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Staff Recommendation

Deny the I-H (Heavy Industrial) district because it is incompatible with neighboring residential development.

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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. Development has remained relatively unaltered along this industrial corridor of Rutledge Pike. The most significant change of conditions that has occurred in the broader area is the completion of the Spring Hill Villas community of attached and detached single-family homes in 2022, which is located 230 ft north of the subject property. The property's close proximity to established and new residences in the Alice Bell/Springhill community do not support the requested rezoning from the I-G (General Industrial) to the I-H (Heavy Industrial) zoning district, which permits uses that may be harmful to human health and quality of life for residents.

THE PROPOSED AMENDMENT SHALL BE CONSISTENT WITH THE INTENT AND PURPOSE OF THE APPLICABLE ZONING ORDINANCE:
1. The I-H district is intended to provide for a wide variety of general manufacturing, fabricating, processing, distributing and warehousing uses. Uses permitted in this district may result in some moderate external effects such as smoke, noise, glare or vibration, and typically include outdoor storage and related outdoor activities.
2. The external effects of the I-H district are incompatible with the subject property's close proximity to residences. There is also a church with a daycare program and outdoor playground 250 ft to the northwest.

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. The requested rezoning could negatively affect residents to the north through permitted uses that could have noxious environmental impacts such as air, noise and light pollution.

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 proposed rezoning is inconsistent with the East City Sector Plan and One Year Plan's LI (Light Industrial) land use classification, which does not permit consideration of the I-H zoning district.
2. The I-H district is incompatible with the General Plan's Development Policy 8.4, to protect residential areas from encroaching commercial development and other incompatible uses. It also conflicts with Policy 8.5, to protect neighborhoods from intrusive uses, declining public facilities, and other blighting influences.

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. The subject property is in an urbanized area with adequate infrastructure to accommodate more development.