Disposition Summary

Approve the requested alternative design standards as recommended by the City of Knoxville Engineering Department.

Approve the concept plan subject to 9 conditions.

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Staff Recommendation

Approve the requested alternative design standards as recommended by the City of Knoxville Engineering Department.

Approve the concept plan subject to 9 conditions.

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1) Providing a turnaround at the north end of Road 'B' during the design plan phase, subject to review and approval by the City of Knoxville Engineering Department.
2) Obtaining approval from the City of Knoxville Engineering Department during the design plan phase to increase the maximum intersection grade from 1 percent to up to 3 percent on Road 'A' at its intersection with Road 'B'.
3) Confirming that the land disturbance complies with the HP (Hillside Protection Overlay) zone district during the design plan phase.
4) Meeting all applicable requirements of the City of Knoxville Zoning Ordinance.
5) Meeting all applicable requirements of the City of Knoxville Engineering Department.
6) Connection to sanitary sewer and meeting any other relevant utility provider requirements.
7) Provision of a street name consistent with the Uniform Street Naming and Addressing System within the City of Knoxville (City Ord. 0-280-90).
8) Before certification of the final plat for the subdivision, establish a property owners association or other legal entity responsible for maintaining common facilities, such as common areas, amenities, and/or stormwater drainage systems.
9) Placing a note on the final plat that lot 1 shall have access only to the internal street system.

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BACKGROUND: This proposal is for a 29-lot subdivision for a townhouse development. Eight individual structures are proposed, comprising 29 dwelling units in total. Each unit has an open living/dinning area and a one-car garage on the ground floor and three bedrooms on the upper floor. The property was rezoned from RN-1 to RN-3 in November 2021 (10-F-21-RZ) and had a concept plan approved for an 18-lot single-family subdivision in June 2023 (4-SB-22-C). However, the property was not developed according to the previously approved concept plan, and it now requires a special use approval for townhouses in the RN-3 zone.

HP OVERLAY: There are 1.3 acres of this 4.2-acre site within the Hillside Protection (HP) Overlay district. The HP overlay allows a maximum of 0.7 acres (53.4%) of the 1.3 acres in the HP area to the disturbed. This proposal disturbs 0.7 acres. Staff is recommending a condition that during the design plan phase, the land disturbance in the HP overlay be confirmed. If it exceeds 0.7 acres, a level 2 Hillside Protection application will be required to request additional land disturbance. This would require Planning Commission approval.

TURNAROUND ON ROAD 'B': Section 3.03.E.1.f of the Subdivision Regulations requires a dead-end private right-of-way be provided with a suitable turnaround meeting AASHTO guidelines and Knoxville Fire Prevention Bureau requirements. However, per Section D103.4 of the International Fire Code, a turnaround is not required if the distance of the dead-end right-of-way is less than 150 ft. The proposed Road 'B' does not have a turnaround on the north end, but the distance between the north end of Road 'B' and its intersection with Road 'A' is less than 150'. Staff is recommending a condition that this should be provided during the design plan phase. If the City of Knoxville Engineering Department approves a layout without the turnaround during the design plan phase, a variance will be required during the final plat phase.