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Staff Recommendation

Deny the PR (Planned Residential) zone up to 12 du/ac because it is incompatible with the Comprehensive Plan and infrastructure conditions.

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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. While there is notable multifamily development constructed or approved for construction south of the subject property, those lots have exclusive access to Outlet Drive. The subject lot has access on Snyder Road, which is a much narrower and curving minor collector street where the PR (Planned Residential) zone at a density of 12 du/ac is inadvisable.
2. The rezoning of the abutting lot south of the subject property at the corner of Snyder Road and Outlet Drive to PR up to 18 du/ac in 2015 (case# 5-E-15-RZ) was informed by anticipated Tennessee Department of Transportation capital improvements that would connect Outlet Drive to Parkside Drive across I-40 (see Exhibit B). This transportation project has not come to fruition, and it is not anticipated to begin in the near future. There are not changing conditions that support an expansion of intensive residential development north along Snyder Road, where the context is more rural.

THE PROPOSED AMENDMENT SHALL BE CONSISTENT WITH THE INTENT AND PURPOSE OF THE APPLICABLE ZONING ORDINANCE
1. The purpose of the PR zone is to enable development that is responsive to environmental challenges on a site, such as streams for steep slopes. It is also intended to be compatible with surrounding or adjacent zones.
2. There is a stream and a swath of HP (Hillside Protection) area on this property, which aligns with the purpose of the PR zone. However, the requested density of 12 du/ac is inconsistent with the intent that development be compatible with adjacent zones. While there is PR zoning at a higher density to the south, that property only accesses Outlet Drive, a much larger street. The other abutting properties that have the same access on Snyder Road as the subject property are all zoned A (Agricultural), and have sparse residential development that is more aligned with the conditions of that relatively narrow collector street.

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 proposed rezoning could adversely affect traffic safety and congestion on Snyder Road. The road has no shoulders, and is across from a private school driveway. There is a crest to the south and a sloped curve to the north of the property's access points, which could be vulnerable to traffic conflicts with the 221-unit development potential on this site with the requested density.

THE 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. PR zoning at a density of 12 du/ac cannot be considered in the RC (Rural Conservation) place type designation for this property, and a plan amendment to the SR (Suburban Residential) place type is not recommended by staff.
2. The requested rezoning is inconsistent with the Comprehensive Plan's Implementation Policy 9, to coordinate infrastructure improvements with development. The potential development of 221 dwellings on the subject property is not supported by the relatively narrow and curving conditions of Snyder Road. It is also incompatible with Policy 2, to ensure that development is sensitive to existing community character. While there is intensive residential development fronting Outlet Drive to the south, the residential character along Snyder Road remains low density and rural, in accordance with the RC place type.