Disposition Summary

Approve the development plan for up to 342 detached residential lots, subject to 2 conditions.

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Staff Recommendation

Approve the development plan for up to 342 detached residential lots, subject to 2 conditions.

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1. Meeting all applicable requirements of the Knox County Zoning Ordinance.
2. Reducing the number of lots on the concept plan to be consistent with this development plan approval and condition #3 of the associated concept plan (10-SB-24-C).

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

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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(k) (Planned Residential) up to 4 du/ac, subject to 2 conditions.
A. The PR zone allows single-family houses 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 (Knox County Zoning Ordinance Article 5, Section 5.13.15).
B. The PR zoning allows consideration of up to 4 du/ac. The proposed subdivision has a density of 3.99 du/ac based for the 85.63 acres of PR zoning that is not encumbered by the TVA flowage easement.
C. If conditions #4 and 10 are approved as recommended, the proposal is consistent with the two zoning conditions.

2) COMPREHENSIVE PLAN - IMPLEMENTATION POLICIES
A. Encourage development practices that conserve and connect natural features and habitat (Policy 7). The proposed development is located on the portion of the site north of Stock Creek which is not within the HP (Hillside Protection) area. The portion south of Stock Creek is the north face of Rambo Mountain, which will remain undisturbed because of the zoning condition requiring it to have a conservation easement.
B. The developer must improve the Tipton Station Road and W. Martin Mill Pike intersection, consistent with Policy 9, to coordinate infrastructure improvements with development.
C. Consistent with Policy 2, the developer must maintain a 15-ft non-disturbance buffer or provide a Type B landscape screen where it is not feasible to ensure that development is sensitive to existing community character.

3) COMPREHENSIVE PLAN - FUTURE LAND USE MAP
A. The 85+ acres north of Stock Creek have the RC (Rural Conservation) place type, and the 70+ acres to the south have the RL (Rural Living) and HP (Hillside Protection) place types. The land use mix of the RC place type lists detached houses as a primary use and recommends preserving 50% or more of open space. The RC area will largely be developed, except for the buffers around the streams on the site. While the RL area does not have the recommendation of retaining a percentage of open space, it is the same property and will have a conservation easement, providing permanent protections.
B. The proposal conforms to the Form Attributes of the RC place type, which recommends building heights of 1-2 stories. - The maximum height is 35 ft for houses in the PR zone.

4) KNOXVILLE - FARRAGUT - KNOX COUNTY GROWTH POLICY PLAN
A. The area north of Stock Creek is within the Planned Growth Area on the Growth Plan Map, and the area to the south is in the Rural Area.
B. The purposes of the Planned 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. - The proposed development meets the relevant standards of the Growth Policy Plan.
C. In the Rural Area, the Growth Policy Plan states the Knox County Zoning Ordinance and Zoning Map shall determine land uses permitted in the Rural Area. The rural designation shall not impede the right of a property owner to use or develop the property for a purpose permitted by that property's zoning. - The rural area will remain undeveloped.