Disposition Summary

Deny the PR (Planned Residential) zone up to 4 du/ac because it is incompatible with environmental and roadway conditions.

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Staff Recommendation

Deny the PR (Planned Residential) zone up to 4 du/ac because it is incompatible with environmental and roadway 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. The subject property is comprised of wooded steep slopes surrounding a tributary stream of Ten Mile Creek, and overhead utility easements, and a large, closed contour indicating the potential presence of a sinkhole at its southwest corner. The property is located in a residential area along S Gallaher View Road that has remained relatively unchanged for decades. This section of S Gallaher View Road is narrow with approximately 18-ft of pavement width and no shoulders. There is a severe reverse curve where the subject property borders the road, creating significant sight distance issues for access to and from the property. These conditions do not necessitate the requested residential rezoning from A (Agricultural) to PR (Planned Residential) up to 4 du/ac, which would allow up to 30 homes to be built.

THE PROPOSED AMENDMENT SHALL BE CONSISTENT WITH THE INTENT AND PURPOSE OF THE APPLICABLE ZONING ORDINANCE:
1. The PR zone is intended to provide optional methods of development that encourage imaginative solutions to environmental design problems. Residential density can be clustered in the optimal areas of a property to preserve more sensitive areas. Each planned unit development shall be compatible with surrounding or adjacent zones, as determined by the Planning Commission.
2. While the PR zone is intended to accommodate environmental issues on a property, the quantity and extent of issues on the subject property are so varied and extreme that developable area on the lot is quite limited. With a large potential sinkhole, a utility easement, a blue line stream requiring buffering, an undisturbed HP (Hillside Protection) area, and sight distance constraints that limit where the property can be accessed, it is unlikely that 30 homes could be clustered in the buildable area of the lot in a manner that is compatible with surrounding properties.

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. A residential rezoning on this property could have an adverse impact on traffic conditions along this narrower section of S Gallaher View Road. With multiple large curves in the road along the perimeter of this lot, the addition of 333 average daily trips stemming from the maximum density of this rezoning request could increase the likelihood of traffic conflicts.

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 place type designation for the subject property is SR (Suburban Residential), which permits consideration of the PR zone up to 4 du/ac. However, approving this rezoning would 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 winding and narrow conditions of S Gallaher View Road here is not conducive to residential rezoning.