Disposition Summary

Approve the PR (Planned Residential) zone with up to 12 du/ac because it is consistent with the sector plan and surrounding development, subject to one condition.

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Staff Recommendation

Approve the PR (Planned Residential) zone with up to 12 du/ac because it is consistent with the sector plan and surrounding development, subject to one condition.

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1. Require a stub-out to Parkway Heights, the subdivision to the south, with the location and design to be approved by the Planning Commission during the development plan review.

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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. Since 1983, there has been a significant amount of BP/TO to PR/TO rezonings in the area along Lovell Road.
2. The proposed PR (Planned Residential) zone at a density of 12 du/ac is an extension of the zone to the south.
3. This is one of the few remaining parcels along Pellissippi Parkway that remains undeveloped. The general trend in the immediate area consists of small-lot, single family detached residential neighborhoods and townhouses, though there is also a scattering of multifamily developments under construction in the area generally.

THE PROPOSED AMENDMENT SHALL BE CONSISTENT WITH THE INTENT AND PURPOSE OF THE APPLICABLE ZONING ORDINANCE:
1. The PR zone is intended to encourage more imaginative solutions to environmental design problems by enabling concentrated development in less environmentally sensitive areas of a property. There is a blue-line stream at the rear of this property, and the topography is steep in some places, so the flexibility of the PR zone make it an appropriate zone to consider.
2. At a density of 12 du/ac on this 9.88-acre property, a maximum of 118 units could be built. House, duplexes and multi-dwelling structures and developments are permitted in the PR zone along with some nonresidential uses.
3. Properties in the TO zone also require TTCDA approval of rezoning requests. This request will be heard at the December 11, 2023 TTCDA meeting (Case 12-A-23-TOR).
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.

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. Bob Gray Road is a major collector, so no traffic would be required though side residential streets to access this property.
2. The adjacent residential subdivision south of the subject property, Parkway Heights, has direct access to Pellissippi Parkway via a private road, Odin Street. Due to safety considerations, the TN Department of Transportation (TDOT) has stated they would be in favor of closing the Odin Street connection to Pellissippi Parkway upon development of the subject property once a stub-out connection to the adjacent subdivision to the south has been provided. Operationally, this will improve safety for the residents of Parkway Heights and allow them to access Pellissippi Parkway via the Lovell Road or Dutchtown Road interchanges.
3. This property has a blue line stream along the south side, and the northern portion has 2.4 acres within the Hillside Protection Area. The recommended disturbance budget is 1.2 acres of the 9.8-acre site.
4. The Knox to Oak Ridge Greenway Master Plan 2015 proposes the alternative route, seen in Exhibit A, that follows along Pellissippi Pkwy and Bob Gray at this location. County Engineering may require a sidewalk connection to the proposed greenway during the development review process.

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 PR zone at 12 du/ac is consistent with the MDR/O land use classification in the to the Northwest County Sector Plan, which allows consideration of up to 12 du/ac in the County's Planned Growth Area.
2. This property is in the Technology Overlay. All developments other than single family residences and duplexes require TTCDA (Tennessee Technology Corridor Development Authority) approval of site plans.
3. This property has frontage on Pellissippi Parkway. Residential development at the proposed density is appropriate at this location and is consistent with General Plan policy 11.4 which calls for the creation of gradual zoning transition patterns by placing medium intensity zones and uses such as offices, condominiums, and community buildings in between single-family residential areas and higher intensity uses.
4. The proposed rezoning is compatible with the subject property's location in the Planned Growth Area of the Growth Policy Plan. The purposes of the Planned Growth Boundary designation are to encourage a reasonably compact pattern of development, promote the expansion of the Knox County economy, offer a wide range of housing choices, and coordinate the actions of the public and private sectors, particularly with regard to the provision of adequate roads, utilities, schools, drainage and other public facilities and services. The proposed development meets the relevant standards of the Growth Policy Plan.