Disposition Summary

Approve the C-H-1 (Highway Commercial) zoning district because it is consistent with the surrounding development. The TO-1 (Technology Park Overlay) district would be retained.

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Staff Recommendation

Approve the C-H-1 (Highway Commercial) zoning district because it is consistent with the surrounding development. The TO-1 (Technology Park Overlay) district 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 IS NECESSARY BECAUSE OF SUBSTANTIALLY CHANGED OR CHANGING CONDITIONS IN THE AREA AND DISTRICTS AFFECTED, OR IN THE CITY GENERALLY.
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 in this area along the I-40 corridor.
2. The subject property was formerly part of the Scripps Networks campus, which housed the headquarters offices and broadcasting facility for the network's programming. However, since Scripps has sold the properties and no longer occupies the spaces, they are now separate entities open to individual development and changes in use. Due to its proximity to a major arterial highway, I-40/I-75, the C-H-1 district is suitable for the subject property.

THE PROPOSED AMENDMENT IS CONSISTENT WITH THE INTENT AND PURPOSES OF THIS CODE.
1. The C-H-1 district is intended to provide for higher-intensity commercial uses of a predominantly auto-oriented character. The subject property is situated along Sherrill Boulevard, a major collector street that accommodates heavy volumes of traffic coming to and from Pellissippi Parkway.
2. The TO-1 (Technology Park Overlay) District is intended to provide for physical development review in the Tennessee Technology Corridor Area. The TO-1 district requires TTCDA approval of all rezoning requests. This request will be heard at the September 9, 2024 TTCDA meeting (9-A-24-TOR).
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 CITY, NOR SHALL ANY DIRECT OR INDIRECT ADVERSE EFFECTS RESULT FROM SUCH AMENDMENT.
1. The proposed C-H-1 district is not anticipated to adversely affect the surrounding area, as it is intended to ensure the mitigation of any potential impacts related to higher-intensity commercial uses on neighboring uses.
2. The surrounding area features various uses, including commercial, office, and private recreation (golf course).

THE PROPOSED AMENDMENT SHALL BE CONSISTENT WITH AND NOT IN CONFLICT WITH THE KNOXVILLE-KNOX COUNTY GENERAL PLAN AND ITS COMPONENT PARTS, INCLUDING ADOPTED SECTOR PLANS, CORRIDOR PLANS, AND RELATED DOCUMENTS.
1. 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 district is a district that can be considered in the MU-CC land use type.
2. The rezoning complies with the General Plan's Development Policy 9.10, to encourage commercial and office development that improves the form and function of traditional strip development patterns. The TTCDA design guidelines are intended to maintain overall visual quality and continuity within the corridor to achieve functional, aesthetic, and visual unity.

WHETHER ADEQUATE PUBLIC FACILITIES ARE AVAILABLE INCLUDING, BUT NOT LIMITED TO, SCHOOLS, PARKS, POLICE AND FIRE PROTECTION, ROADS, SANITARY SEWERS, STORM 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 is an urbanized area with ample utility and facility infrastructure to support a rezoning of this site. The area is served by the West Knox Utility District (WKUD) for water and sewer services.