To be heard June 11, 2026Agenda Item No. 8

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Staff Recommendation

Approve the request to remove the previously approved planned district (C ) designation because it will enable development that is consistent with the current zoning code and adopted plans.

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Prior to the adoption of the current zoning ordinance, the subject property was zoned RP-1 (Planned Residential) with up to 1 du/ac. The property was assigned the RP-1 zone in the early 1970's. The former RP-1 zoning provided optional methods of land development to encourage more imaginative solutions to environmental design problems and was intended to establish a unified building and site development program. The RP-1 zoning district required a use-on-review development plan prior to the permitting process to establish a new use on the site.

Per Article 1.4.G (Previously Approved Planned Districts) of the City of Knoxville Zoning Ordinance, all previously approved planned districts remained in effect and are subject to all plans, regulations, and/or conditions of their approval. The previously approved plan for this RP-1 district consisted of a 72-unit multi-family complex (3-F-92-UR).

Under the adoption of the City Zoning Ordinance on January 1, 2020, this property was assigned the RN-1 (Single-Family Residential Neighborhood) zoning district and HP (Hillside Protection Overlay), but retained the previously approved planned district (C) designation.

If the former RP-1 zoning is removed from the site, the base zoning district for the property would apply. There is a concurrent rezoning request for the southern 6.91 acres of the subject property to go from RN-1 to the RN-5 (General Residential Neighborhood) zoning district (6-B-26-RZ). Before plans can be approved for a change to the site or use, the "C" designation must be removed via a special use.

STANDARDS FOR EVALUATING A SPECIAL USE (ARTICLE 16.2.F.2)

1) THE USE IS CONSISTENT WITH ADOPTED PLANS AND POLICIES, INCLUDING THE GENERAL PLAN AND THE ONE-YEAR PLAN.
A. Removal of the planned district is not a use in and of itself. The land where the "C" designation exists would be developed, and the determination of the use in the base zoning district and its consistency with the One Year Plan and the East City Sector Plan would be applicable at that time.

2) THE USE IS IN HARMONY WITH THE GENERAL PURPOSE AND INTENT OF THIS ZONING CODE.
A. Removal of the previously approved planned district designation would not cause nonconformance with the City of Knoxville's Zoning Ordinance. The multi-family development was never constructed, and the subject properties are currently undeveloped wooded lots.
B. Any proposed development will be required to be consistent with the general purpose and intent of the base zoning district and the City's Zoning Code.

3) THE USE IS COMPATIBLE WITH THE CHARACTER OF THE NEIGHBORHOOD WHERE IT IS PROPOSED, AND WITH THE SIZE AND LOCATION OF BUILDINGS IN THE VICINITY.
A. This special use request is to remove a former planned district designation on three parcels that were part of a development plan approved in 1992. Since this request is not for a specific use, it is not out of compliance with this section of the zoning ordinance.
B. Removal of the (C ) designation allows for the subject property to be developed according to current zoning standards. The base RN-1 zoning district is compatible with the wide range of residential zoning districts in the area.

4) THE USE WILL NOT SIGNIFICANTLY INJURE THE VALUE OF ADJACENT PROPERTY OR BY NOISE, LIGHTS, FUMES, ODORS, VIBRATION, TRAFFIC, CONGESTION, OR OTHER IMPACTS DETRACT FROM THE IMMEDIATE ENVIRONMENT.
A. Removal of the previous planned district is not a specific use and its removal will not significantly injure the value of adjacent property.
B. All development is required to comply with Article 10 of the City of Knoxville Zoning Ordinance, which regulates the aforementioned impacts.

5) THE USE IS NOT OF A NATURE OR SO LOCATED AS TO DRAW SUBSTANTIAL ADDITIONAL TRAFFIC THROUGH RESIDENTIAL STREETS.
A. Since the removal of the previous planned district is not a specific use, its removal will not draw traffic.

6) THE NATURE OF DEVELOPMENT IN THE SURROUNDING AREA IS NOT SUCH AS TO POSE A POTENTIAL HAZARD TO THE PROPOSED USE OR TO CREATE AN UNDESIRABLE ENVIRONMENT FOR THE PROPOSED USE.
A. There are no known uses in the area that could be a potential hazard or create an undesirable environment for future development that is anticipated to occur at this site.