Disposition Summary

Approve the A (Agricultural) zone because it is a minor extension and is compatible with the property's environmental constraints.

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Staff Recommendation

Approve the A (Agricultural) zone because it is a minor extension and is compatible with the property's environmental constraints.

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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. Development along this section of Westland Drive has predominantly consisted of single-family and townhouse subdivisions since the construction of Pellissippi Parkway in the mid-1990s. An approximately 27-acre senior living facility was constructed to the northwest of the subject property in 2020.
2. In 2018 part of the subject property was included in a rezoning from A (Agricultural) to CA (General Business) and OA (Office Park) and in a use-on-review request for a self-storage facility that was constructed directly to the north in 2024 (7-E-18-RZ, 12-F-18-UR). Two jurisdictional wetlands and streams were identified on the subject property in 2019 during the construction of the self-storage facility (Exhibit B).
3. In 2021 a rezoning from AG (General Agricultural) to O (Office) in the City was denied on a property 30 ft to the southwest, largely due to environmental constraints (7-E-21-RZ).
4. The subject property was subdivided from the abutting parcel to the north in 2025 after the self-storage facility was completed, changing its access to a one-way gravel access strip off of Westland Drive. A plat was recorded in April 2026 that combines the subject property with the 9 acres directly to the south (Exhibit B).

THE PROPOSED AMENDMENT SHALL BE CONSISTENT WITH THE INTENT AND PURPOSES OF THE APPLICABLE ZONING ORDINANCE.
1. The A zone provides for a wide range of agricultural and related uses as well as residential uses with low population densities and other compatible uses which generally require large areas or open spaces. The low population density of the A zone aligns with the environmental constraints on the property.
2. Rezonings should be based on the entire range of uses allowed within a zone to ensure that any development brought forth at a future time would be compatible with the surrounding land uses. The agricultural and residential uses permitted in the A zone align with the existing uses of surrounding properties.

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 current CA zoning allows for commercial and higher density residential uses that could negatively impact the wetlands and streams on the property.
2. The proposed A zoning is less intensive than the current CA zone, allows for low density residential and agricultural uses that are sensitive to these environmental constraints, and would be a minor extension of the A zoning on the rest of the parcel.

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 A zone is appropriate within the POS (Parks and Open Space) place type plan amendment recommended by staff.
2. The rezoning is compatible with the subject property's location in the Planned Growth Area of the Growth Policy Plan.