Disposition Summary

Approve the PR (Planned Residential) zone with up to 10 du/ac because of the of the changes of conditions in the area, the proximity of a major employment area, and because it is consistent with the Knox County Comprehensive Plan.

---

Staff Recommendation

Approve the PR (Planned Residential) zone with up to 10 du/ac because of the of the changes of conditions in the area, the proximity of a major employment area, and because it is consistent with the Knox County Comprehensive Plan.

---

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 COUNTY GENERALLY:
1. Dutchtown Road underwent major improvements in 2009, including the widening of the road and the addition of a new center turn lane and sidewalks.
2. Over the last 15 years, the broader area west of Pellissippi Parkway has experienced significant development changes involving the growth of the nearby interchange at the parkway into an office node and the addition of several residential subdivisions. Examples of the latter includes Dutchtown Wood subdivision along Dutchtown Road, Dutchtown View West subdivision north of the subject property, Hamilton Park subdivision along Bob Gray Road, Hidden View Farms subdivision along Lovell Rd, and Cove at Churchill Downs and Parker Hill subdivisions along Chesney Road; all of which began construction within the last 7 years.

THE PROPOSED AMENDMENT SHALL BE CONSISTENT WITH THE INTENT AND PURPOSE OF THE APPLICABLE ZONING ORDINANCE:
1. The PR zone is intended to provide flexibility for different types of residential development including houses, duplexes, and multi-dwelling structures.
2. At 10 du/ac, the property could accommodate a maximum of 21 dwelling units. This is 11 more units than that of the property's current PR at 5 du/ac zone would allow.
3. 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 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. No significant adverse impacts are anticipated to occur with the requested increased density. This is a corner lot at the intersection of a collector street (Bob Kirby Rd.) and an arterial street with sidewalks on both sides (Dutchtown Rd.) that is near several public schools within 0.5 miles (Web School, Christian Academy of Knoxville, and Peer Academy). There is a bus route along Cedar Bluff Road and the Cedar Bluff Elementary, Cedar Bluff Middle, and Catholic High schools are approximately 1.2 miles east of the subject parcel. There are many other amenities to the west closer to Pellissippi Parkway that supports PR at 10 du/ac here.
2. Residential developments under the PR zone would be compatible with the surrounding mix of residential uses which includes an abutting duplex subdivision to the north and a mobile home park south of Dutchtown Road.

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 proposed amendment is consistent with the subject property's location in the Planned Growth Area of the Growth Policy Plan (2024 amendment), which encourages a reasonably compact pattern of development and wide range of housing choices.
2. The proposed rezoning is compatible with the CMU (Corridor Mixed-use) place type as defined in the Comprehensive Plan, which allows consideration of the PR zone with a density up to 24 du/ac as a partially related zone.
3. Partially related zone considerations must meet additional criteria provided in Appendix H of the Comprehensive Plan to ensure their compatibility with the place type. The PR zone with 10 du/ac is appropriate here because it would permit uses and development forms that are consistent with the primary and secondary uses described in the place type (criteria 1) and it is compatible with the current zoning of adjacent sites (criteria 2).
4. The proposed rezoning is consistent with Implementation Policy 5 of the comprehensive plan that encourages the creation of neighborhoods with a variety of housing types and amenities in close proximity. The broader area has a mix of housing types and is supported by many nearby amenities, as mentioned above.
5. Increasing the density to allow for 11 more units than that is currently permissible also supports the recommendation of Implementation Policy 6 of the Comprehensive Plan to promote attainable housing that meets the needs of the current and future residents.