Withdrawn

Disposition Summary

Withdrawn

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Details of Action

Withdrawn

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Staff Recommendation

Deny the RN-2 (Single-Family Residential Neighborhood) zoning district due to safety concerns with the access. The HP (Hillside Protection Overlay) would 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 IS NECESSARY BECAUSE OF SUBSTANTIALLY CHANGED OR CHANGING CONDITIONS IN THE AREA AND DISTRICTS AFFECTED, OR IN THE CITY GENERALLY.
1. Since the mid-2000s, zoning west of the subject property, closer to James White Parkway, has gradually transitioned from single-family residential zoning to C-N (Neighborhood Commercial), C-G-2 (General Commercial), and RN-3 (General Residential Neighborhood). Zoning trends east of the subject property, however, has gradually transitioned from residential to AG (Agricultural), OS (Parks and Open Space), and NA (Natural Areas).
2. There have been significant private and public investments in outdoor recreation and nature conservation near this part of Sevierville Pike in South Knoxville. West of the subject property, the Urban Wilderness Gateway Park opened in 2020, adding new greenway trails and outdoor amenities that connect to the surrounding area, with the construction of additional amenities and a pavilion underway. A new campground with public trails connecting to Marie Myers Park is under construction roughly 900 ft to the southeast.
3. In 2023, sidewalk curb cuts and pedestrian crosswalks were improved at the intersection of Sevier Avenue and Sevierville Pike, a neighborhood commercial node west of the subject property.
4. The subject property is currently accessed off of Pine Hill Lane, a narrow local street with a pavement width between 8 to 12 ft that dead ends just north of the property. Planning Staff and City Engineering have concerns regarding the property's current access point on Pine Hill Lane, as there appears to be limited sight distance at its intersection with Sevierville Pike and the narrow width does not meet street construction standards. This intersection and street were developed pre-1960, prior to the adoption of the Knoxville-Knox County subdivision regulations. Development on Pine Hill Lane has been limited since its initial construction, pre-1960.

THE PROPOSED AMENDMENT IS CONSISTENT WITH THE INTENT AND PURPOSES OF THIS CODE.
1. The RN-2 (Single-Family Residential Neighborhood) zoning district is intended to accommodate low-density single-family residential development on relatively small lots with smaller setbacks. Though the RN-2 district is generally compatible with the surrounding RN-1 (Single-Family Residential Neighborhood), the subject property's location on Pine Hill Lane does not support increasing intensity at this site.
2. 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 RN-2 district allows the same uses as the existing RN-1 district.

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. As previously mentioned, the subject property is currently accessed off of Pine Hill Lane, a narrow local street with a pavement width between 8 and 12 ft. Due to its narrow and uneven pavement width, Pine Hill Lane may have to be widened to comply with the minimum pavement width standards recommended by the American Association of State Highway and Transportation Officials (AASHTO) should this request be approved.
2. Pine Hill Lane appears to have limited sight distance at the intersection due to the curvature of Sevierville Pike. Should the property be rezoned, it is recommended that, if feasible, access be from Sevieville Pike to eliminate sight-distance and road-condition concerns.

THE PROPOSED AMENDMENT SHALL BE CONSISTENT WITH AND NOT IN CONFLICT WITH THE KNOXVILLE-KNOX COUNTY GENERAL PLAN AND ITS COMPONENT PARTS, INCLUDING ADOPTED SECTOR PLANS, CORRIDOR PLANS, AND RELATED DOCUMENTS.
1. The subject property is designated LDR (Low Density Residential) under the City's One Year Plan and South City Sector Plan, which permits consideration of the RN-2 zoning district.
2. The proposed rezoning is not supported by the General Plan's Development Policy 6.3, to encourage development in areas with the fewest environmental constraints. The subject property is relatively steep with slopes in the 15-25% and 25-40% ranges (Exhibit B: Slope Analysis) near the frontage with Sevieville Pike and its current access point on Pine Hill Lane. As such, increasing residential intensity at this site would not be appropriate.

WHETHER ADEQUATE PUBLIC FACILITIES ARE AVAILABLE, INCLUDING, BUT NOT LIMITED TO, SCHOOLS, PARKS, POLICE AND FIRE PROTECTION, ROADS, SANITARY SEWERS, STORM 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. The Ijams Nature Center, Marie Myers Park, Baker Creek Preserve, Urban Wilderness Gateway Park, and South Doyle Middle School are within a mile of the subject property.
2. Access to James White Parkway, which connects to Downtown Knoxville and the University of Tennessee, is available roughly 0.88 miles to the west.