Disposition Summary

Approve the PR (Planned Residential) zone with up to 2 du/ac because it is consistent with the Knox County Comprehensive Plan and surrounding development. The F (Floodway) zone would be retained.

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Staff Recommendation

Approve the PR (Planned Residential) zone with up to 2 du/ac because it is consistent with the Knox County Comprehensive Plan and surrounding development. The F (Floodway) zone would be retained.

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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 ZONES AFFECTED, OR IN THE COUNTY GENERALLY.
1. Since the early 1980s, development trends in the surrounding area have been residential and commercial. Residential development has consisted of single-family dwellings on various lot sizes, duplexes, and townhouse developments. Commercial development has been concentrated along Alcoa Highway, a commercial corridor 0.57 miles north of the subject property.
2. Ongoing road improvements to Alcoa Highway have included widening road lanes, installing roundabouts near minor collector roads such as Montlake Drive and Maloney Road, and adding sidewalks and bike lanes.

THE PROPOSED AMENDMENT SHALL BE CONSISTENT WITH THE INTENT AND PURPOSES 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. The subject property is in the SP (Stream Protection) area and is largely within 100-year and 500-year floodplains. Due to these environmental constraints, the PR zone is appropriate to consider here as it allows for development to be clustered outside floodplains and environmentally sensitive 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 AN AMENDMENT.
1. The PR zone ensures that site plans undergo a public review process and obtain Planning Commission approval before construction begins. The plan will be reviewed to determine whether the proposed development is compatible with the surrounding community.
2. There are closed contours throughout the subject property that could indicate the presence of sinkholes unless a geotechnical survey is done to determine otherwise (Exhibit B). If it is determined that they are sinkholes, a 50-ft no-build buffer may be required.
3. Any proposed developments must comply with the Knox County Stormwater Ordinance, which provides the necessary regulations relating to grading, filling, drainage, and other general site preparations to mitigate runoff and protect public health and safety.

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 is designated with the SR (Suburban Residential) place type in the Knox County Comprehensive Plan. The PR zone is considered partially related to the SR place type. Per Appendix H, partially related zones must meet additional criteria. The proposed rezoning meets the first criterion, as the housing types supported by the PR zone with a density of 2 du/ac align with the land use mix of the SR place type, which includes single-family dwellings on lots smaller than an acre and small scale attached dwellings.
2. The recommended rezoning complies with Implementation Policy 5, to create neighborhoods with a variety of housing types and amenities. The subject property is 0.25 miles west of the Maloney Road Park and Knox-Blount Greenway trail, roughly a mile from IC King Park, and just south of the commercial corridor along Alcoa Highway. The area's various commercial and public amenities support a rezoning of this site.
3. The rezoning also complies with Implementation Policy 7, to encourage development practices that conserve natural features. The requested density of 2 du/ac would allow flexibility for a moderate increase in development without the pressure to overdevelop an environmentally sensitive site.
4. The subject property is within the Planned Growth Area of the Growth Policy Plan, which encourages a more compact pattern of development. The PR zone with up to 2 du/ac supports the intent of the Planned Growth Area.