To be heard November 12, 2026Agenda Item No. 24

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Staff Recommendation

Deny the PR (Planned Residential) zone up to 2.25 du/ac because it is incompatible with existing transportation infrastructure.

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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. The subject property is in an area that has seen a significant transition of multi-acre residences and farmland to suburban residential development since 2010. The most recent subdivision completed in the area is the Braxton Creek development across Newcomb Lane from the subject property. However, that development does not access Newcomb Lane. The Braxton Creek subdivision connects with N Campbell Station Road via Loggerhead Lane, a right-of-way that was developed according to current engineering standards. Newcomb Lane, on the other hand, is a narrow and unstriped local street. Newcomb Lane intersects with N Campbell Station Road at such an angle and crest that it is challenging to see oncoming traffic from either direction and turning right requires a vehicle to take up both lanes of traffic. The infrastructure conditions at this location do not support this request for a residential rezoning.
2. A Transportation Planning Report was completed in 2022 that includes a functional layout of a possible design shifting N Campbell Station Road to the west, where it will tie back in near Newcomb Lane (see Exhibit B). It notes that the portion of Campbell Station Road north of Snyder Road is to be developed as part of a "separate study". This design is preliminary and TDOT is currently doing some internal studies to refine their final proposal, which may result in a decision to not shift road alignment. The latest TDOT 10-Year Plan shows the schedule of this project as being in the Preliminary Engineering (PE) phase in 2026, with right-of-way acquisition in 2029, and construction in 2032. The fact that the project is programmed in the 10-Year Plan means that all funding is in place. At this stage, it is unclear how Newcomb Lane could be impacted by this proposed capital improvement, and the plans do not appear to directly address the substandard intersection. This potential future change of transportation conditions does not warrant a residential rezoning on the subject property.

THE PROPOSED AMENDMENT SHALL BE CONSISTENT WITH THE INTENT AND PURPOSE OF THE APPLICABLE ZONING ORDINANCE:
1. The requested PR (Planned Residential) zone is intended to provide optional methods of development that address environmental constraints on a site by allowing more flexibility in building location and form. The PR zone includes a 35-ft standard periphery boundary along the perimeter of the lot.
2. The subject property does not have any apparent environmental design problems that would be best addressed with the PR zone, and the standard periphery boundary limits the developable area on this relatively narrow 1.83-acre lot. This is a smaller lot than the PR zone is typically intended for. The Braxton Creek subdivision is more aligned with the intent of the PR zone in terms of project scale.

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 have a negative effect on traffic safety. At the requested density of 2.25 du/ac, 4 homes could be permitted on the site with an estimated daily traffic impact of 52 trips per day. Additional traffic on this substandard residential street with significant sight distance and maneuvering issues at its intersection with N Campbell Station Road could increase the risk of traffic collisions in this area.

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. The Comprehensive Plan's SR (Suburban Residential) place type designation for the subject property does permit consideration of the PR zone at the requested density. However, approving this rezoning would be in conflict with the Comprehensive Plan's Implementation Policy 12, to improve safety for all (roadway) users, and Policy 9, to coordinate infrastructure improvements with development. The current intersection needs improvement before more residential intensity can be considered here.