR (Planned Residential) zone density from 2.5 to 5 du/ac. The existing density is consistent with changes in residential subdivision development, which have densities no greater than 2.5 du/ac where access is on a collector street and not an arterial like Washington Pike.

THE PROPOSED AMENDMENT SHALL BE CONSISTENT WITH THE INTENT AND PURPOSE OF THE APPLICABLE ZONING ORDINANCE
1. The PR zone is intended to provide development flexibility in response to environmental conditions on a site, such as streams or slopes. It allows development to be clustered in the less challenged areas of a lot, to preserve more sensitive area.
2. The subject property is bisected by a blue line stream, and approximately half of the property has steeper forested slopes on the south side of the stream. These conditions are consistent with the intent of the PR zone, but do not support an increase in the existing intensity of 2.5 du/ac, which could yield 85 units on this site.

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. The requested density of 5 du/ac could result in the addition of 170 units on the subject property. Development of this scale could have an adverse impact on traffic congestion for the two-lane collector roads accessing the property, and cause a degree of impervious development that could negatively affect the hydrology and natural assets of 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 subject property is in the RC (Rural Conservation) place type of the Knox County Comprehensive Plan. The existing PR zone is partially related to this place type, and meets the criteria for partially related zones because the district is compatible to the existing PR zoning adjacent to it.
2. The existing density of 2.5 du/ac is consistent with the intent of the RC place type to accommodate residential development that conserves 50% to 70% of a site.
3. Denying an increase in residential density at this location is consistent with the Comprehensive Plan's Implementation Policy 9 to coordinate infrastructure improvements with development and Policy 2 to ensure that development is consistent with community character.
4. The existing density is consistent with the property's location in the Planned Growth Area, which states that housing choices should be coordinated with the provision of adequate roads, utilities, schools and other facilities and services. Current road conditions and a lack of residential amenities, such as schools, parks and service-oriented commerce, do not support an increase in residential intensity at this time.