Disposition Summary

Approve the development plan for up to 141 detached residential lots, subject to 2 conditions.

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Staff Recommendation

Approve the development plan for up to 141 detached residential lots, subject to 2 conditions.

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1) Meeting all other applicable requirements of the Knox County Zoning Ordinance.
2) A new development plan application must be approved by the Planning Commission before certification of a final plat or building permit(s) can be issued for the undeveloped portion of the subject property (parcel 022 00514) labeled as "future development" on the concept plan.

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 (Planned Residential) up to 2 du/ac:
A. The PR zone allows detached 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 (Article 5, Section 5.13.15).
B. The proposed density is 1.88 du/ac.
C. The property has two closed contours that must be studied during the design plan phase to determine if they are sinkholes. If they are determined to be sinkholes, the proposed lots that do not have buildable areas outside of the top of the sinkhole must be eliminated or combined with adjacent lots.

2) COMPREHENSIVE PLAN - IMPLEMENTATION POLICIES
A. Approximately 48 acres of the site will remain undeveloped, outside the 26 acres for the house lots. This is consistent with Policy 7, to encourage development practices that conserve and connect natural features and habitat. The property does have the potential for 8 additional house lots. A new development plan application is required before any additional lots can be created or building permits used on the undeveloped area labeled "future development" on the plan.
B. The County will leverage the funds provided by the developer for improvements at the Washington Pike intersection and implement a larger project to align the northern and southern Roberts Road intersections. This is consistent with Policy 9, to coordinate infrastructure improvements with development.

3) FUTURE LAND USE MAP
A. The property is classified as the RL (Rural Living) place type on the Future Land Use Map. Rural Living areas are primarily made up of single family residential within a rural setting. These areas may include agriculture, open space, and some limited commercial that supports agriculture and civic uses.
B. Single family residential on a wide range of lot sizes is a primary use in the RL place type. Primary uses are intended to be the predominant focus of the place. - The proposed single family development with varying lot sizes is consistent with the RL place type.
C. The proposal conforms to the form attributes of the RL place type, which recommends building heights of 1-2 stories. - The maximum height is 35 ft for houses in the PR zone.
D. The RL place type allows consideration of PR (Planned Residential) up to 2 du/ac as a partially related zone per the Place Type and Zoning Correspondence Matrix (Appendix H of the Comprehensive Plan). The proposed development has a density of 1.88 du/ac.

4) KNOXVILLE - FARRAGUT - KNOX COUNTY GROWTH POLICY PLAN
A. The property is located within the Rural Area on the Growth Plan Map. 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 proposed development is consistent with the PR zoning district.
B. Residential development in the rural area shall be limited to all of the following conditions: (a) no more than 2 dwelling units per acre; and (b) sanitary sewer, or a sewage system approved and maintained by a public utility company and public water must be available; and (c) must be on a collector road with a minimum width of 18ft pavement.-The proposed density is 1.88 du/ac, will be serviced by sanitary sewer, and is located on a collector road with a minimum pavement width of 18 ft.