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Staff Recommendation

Approve the development plan for a detached dwelling in the PR (Planned Residential) zone, subject to 4 conditions.

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1. Meeting all applicable requirements of the Knox County Zoning Ordinance.
2. Meeting all requirements of the Knox County Department of Engineering and Public Works, including, but not limited to, obtaining approval of the Tennessee Department of Transportation (TDOT) for any new access to Governor John Sevier Highway.
3. Providing a Type C landscape screen (details in Exhibit B) along the Governor John Sevier Highway frontage and maintaining a 50-ft no-disturbance buffer along the frontage, except for allowing any approved access to the highway.
4. If during plat approval or construction of the development, it is discovered that unforeseen off-site improvements within the right-of-way are necessary as caused by this development, the developer will either enter into a Memorandum of Understanding with the County for these improvements or reimburse the County for their direct expenses (if competed by County crews) to make corrections deemed necessary.

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This request is for a detached dwelling on a 2.91-acre vacant property along Governor John Sevier Highway. In 2022, the Planning Commission approved the PR (k) zone at 2 du/ac for this property, subject to these conditions:
1) Preserve a 50-ft depth buffer yard for tree and vegetation planting along the Governor John Sevier Highway frontage, except for allowing approved access to Governor John Sevier Highway, as recommended by the Governor John Sevier Scenic Highway Corridor Study. High visibility tree protection fencing shall be installed before clearing and grading activities begin and maintained until site and building construction are complete.
2) A planting plan for the 50-ft buffer yard along the frontage of Governor John Sevier Highway is required to be submitted as part of the Concept Plan and/or Use on Review.
3) No clearing or grading of the site shall be permitted until a Concept Plan or Use on Review development plan is approved by the Planning Commission.

DEVELOPMENT PLAN ANALYSIS PER ARTICLE 6, SECTION 6.50.06 (APPROVAL OR DENIAL)
In the exercise of its administrative judgment, the Planning Commission shall determine if the proposed plan is in harmony with the general purpose and intent of the zoning ordinance and adopted plans.

1) ZONING ORDINANCE
PR (k) (Planned Residential, with conditions) up to 2 du/ac:
A. The PR zone allows detached dwellings as a permitted use. The administrative procedures for the PR zone require the Planning Commission to approve the development plan before permits can be issued (Article 5, Section 5.13.15).
B. The proposed density of 0.35 du/ac is will within the approved density of 2 du/ac (4-S-22-RZ).
C. To satisfy the conditions of rezoning approval, the applicant shall provide a Type C landscape yard along the front of the property except for the entrance area, as stated in condition 3.

2) KNOX COUNTY COMPREHENSIVE PLAN - IMPLEMENTATION POLICIES
A. Ensure that development is sensitive to existing community character. (Implementation Policy 2) - Detached houses would be compatible with other single-family residences in the area.

3) FUTURE LAND USE MAP
A. The property is classified as the RL (Rural Living) place type in the Knox County Comprehensive Plan. Detached dwellings are considered a primary use in the RL place type and the proposal is consistent with the RL area's intent to provide single family houses on a wide range of lot sizes.
B. The place type specifies a building height maximum of 2 stories and setbacks that can be varied. Condition 1 stipulates that the proposed house shall meet the dimensional requirements of the PR zone.

4) KNOXVILLE - FARRAGUT - KNOX COUNTY GROWTH POLICY PLAN
A. The property is within the Rural Area of the Growth Policy Plan. The Knox County Zoning Ordinance and Zoning Map shall determine land uses permitted in the Rural Area. The rural designation shall not impede the right of a property owner to use or develop the property for a purpose permitted by that property's zoning. The PR zone allows detached dwellings as a permissible use.
B. Per the 2024 amendment of the Growth Policy Plan, residential development in the Rural Area is subject to 3 criteria, one of which is for sanitary sewer, or a sewage system approved and maintained by a public utility company and public water be available. The subject property relies on a septic system in lieu of a sewer connection. However, the property was rezoned from A to PR prior to the adoption of the amended Growth Policy Plan. As stated above, the rural designation does not limit a property owner's right to use or develop the property as allowed by its zoning. The proposed development meets other conditions of the plan.