Disposition Summary

Approve the PR (Planned Residential) zone up to 2 du/ac because it is consistent with adopted plans and compatible with surrounding development, subject to 1 condition.

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Staff Recommendation

Approve the PR (Planned Residential) zone up to 2 du/ac because it is consistent with adopted plans and compatible with surrounding development, subject to 1 condition.

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1. Development shall provide street connectivity to Centerview Road, subject to review and approval by the Knox County Engineering & Public Works Department during the development plan phase.

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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. Since 2005, four rezonings to the PR (Planned Residential) zone with densities of 2 to 3 dwelling units per acre have occurred along Buttermilk Road. 12434 Buttermilk Rd is almost 44 acres and was rezoned to PR up to 2 du/ac in December of 2025, subject to the same condition recommended for this request. That property is included in this rezoning request so that it and a portion of 12412 Buttermilk Rd can be considered a unified development under the same PR zone district.
2. Two detached residential subdivisions are under construction within 0.7 miles west of the subject property on Buttermilk Road. The abutting Hickory Meadows subdivision to the west has extended the sanitary sewer system along Buttermilk Road, making a sewer connection more feasible for the subject property.

THE PROPOSED AMENDMENT SHALL BE CONSISTENT WITH THE INTENT AND PURPOSE OF THE APPLICABLE ZONING ORDINANCE:
1. The PR zone is intended to provide optional methods of land development which encourage more imaginative solutions to environmental design problems. Development shall be compatible with surrounding or adjacent zones.
2. The portion of the subject property that is currently zoned RA (Low Density Residential) is entirely within the HP (Hillside Protection) area. Most of the property is relatively flat with slopes under 15%, though there are some steeper slopes in the 15-25% and 25-40% ranges in the northern and souther portions of the property. A rezoning from RA to the PR district at a density of up to 2 du/ac would increase the likelihood of a cohesive development that between the two properties included in this request and enable development that is responsive to topographic conditions on the site. This is consistent with the intent of the PR zone.

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. There are no adverse impacts anticipated to occur with the proposed rezoning. The request lowers the overall residential density in this rural area since the RA zone has a minimum lot size of 10,000 sq ft when sewer is present. Future development is subject to review by the Planning Commission, which provides opportunity for public input.
2. With the proposed rezoning, the maximum density achievable is 96 units. A traffic impact study has been completed and provides recommendations on ways to maintain traffic safety that will be incorporated into the development plan review.
3. The maintained condition to provide connectivity between this property and the adjacent residential subdivision will improve traffic safety and emergency access.

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 has the RL (Rural Living) place type designation in the Knox County Comprehensive Plan, which is primarily intended for single-family residences among agriculture and open space. The RL place type does not permit the existing RA zone, but it does permit consideration of the requested PR zone and density as it is partially related. This rezoning meets the additional criteria for a partially related zone by being compatible with adjacent sites.
2. The proposed rezoning is consistent with the Comprehensive Plan's Implementation Policy 9.5, to avoid approving isolated development where infrastructure is inadequate or not yet planned. A Will Serve Letter for water and sewer services has been provided by the West Knox Utility District, contingent upon the completion of the plan review process and any required infrastructure improvements, which will be determined during the design phase (Exhibit B).
3. The subject property is within the bounds of the adopted Hardin Valley Mobility Plan, which recommends a roadway realignment at the intersection of Buttermilk Road and Graybeal Road half a mile to the west of the subject property. This rezoning and new residential development in the area support increased prioritization of this capital improvement project.
4. This rezoning complies with the criteria for consideration of modest residential development in the Rural Area of the Growth Policy Plan. The property is on a minor collector street with a pavement width that is at least 18 feet wide, and there is access to sanitary sewer service. Reducing residential density from RA, which permits 10,000 square foot minimum lot sizes, to PR up to 2 du/ac is consistent with the property's location in the Rural Area.