Approve the C-H-1 (Commercial Highway) district because it is consistent with the development of the surrounding area and the City of Knoxville's One-Year Plan. The TO-1 (Technology Park Overlay) district would be retained.

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Details of Action

Approve the C-H-1 (Commercial Highway) district because it is consistent with the development of the surrounding area and the City of Knoxville's One-Year Plan. The TO-1 (Technology Park Overlay) district would be retained.

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Staff Recommendation

Approve the C-H-1 (Commercial Highway) district because it is consistent with the development of the surrounding area and the City of Knoxville's One-Year Plan. The TO-1 (Technology Park Overlay) district would be retained.

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The subject property is currently zoned OP (Office Park), with the TO-1 (Technology Park Overlay) district covering a portion of the property. The request is for C-H-1 (Highway Commercial), and the TO-1 (Technology Park Overlay) district would be retained.

The decision of this body will be a recommendation to the Planning Commission, which will hear the rezoning request at its September 12th meeting (9-B-24-RZ).

BACKGROUND: The subject property is part of the former Scripps/Discovery Network Campus. The 33-acre site was subdivided into three lots in 2023.

PURSUANT TO ARTICLE V, SECTION 1 OF THE TTCDA ADMINISTRATIVE RULES AND PROCEDURES, THE DECISION OF THE TTCDA TO APPROVE A REZONING MUST BE BASED ON THE FOLLOWING CRITERIA:

A. CONFORMITY OF THE PROPOSED REZONING WITH THE TTCDA COMPREHENSIVE DEVELOPMENT PLAN (THE EQUIVALENT OF THE TTCDA DESIGN GUIDELINES) AND OTHER PLANS AFFECTING DEVELOPMENT WITHIN THE TECHNOLOGY OVERLAY
1. General Plan:
a. The rezoning supports the General Plan's Development Policy 1.9, to help identify and recruit businesses that can benefit from the Technology Corridor's access to surrounding amenities. The flexibility in allowed uses in the C-H-1 district encourages the re-use of an established campus situated at an ideal location for economic growth within the Technology overlay.
2. Northwest County Sector Plan:
a. The subject property is in the MU-SD, NWCO-1 (Dead Horse Lake Special Use District) in the City's One-Year Plan and the Northwest County Sector Plan, which recommends the MU-CC (Mixed Use Community Center) land use classification. The C-H-1 zoning district is a zone that can be considered in the MU-CC land use type.
3. Zoning Ordinance:
a. The C-H-1 (Commercial Highway) district is intended to provide for higher-intensity commercial uses of a predominantly auto-oriented character. The subject property is accessed via Sherrill Blvd, a major collector street that, as such, is intended to accommodate and move higher volumes of traffic to and from Pellissippi Parkway.
B. 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.

B. THE NEED AND JUSTIFICATION FOR THE PROPOSED REZONING
1. The proposed C-H-1 district would allow for flexibility in the reuse of the former Scripps Network Campus. Additionally, several individual properties in the area have been developed under C-H-1 zoning.

C. EFFECT OF THE PROPOSED REZONING ON THE SURROUNDING AREA
1. Since the early 2000s, the majority of rezonings in the surrounding area have been to commercial zones such as C-H (Highway Commercial), C-G (General Commercial), and PC (Planned Commercial), reflecting a consistent trend in commercial development on the I-40 corridor.
2. Because the requested zone allows compatible uses with those already in the area, and the property is located off a classified street, no adverse impacts are expected on the surrounding area.