Disposition Summary

Approve the development plan for a duplex development with up to 8 units a (multi-dwelling development) and a peripheral boundary reduction from 35 ft to 15 ft as shown on the development plan, subject to 7 conditions.

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Staff Recommendation

APPROVE the development plan for a duplex development with up to 8 units a (multi-dwelling development) and a peripheral boundary reduction from 35 ft to 15 ft as shown on the development plan, subject to 7 conditions.

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1. Connection to sanitary sewer and meeting any other relevant utility provider requirements.
2. If during design plan approval or construction of the development, it is discovered that unforeseen off-site improvements within the right-of-way are necessary as caused by the development, the developer will either enter into a memorandum of understanding (MOU) with the County for these improvements or reimburse the County for their direct expenses (if completed by County crews) to make corrections deemed necessary.
3. A Type B landscape buffer 12 ft in width is required along the eastern and western property lines adjacent to single family residences, as seen on the development plan.
4. A Type C landscape buffer 8 ft in width is required along the southern property line adjacent to the right-of-way, as seen on the development plan.
5. Land disturbance within the HP area shall not exceed 1.1 acres, as recommended by the slope analysis (attached). The limit of disturbance is to be verified and delineated on the site with high-visibility fencing before grading permits are issued for the site. Undergrowth in the undisturbed HP areas may be cleared for passive recreational uses, such as walking trails. Selective tree removal is permissible for the removal of invasive species or to alleviate safety hazards, such as trees that are falling, dead, or dying.
6. Meeting all applicable requirements of the Knox County Department of Engineering and Public Works.
7. Meeting all applicable requirements of the Knox County Zoning Ordinance.

With the conditions noted, this plan meets the requirements for approval in the PR district and the criteria for approval of a development plan.

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This proposal is for 8 duplexes on one lot on approximately 2.4 acres. The property is zoned PR (Planned Residential) up to 5 du/ac and the proposed density is 3.33 du/ac.

The driveway will be accessed off of Murray Drive and line up with Bill Murray Lane across the street. The buildings are two-story brick homes with 2 parking spaces per unit and 8 guest parking spaces total. The parking lot is in the front yard along Murray Drive. The zoning ordinance requires a Type C landscape screen 8 ft in width where parking lots front the right-of-way along Murray Drive. The east and west property lines require a Type B landscape screen 12 ft in width adjacent to single family residences.

The property is within the HP (Hillside Protection) area. The slope analysis recommends a disturbance of 1.1 acres. The preliminary grading plan shows that the HP disturbance is 0.95 acres, meeting the disturbance budget. The plan shows the limit of disturbance with silt fencing, and there is a condition that the disturbance budget must not be exceeded.

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) 5 du/ac:
A. The PR zone allows multi-dwelling developments 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 maximum height of houses and duplexes is 3 stories in the PR zone. The elevations provided show the units will be 2 stories.
C. The Planning Commission has the authority to reduce the peripheral setback to 15 ft when the PR zone is adjacent to residential and the A (Agricultural) zone, which is the case here along the western and eastern property lines.
D. This PR zone district is zoned for a maximum of 5 du/ac. The proposed density is 3.33 du/ac.

2) KNOX COUNTY COMPREHENSIVE PLAN - FUTURE LAND USE MAP
The property's place type is SR (Suburban Residential) and it is within the HP (Hillside Protection) area on the Future Land Use Map. These areas may feature a range of lot sizes and housing size and styles, including some small-scale attached dwellings. Much of the property is within the HP (Hillside Protection) area. The proposed disturbance is 0.95 acres. There is a condition of approval for the land disturbance within the HP area not to exceed 1.1 acres, as recommended by the slope analysis.

3) KNOX COMPREHENSIVE PLAN - IMPLEMENTATION POLICIES
A. Ensure that development is sensitive to existing community character. (Implementation Policy 2) - The two-story units are compatible with the other single-family residences in the area.
B. Implementation Policy 2.1 regulates buffers or transitions between land uses. There are landscape screens 12 ft in width along the western and eastern property lines adjacent to single family residences.

4) KNOXVILLE - FARRAGUT - KNOX COUNTY GROWTH POLICY PLAN
A. The property is within the Urban Growth Area. The purposes of the Urban Growth Area designation are to encourage a reasonably compact pattern of development, promote the expansion of the 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. This development is in alignment with these goals.