Disposition Summary

Approve the PC (Planned Commercial) / F (Floodway) zones because they are consistent with the sector plan's vision for this area post-construction of the new road and would require plan approval from the Planning Commission.

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Staff Recommendation

Approve the PC (Planned Commercial) / F (Floodway) zones because they are consistent with the sector plan's vision for this area post-construction of the new road and would require plan approval from the Planning Commission.

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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. As mentioned previously, Powell Drive is a fairly new road that was completed in 2016 and connected W. Emory Road with Clinton Highway, two major arterials.

THE PROPOSED AMENDMENT SHALL BE CONSISTENT WITH THE INTENT AND PURPOSE OF THE APPLICABLE ZONING ORDINANCE:
1. The PC (Planned Commercial) zone is intended for a unified grouping of commercial buildings that do not require or desire a central business district location. It is the objective of this zone to achieve the highest quality site design, building arrangement, landscaping and traffic circulation patterns possible.

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 top northeast corner of the site is in the Beaver Creek floodway. The majority of the site is in the 100-yr floodplain, with additional parts of the property in the 500-yr floodplain. Site plans would be required to comply with the Knox County Stormwater Ordinance, and would be subject to approval by the Knox County Department of Engineering and Public Works (EPW). The Stormwater Division of EPW has been working with the applicant and has provided the new no-fill line.
2. There are multiple closed contours on the site, which could indicate the presence of sinkholes. If they are sinkholes, they would require a 50-ft no-build buffer around the largest contour line. A determination may be required by GeoTech Services to determine if these topographic lines represent sinkholes.
3. Site plans would have require Planning Commission approval, so this body would have the opportunity to review the plans for compliance and add any conditions it thought prudent related to the mitigation of the environmental constraints and/or potential adverse impacts.

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. The recommended approval of the North County Sector Plan map amendment to the CC (Community Commercial) land use designation permits consideration of retail and service-oriented development.
2. The sector plan identified the intersection of Brickyard Road and West Beaver Creek Drive (a little less than 1/2 mile to the west of the subject property) as a potential business park location, making the case for commercial zoning in this area.
3. This property is within the Planned Growth Area of the Growth Policy Plan and appears to be serviced by both water and wastewater.
4. The requested zoning does not appear to be in conflict with the General Plan or any other adopted plans.