Disposition Summary

Approve the development plan for 4 detached houses on individual lots, and a peripheral setback reduction to 25' along all exterior boundaries, as depicted on the site plan, subject to 6 conditions.

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Staff Recommendation

Approve the development plan for 4 detached houses on individual lots, and a peripheral setback reduction to 25' along all exterior boundaries, as depicted on the site plan, subject to 6 conditions.

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1. Meeting all applicable requirements of the Knox County Zoning Ordinance.
2. Meeting all requirements of the Knox County Department of Engineering and Public Works, including but not limited to, verifying during the platting phase that the proposed driveway has the required sight distance.
3. During the platting phase, adding a note on the plat that all lots shall have vehicular access to interior road system only.
4. During the platting phase, adding a note on the plat that these lots are created for single family houses.
5. Meeting all relevant utility requirements.
6. If during plat approval or construction of the development, it is discovered that unforeseen off-site improvements within the right-of-way are necessary, the developer will either enter into a Memorandum of Understanding with the County for these improvements or reimburse the County for their direct expenses (if competed by County crews) to make corrections deemed necessary.

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This request is for a 4-lot subdivision for detached houses with an access easement providing access to all four lots.

DEVELOPMENT PLAN ANALYSIS PER ARTICLE 6, SECTION 6.50.06 (APPROVAL OR DENIAL)
In the exercise of its administrative judgment, the Planning Commission shall determine if the proposed plan is in harmony with the general purpose and intent of the zoning ordinance and adopted plans.

1) ZONING ORDINANCE
PR (Planned Residential) up to 6 du/ac:
A. The PR zone allows detached dwellings as a permitted use. The administrative procedures for the PR zone require the Planning Commission to approve the development plan before permits can be issued (Article 5, Section 5.13.15).
B. The proposed density for the subject parcel is 2.23 du/ac, which is well below the approved density of up to 6 du/ac.
C. The Planning Commission has the authority to reduce the 35-ft peripheral setback to not less than 15 ft when adjacent to residential zones. The applicant is requesting a peripheral setback of 25 ft, as shown on the site plan. The adjoining White Oaks subdivision to the north (plat # 199806260000289) and Heritage Place subdivision to the east (plat # 199707240000470) have 35-peripheral boundaries. The adjoining flag lot to the west has its 'flag stem' along the western boundary. Staff recommends approval of the setback reduction because this should have minimal impact on adjacent properties.

2) KNOX COUNTY COMPREHENSIVE PLAN - IMPLEMENTATION POLICIES
B. Ensure that development is sensitive to existing community character. (Implementation Policy 2) - The proposed plan with detached houses on large lots would be compatible with other single-family residences in the area.
A. Improve safety for all users. (Policy 12) - The road in front of the property has a slope going uphill towards the west. The proposal for a shared driveway and its location towards the crest of the hill should is consistent the above policy. Note # 10 on the plan states that the sight distance meets the standards. This would be further verified during the platting phase, as mentioned in condition # 2.

3) FUTURE LAND USE MAP
A. The property is classified as the SR (Suburban Residential) place type, which allows the consideration of the PR zone with up to 12 du/ac as a partially related zone. The proposed development has a density of 2.23 du/ac.
B. Single-family (detached) residential subdivisions are considered a primary use in the SR (Suburban Residential) place type, and the proposal is consistent with the intent of providing a range of lot sizes that are generally less than one acre.

4) KNOXVILLE - FARRAGUT - KNOX COUNTY GROWTH POLICY PLAN
A. The property is within the Urban Growth Boundary. The purposes of the Urban Growth Boundary designation are to encourage a reasonably compact pattern of development, promote the expansion of the Knoxville-Knox County economy, offer a wide range of housing choices, and coordinate the actions of the public and private sectors, particularly with regard to the provision of adequate roads, utilities, schools, drainage and other public facilities and services. The proposed development meets the relevant standards of the Growth Policy Plan.