Disposition Summary

Deny the C-G-1 (General Commercial) district because it is inconsistent with the surrounding small-scale office development. The HP (Hillside Protection Overlay) would be retained.

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Staff Recommendation

Deny the C-G-1 (General Commercial) district because it is inconsistent with the surrounding small-scale office development. The HP (Hillside Protection Overlay) would be retained.

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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 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 part of a cluster of parcels zoned O (Office) forming a small office node at the intersection of two local roads, Westfield Road and Circle Lane, just north of Kingston Pike. Properties on the east and west sides of Wakefield Road, and those to the north of Circle Lane, have been developed for small-scale office uses. The commercially zoned property at the eastern terminus of Circle Lane is a large office building. The two parcels north of that are accessed off of Papermill Drive, and the commercial developments south of Circle Lane are primarily accessed via Kingston Pike.
2. Recent changes include the construction of a new office building on Circle Lane to the east (built in 2021) and the conversion of a residential property on Westfield Road to the north into an office (between 2024 and 2026). These changes are consistent with the predominant office uses and do not support a change to commercial zoning.

THE PROPOSED AMENDMENT SHALL BE CONSISTENT WITH THE INTENT AND PURPOSE OF THE APPLICABLE ZONING ORDINANCE:
1. The requested C-G-1 district is intended for retail, personal service, office, and residential uses along commercial nodes and corridors. It promotes mixed-use development in a pedestrian-oriented environment.
2. The existing O district is intended to provide for an environment of low-intensity office and service uses, mixed with residential uses.
3. Although the subject parcel is located adjacent to a commercial corridor along Kingston Pike, it is part of a pocket of low-intensity office area tucked away from the major throughfare. There are no nearby sidewalks that support the intended pedestrian-oriented environment of the C-G-1 district. The existing O district is appropriate for this area.

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 requested C-G-1 district allows uses more intensive than would be appropriate for this low-intensity area, and commercial uses at this location would disrupt the cluster of small-scale office uses.

THE PROPOSED AMENDMENT SHALL BE CONSISTENT WITH AND NOT IN CONFLICT WITH THE GENERAL PLAN OF KNOXVILLE AND KNOX COUNTY, INCLUDING ANY OF ITS ELEMENTS, MAJOR ROAD PLAN, LAND USE PLAN, COMMUNITY FACILITIES PLAN, AND OTHERS:
1. The General Plan's Development Policy 9.3 encourages ensuring that the context of new development, including scale and compatibility, does not impact existing neighborhoods and communities. The C-G-1 district standards introduce a new setback and development pattern that is not consistent with development along Wakefield Road and Circle Lane. Building forms and uses permitted under the existing O district would be most compatible with the surrounding built environment.
2. The proposed C-G-1 zoning district is consistent with the MU-SD WC-2 (Mixed Use Special District, Papermill Corridor) classification of the West City Sector Plan and the One Year Plan, which encourages a mix of residential, commercial, and office uses.

ADEQUATE PUBLIC FACILITIES ARE AVAILABLE INCLUDING, BUT NOT LIMITED TO, SCHOOLS, PARKS, POLICE AND FIRE PROTECTION, ROADS, SANITARY 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. This area has adequate infrastructure and facilities to accommodate a commercial development on this 0.28-acre parcel.