To be heard December 11, 2025Agenda Item No. 12

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Staff Recommendation

Approve the RN-1 (Single-Family Residential Neighborhood) district because it is consistent with the sector plan and the surrounding development.

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The HP (Hillside Protection Overlay) will be retained.

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PURSUANT TO THE CITY OF KNOXVILLE ZONING ORDINANCE, SECTION 16.1.E, ALL OF THE FOLLOWING CONDITIONS MUST BE MET FOR ALL REZONINGS:

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 parcel accommodates a two-family dwelling and was developed as a residential use in 1957, which predates the 2006 commercial rezoning of this property. While several commercial developments have occurred on and near Callahan Drive, the immediate area along Old Callahan Drive has remained largely unchanged over recent years. The current C-H-2 district is inconsistent with the property's longstanding residential use. The proposed RN-1 district is an extension of the district from the southwest side and is consistent with the low-intensity development pattern of the immediate vicinity.

THE PROPOSED AMENDMENT SHALL BE CONSISTENT WITH THE INTENT AND PURPOSE OF THE APPLICABLE ZONING ORDINANCE:
1. The present C-H-2 district is intended to accommodate higher-intensity commercial uses of a predominantly auto-oriented character, including retail, rental, and service establishments of a more intense commercial character, including those requiring permanent outdoor service or storage areas. Two-family dwellings are not permitted in this district, creating a nonconforming use for the subject property.
2. The requested RN-1 district is intended to accommodate traditional low density residential neighborhoods, exhibiting a predominant development pattern of single-family homes on relatively large lots and with generous setbacks. Two-family dwellings are permitted through special use approval and require a minimum lot area of 15,000 square feet. The 1.49-acre property aligns with the intent of the RN-1 district, and the proposed rezoning will eliminate the zoning nonconformity associated with the existing use.
3. 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.

THE PROPOSED AMENDMENT SHALL NOT ADVERSELY AFFECT ANY OTHER PART OF THE CITY, NOR SHALL ANY DIRECT OR INDIRECT ADVERSE EFFECTS RESULT FROM SUCH AMENDMENT.
1. There are no adverse impacts anticipated from the requested RN-1 district, as the uses allowed are less intensive than the existing zone, and it allows development consistent with the nearby residential properties.
2. Almost the entirety of the property is within the HP Overlay, with steep slopes along the rear side. The slope analysis recommends a maximum disturbance budget of 42 percent, which shall be regulated in accordance with Article 8.9 for any future disturbances on the property.
3. The abutting eastern property with the C-H-2 zoning district currently accommodates a warehouse. Future redevelopment of the neighboring property would likely require a Class B buffer yard along the shared boundary.

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 proposed downzoning at the base of Beaver Ridge, in tandem with the retention of the HP overlay, is consistent with the General Plan's Development Policy 9.2, which encourages development practices that respect and fit the natural landscape, minimizing the loss of trees, woodlands, and wildlife habitat.
2. The North City Sector Plan and One Year Plan designate this property as MDR (Medium Density Residential / Office) along the front and LDR (Low Density Residential) along the rear side. Approval of this request will bring the zoning district into conformance with the adopted plans.

ADEQUATE PUBLIC FACILITIES ARE AVAILABLE INCLUDING, BUT NOT LIMITED TO, SCHOOLS, PARKS, POLICE AND FIRE PROTECTION, ROADS, SANITARY SEWERS, AND WATER LINES, OR ARE REASONABLY CAPABLE OF BEING PROVIDED PRIOR TO THE DEVELOPMENT OF THE SUBJECT PROPERTY IF THE AMENDMENT WERE ADOPTED:
1. This is an urbanized area with adequate utility infrastructure provided by KUB and Hallsdale-Powell Utility District. There is a nearby commercial node at the intersection of Callahan Drive and Clinton Highway.