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Staff Recommendation

Deny the PR (Planned Residential) zone up to 3 du/ac because it is not consistent with the adopted plans.

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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 surrounding area have remained stable, consisting of the sporadic construction of single-family dwellings on large lots. New residential subdivisions have been focused to the west and south of the subject property near areas with a suburban character.
2. In 2024, the Knoxville-Farragut-Knox County Growth Policy Plan was updated to expand the Planned Growth Area based on existing conditions, infrastructure, trends in land use, the natural environment, and input provided by citizens and a wide variety of governmental service providers. However, the subject property is not located within the expanded Planned Growth Area and is within the Rural Area, which caps density at 2 du/ac when certain criteria are met.
3. Rezonings trends in the surrounding area have primarily occurred to the south and west of the subject property within the Planned Growth Area.

THE PROPOSED AMENDMENT SHALL BE CONSISTENT WITH THE INTENT AND PURPOSES OF THE APPLICABLE ZONING ORDINANCE.
1. The PR zone is intended to provide optional methods of land development that encourage more imaginative solutions to environmental design problems and establish residential areas that are characterized by a unified building and site development program.
2. The subject property is relatively steep with slopes in the 15-25% and 25-40% ranges (Exhibit B: Slope Analysis), and there appears to be a blue line stream that runs along the western lot line. The PR zone would be appropriate to consider here, as it would allow development to cluster on more optimal sections of the site.
3. A non-disturbance buffer will be required along the blue-line stream to restrict development from encroaching on the stream.

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 PR zone ensures that site plans undergo a public review process and obtain Planning Commission approval of any proposed developments. The plan would be reviewed to determine whether the proposed development is compatible with the surrounding community.

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 subject property is designated RL (Rural Living) in the Comprehensive Plan, which does not allow consideration of the requested PR zone with up to 3 du/ac. A plan amendment to accommodate this rezoning request is not recommended.
2. The proposed rezoning is not consistent with the Comprehensive Plan's Implementation Policy 2: Ensure that development is sensitive to existing community character. The PR zone with up to 3 du/ac could allow development that is not consistent with the rural character of Fort Sumter Road.
3. The 2024 amendment to the Growth Policy Plan updated requirements for residential development within the Rural Area. Residential development in the Rural Area shall be limited to the following conditions: (a) no more than 2 dwelling units per acre, (b) sanitary sewer or a sewage system approved and maintained by a public utility company must be available, and © must be on a collector road with a minimum pavement width of 18 ft. The requested density of 3 du/ac is not supported by the Growth Policy Plan. Furthermore, Fort Sumter Road begins to narrow east of McCloud Road and varies in pavement width between 17-18 ft.
4. The requested zoning does not align with the Growth Policy Plan's Policy 2: Rezoning decisions shall be consistent with the Growth Plan Map and policies.