To be heard December 11, 2025Agenda Item No. 23

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Staff Recommendation

APPROVE the RA (Low Density Residential) zone because it is consistent with the Knox County
Comprehensive Plan and surrounding development.

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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 ZONES AFFECTED, OR IN THE COUNTY GENERALLY.
1. Development in this area of the county has been residential in nature for the past several years, including a large single-family subdivision to the north of the subject site which has been built out gradually with several iterations of concept plans being proposed since 1999.
2. This area began transitioning away from the A zone to PR and RA in the 1980s and 90s. While there hasn't been a rezoning in the immediate area since then, the development pattern is consistent with the RA zone's standards.
3. This area was changed from the LDR (Low Density Residential) future land use classification to the TN (Traditional Neighborhood) place type by the County Comprehensive Plan Land Use and Transportation Plan. RA would be allowed under both of these designations, but the TN place type is more intensive than the previous LDR land use class.

THE PROPOSED AMENDMENT SHALL BE CONSISTENT WITH THE INTENT AND PURPOSES OF THE APPLICABLE ZONING ORDINANCE.
1. The RA (Low Density Residential) zone provides for residential areas with low population densities. Zoning in the area surrounding the subject parcel is RA and PR at low densities similar to that allowed by the RA zone's minimum lot size of 10,000 sq ft.
2. Rezonings should be based on the entire range of uses allowed within a zone to ensure that any development brought forth in the future would be compatible with the surrounding land uses. The RA zone allows primarily residential uses, which aligns with the character of the surrounding area.

THE PROPOSED AMENDMENT SHALL NOT ADVERSELY AFFECT ANY OTHER PART OF THE COUNTY NOR SHALL ANY DIRECT OR INDIRECT ADVERSE EFFECTS RESULT FROM SUCH AN AMENDMENT.
1. The RA zone is a low-density residential zone. As such, it is not anticipated to negatively impact the surrounding area, which consists mainly of single-family dwellings on large lots.
2. The subject property is within the Hillside Protection (HP) area and is relatively steep, with slopes generally in the 15-25% range and some spots in the 25-40% or over 40% range. The slope analysis recommends a maximum disturbance budget of 1.05 acres within the 2.03 acres that are within the HP area. This would be reviewed during the permitting process, and any proposed development would be required to comply with the Knox County Stormwater Management Ordinance.

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's TN (Traditional Neighborhood)place type allows consideration of the RA zone as a directly related zone. The housing mix of the TN place type calls for predominantly single-family dwellings on small to medium sized lots and attached residential dwellings such as duplexes, both of which are permitted in the RA zone.
2. The property is within the Planned Growth Area of the Growth Policy Plan, which encourages a reasonably compact pattern of development and a wide range of housing choices. The RA zone supports these policies.
3. This request aligns with Implementation Policy 2 of the Comprehensive Plan, "Ensure development is sensitive to existing community character." The surrounding area is largely residential in nature, with a development pattern akin to that permitted by the RA zone.