Staff seeks to add residential and medical uses to CA/CB/CV zones as interim UDO step

Planning staff on Tuesday presented a package of ordinance amendments that would add several residential and medical uses into CA and CB commercial zones across the county as an interim measure before a new Unified Development Ordinance (UDO).

Michelle, a member of planning staff, explained the package is rooted in recommendations from the Alcoa Highway Corridor study and will apply countywide because it changes permitted uses in those zones. "By right, on behalf of Knox County codes, we've added in clinics, medical office, dental offices, and other medical uses of a similar nature, and houses, duplexes, upper-level dwellings, and multifamily structures or developments with density up to 12 units per acre," Michelle said.

The proposal differentiates allowable density by place: in rural areas a lower per-acre cap applies, planned-growth areas would allow up to 12 units per acre on arterial sites and up to five on collectors, and urban growth areas would allow up to 24 units per acre. For CA and CB, planners proposed up to 12 units per acre by right for mixed-use and upper-level dwellings, while CA/CV could have up to 12–24 units per acre under review depending on location. Staff also proposed provisions to prevent "double-dipping" density when a parcel contains commercial uses plus residential components and to require landscape screening adjacent to single-family uses.

Commissioners asked why single-family residences remain allowed in CA zones given corridor goals; staff explained the countywide distribution of CA/CB zones includes scattered parcels where single-family may be appropriate and that allowing selected residential uses offers transitions from corridor development back to neighborhoods. Commissioners also discussed story/height clarifications (45 feet versus number-of-stories adjustments) and density calculations for mixed-use projects.

Staff noted the drive-through portion of earlier proposed amendments remains under separate review at the county commission. The commission received general positive feedback from one member who said the amendment appears well-crafted and could enable desirable mixed-use redevelopment along major routes.