Disposition Summary

Approve the requested variances and alternative design standards based on the justification provided by the applicant and recommendations of the Knox County Department of Engineering and Public Works.

Approve the Concept Plan subject to 13 conditions.

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Staff Recommendation

Approve the requested variances and alternative design standards based on the justification provided by the applicant and recommendations of the Knox County Department of Engineering and Public Works.

Approve the Concept Plan subject to 13 conditions.

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1) Connection to sanitary sewer and meeting other relevant utility provider requirements.
2) Provision of street names consistent with the Uniform Street Naming and Addressing System within Knox County (County Ord. 91-1-102).
3) Provide an internal road connection between Phase 1 and Phase 2 of the development, between Road 'A' and Road 'D', shown as Road 'G'. If environmental constraints prevent this connection, the applicant shall submit a revised concept plan removing the connection and providing justification via a detailed environmental analysis.
4) Road 'G' must be constructed at the same time as Road 'D' in phase 2.
5) Install sidewalks per Chapter 54, Article IV of the Knox County Code, including but not limited to Road' G' and all internal road segments with 1,000 ADT or more. The location of the sidewalks will be determined by Knox County Engineering and Public Works during the design plan phase. Any sidewalks installed that are not required must be maintained by the home owners association.
6) Provide a paved pedestrian connection ("sidewalk") between Road 'B' and Bill Keaton Dr. The sidewalk shall extend to the paved terminus of Bill Keaton Dr and meet ADA standards.
7) Provide a stream determination study to the Knox County Department of Engineering and Public Works for review and approval regarding a potential stream north of Clear Spring Creek. The required stream buffers must be provided if this is determined to be a stream. This may impact the layout of the roads 'D', 'E', and 'F', and lots will have to be consolidated to provide a buildable area outside the stream buffers.
8) If any building construction is proposed within the 50' buffer area around the designated sinkholes/depressions (including the depressions), a geotechnical report must be prepared by a registered engineer to determine soil stability and that report must be submitted to the Knox County Department of Engineering and Public Works for consideration. Any construction in these areas is subject to approval by the County following a review of the report. Engineered footings must be designed for these areas. For those lots that do not have a building site outside of the 50' buffer, approval by Knox County will be required prior to final plat approval. The sinkholes/depressions and 50' buffer shall be designated on the final plat even if they are approved to be filled. If it is determined to be a sinkhole, any lot that does not have a buildable area outside of the designated sinkhole must be eliminated or combined with other lots so it does have a buildable area.
9) Provide a minimum 25-ft of road frontage for each lot.
10) Implementing the recommendations of the Thompson Meadows (Thompson Creek) Transportation Impact Analysis (Fulghum MacIndoe, 12/14/2022), as revised and approved by Planning Commission staff and Knox County Engineering and Public Works (see Exhibit A).
11) All double frontage lots must meet the requirements of section 3.02.4. of the Subdivision Regulations.
12) Meeting all applicable requirements of the Knox County Department of Engineering and Public Works.
13) 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, private roads, and/or stormwater drainage systems.

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This proposal is a residential subdivision with 297 lots on 108 acres at a density of 2.75 du/ac. The property was rezoned from A (Agricultural) to PR (Planned Residential) up to 2.9 du/ac in June 2022 (4-M-22-RZ).

This development is proposed with 2 phases, split by Clear Springs Creek that runs east to west through the middle of the site. Phase 1 is on the south side of the stream and has 66 detached and 34 attached house lots (100 lots total). Phase 2 is on the north and has 100 detached and 87 attached house lots (197 lots total).

The development has two access points to Thompson School Road, one on the south and one on the north sides of Clear Springs Creek. Phase 2 has 197 lots, which exceeds the long-standing unwritten design policy requiring a second entrance or a boulevard entrance road when a subdivision has more than 150 lots. The purpose of this policy is to address access for emergency services, but it also has the secondary benefit of increasing connectivity when multiple entrances are established. The boulevard option should only be used when there are no feasible or logical connections that can provide secondary access to an external road. Staff is recommending an internal connection between phases 1 and 2, shown as Road 'G' on the concept plan.

Sidewalks are required for all road segments that have 1,000 ADT or more, including Road 'G' even if it does not meet the ADT threshold. Additional sidewalks may be installed on the roads; however, their maintenance will be the responsibility of the home owners association. The required sidewalks will be determined during the design plan phase. A pedestrian connection will be provided to Bill Keaton Dr, which terminates with a right-of-way stub-out into the subject property. Knox County is installing a sidewalk on Thompson School Road to create a pedestrian network that leads schools on Tazewell Pike. The pedestrian network uses the Edwards Place sidewalks and connections through a property to the east of Edwards Place that has a subdivision approved but is not yet constructed.