Disposition Summary

Approve the RA (Low Density Residential) zone because it is consistent with the Knox County Comprehensive Plan and is supported by community and commercial amenities.

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Staff Recommendation

Approve the RA (Low Density Residential) zone because it is consistent with the Knox County Comprehensive Plan and is supported by community and commercial amenities.

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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 ZONES AFFECTED, OR IN THE COUNTY GENERALLY.
1. Development trends in the area have been predominantly residential in nature, consisting of primarily of single family houses on individual lots and in subdivisions, with some small multifamily developments to the south of E Emory Road. There is a commercial and civic node at the intersection of Tazewell Pike and E Emory Road that began developing in the 1990s.
2. This section of Tazewell Pike predominantly features A (Agricultural) zoning, interspersed with properties zoned RA (Low Density Residential) and PR (Planned Residential) with densities ranging from 1 to 4 dwelling units per acre within a mile radius. Nearby rezonings from A to PR began in the 1990s and have increased in frequency since 2020. Subdivision development has primarily been concentrated to the east and south of the subject property along Thompson School Road and E Emory Road.
3. Significant improvements to the Tazewell Pike and E Emory Road intersection were completed in 2017, and further pedestrian improvements were completed in 2023. A pedestrian bridge connecting Gibbs Elementary, Middle, and High Schools is proposed.
4. Gibbs Elementary School was constructed in 2007, and Gibbs Middle School was constructed in 2018. A new stadium was built at Gibbs High School in 2021.

THE PROPOSED AMENDMENT SHALL BE CONSISTENT WITH THE INTENT AND PURPOSES OF THE APPLICABLE ZONING ORDINANCE.
1. The RA zone is intended to provide for areas with low population densities. It is compatible with the surrounding residential zoning, which includes properties zoned RA, A, and PR up to 4 dwelling units per acre.
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 RA zone primarily allows residential and civic uses, which are compatible with the existing residential and civic character of the area.

THE PROPOSED AMENDMENT SHALL NOT ADVERSELY AFFECT ANY OTHER PART OF THE COUNTY NOR SHALL ANY DIRECT OR INDIRECT ADVERSE EFFECTS RESULT FROM SUCH AN AMENDMENT.
1. The RA zone is a low-density residential zone that allows single family houses and duplexes with Use on Review approval by the Planning Commission. These uses are consistent with the existing residential character, and the increased residential density is supported by nearby community and commercial amenities.
2. The traffic on Tazewell Pike, a state-owned minor arterial, would be minimally affected by a development of this size, and traffic would not be routed through side streets. Tennessee Department of Transportation approval and site distance verification would be required for any new curb cuts.
3. Although the property is near the entrance for Gibbs Elementary and Middle School, the southbound turn lane lies across a median from the subject property, and the northbound turn lane lies to the south of the property. Consequently, school traffic would not be disrupted by additional dwellings on the property.

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 property is within the SR (Suburban Residential) place type, which lists the RA zone as directly related. The housing mix of the SR place type calls for single family houses on lots smaller than one acre and attached residential houses such as duplexes, both of which are permitted in the RA zone.
2. The recommended rezoning complies with the Comprehensive Plan's Implementation Policy 5, to create neighborhoods with a variety of housing types and amenities in close proximity. The lot sizes and allowable uses in the RA zone allow for a wider variety of development than the current A zoning. Rezoning the property would cause a modest increase in density in close proximity to community and commercial amenities.
3. The subject property is within the Planned Growth Area of the Growth Policy Plan, which encourages a reasonably compact development pattern. The allowable lot sizes and housing types of the RA zone support the intent of the Planned Growth Area.