To be heard June 11, 2026Agenda Item No. 5

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Staff Recommendation

Approve the RN-5 (General Residential Neighborhood) zoning district because it is consistent with the adopted plans and surrounding development.

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PURSUANT TO THE CITY OF KNOXVILLE ZONING ORDINANCE, SECTION 16.1.E, ALL OF THE FOLLOWING CONDITIONS MUST BE MET FOR ALL REZONINGS:

THE PROPOSED AMENDMENT IS NECESSARY BECAUSE OF SUBSTANTIALLY CHANGED OR CHANGING CONDITIONS IN THE AREA AND DISTRICTS AFFECTED, OR IN THE CITY GENERALLY.
1. There has been a notable increase in residential development along this section of Valley View Drive since the early 2000s, primarily consisting of two-family, multifamily, and townhouse dwellings, and limited single-family subdivisions with small lots.

THE PROPOSED AMENDMENT IS CONSISTENT WITH THE INTENT AND PURPOSES OF THIS CODE.
1. The RN-5 (General Residential Neighborhood) zoning district is intended to accommodate medium-density residential neighborhoods comprising a heterogeneous mix of single-family, two-family, townhouse, and multi-family dwellings. The subject property meets the intent of the RN-5 district, as it is located in a residential area that features a wide mix of housing types.
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 allowable uses in the RN-5 district are compatible with zoning in the surrounding area, which consists of residential zoning districts RN-1 (Single-Family Residential Neighborhood) through RN-6 (Multi-Family Residential Neighborhood).
3. The majority of the property is within the HP (Hillside Protection Overlay) district, with slopes in the 15%-25%, 25%-40%, and above 40% ranges (Exhibit A: Slope Analysis). The HP overlay district is intended to protect hillsides by regulating the allowable amount of land that can be disturbed. The recommended disturbance budget for development in the HP area is 1.85 acres.
4. The subject property currently has a "C" designation for a Previously Approved Planned District that was approved in 1992 for a 72-unit multi-family complex (3-F-92-UR). A special use application to remove the "C" designation is concurrently also on this Planning Commission meeting agenda (6-A-26-SU).

THE PROPOSED AMENDMENT SHALL NOT ADVERSELY AFFECT ANY OTHER PART OF THE CITY, NOR SHALL ANY DIRECT OR INDIRECT ADVERSE EFFECTS RESULT FROM SUCH AMENDMENT.
1. The subject property is located on the south side of Sharps Ridge, where multi-family and townhouse development has been concentrated below the ridgeline near the base of the mountain. This rezoning request is for a portion of 0 and 3223 Valley View Drive that excludes the top of the steepest section of the lots near the ridge line. The proposed rezoning request would allow opportunities for more intensive development concentrated near the base of the mountain that is compatible with the character of the area.
2. The RN-5 zoning district dimensional standards were updated in November 2025 to allow a maximum building height of 55 ft for multi-family dwellings, unless adjacent to a single-family dwelling, in which case it is 45 ft (10-A-25-OA). Since the subject property abuts single-family dwellings to the south, east, and west, the maximum height that could be constructed here is 45 ft.
3. The subject property has direct access to Valley View Drive, a major collector street, and would not require traffic to be routed through residential neighborhoods.

THE PROPOSED AMENDMENT SHALL BE CONSISTENT WITH AND NOT IN CONFLICT WITH THE KNOXVILLE-KNOX COUNTY GENERAL PLAN AND ITS COMPONENT PARTS, INCLUDING ADOPTED SECTOR PLANS, CORRIDOR PLANS, AND RELATED DOCUMENTS.
1. The subject property is designated MDR (Medium Density Residential) in the City's One Year Plan and East City Sector Plan, which allows consideration of the RN-5 zoning district.
2. The proposed rezoning is consistent with the General Plan's Development Policy 4.1: Use schools and parks as foundations in planning neighborhoods and communities. The subject property is located directly across from the Whittle Springs Municipal Golf Course and within one mile of the Alice Bell Park and Ballfields and Richard Leake Recreation Center to the east, and Whittle Springs Middle School is roughly 0.40 miles to the west.

WHETHER ADEQUATE PUBLIC FACILITIES ARE AVAILABLE, INCLUDING, BUT NOT LIMITED TO, SCHOOLS, PARKS, POLICE AND FIRE PROTECTION, ROADS, SANITARY SEWERS, STORM SEWERS, AND WATER LINES, OR ARE REASONABLY CAPABLE OF BEING PROVIDED PRIOR TO THE DEVELOPMENT OF THE SUBJECT PROPERTY IF THE AMENDMENT WERE ADOPTED.
1. There are two Knoxville Area Transit bus stops within 0.15 miles of the subject property. The bus stop closest to the subject property at the corner of Lyons Way is included in the 2026 KAT Bus Stop Improvement Project, which will enhance safety for users by adding concrete pads for bus shelters and/or seating, curb ramps, and bus pull-offs. Construction is anticipated to begin in Fall 2026.
2. This is an urbanized area with ample utility and facility infrastructure to support a rezoning of this site.