Disposition Summary

Approve the LI (Light Industrial) zoning because it is consistent with the sector plan and is a suitable location for industrial development, subject to one condition.

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Staff Recommendation

Approve the LI (Light Industrial) zoning because it is consistent with the sector plan and is a suitable location for industrial development, subject to one condition.

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1. Providing a Type A Landscape Screen along shared lot lines with residential uses.

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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. This area has experienced multiple rezonings to Industrial zones since the mid-1980s, most recently in 2020 (Case 1-D-20-R).

THE PROPOSED AMENDMENT SHALL BE CONSISTENT WITH THE INTENT AND PURPOSE OF THE APPLICABLE ZONING ORDINANCE:
1. The LI (Light Industrial) zone is intended to provide areas in which the principal use of land is for processing, storage, packaging, wholesaling, distribution, light manufacturing, and restricted retailing. In order to achieve compatibility in transition of property in the same or neighboring zones, performance standards are applied at lot lines. Landscaping and buffering requirements are intended to augment the transition of this zone with neighboring residential areas.

THE 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. The subject property is adjacent to a mobile home park, so a "Type A Screen, Dense" landscape buffer will be required along that shared lot line per Section 4.10.11.B of the Knox County Zoning Ordinance.
2. The western property line runs along a blue-line stream, so a 50-ft stream buffer would be required.
3. The southern border of the property is in the HP (Hillside Protection) area, and there are two distinct sloped areas in this location where the land slopes down to stream level. Adequate stormwater mitigation measures would be required to ensure proper erosion controls are employed. Light Industrial uses are primarily packaging and distribution and not heavy industrial uses that would be more anticipated from heavy industrial zoning.
4. Raccoon Valley Drive is a state-controlled roadway and any access and/or improvements would need to be coordinated with TDOT.

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. This area is part of the MU-SD, NCO-5 (Mixed Use-Special District, I-75 / Raccoon Valley Industrial and Commercial Center). This MU-SD extends along Raccoon Valley Road a short distance from its interchange with I-75.
2. The proposed amendment is consistent with the existing North County Sector plan's MU-SD NCO-5 land use classification. This land use class description notes that several properties are undeveloped or underutilized, and states that almost 400 acres in this area could be more intensely developed.