Disposition Summary

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

Approve the Concept Plan subject to 12 conditions.

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Staff Recommendation

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

Approve the Concept Plan subject to 12 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. Meeting all applicable requirements of the Knox County Zoning Code, including the eight zoning conditions listed in the staff comments.
4. Providing a landscape plan that confirms compliance with zoning conditions # 6 and #7, with review and approval by Planning staff before grading permits are issued for the site. The plan must specify how existing trees that must be maintained will be protected during construction, and where the Type B landscape screen (Exhibit C) is required, the location and species of plantings must be provided. Where existing vegetation is used to fully or partially satisfy the Type B vegetative buffer, the location and type of tree (deciduous or evergreen) must be provided. Selective tree removal is permissible for invasive species or to address safety hazards, such as trees that are falling, dead, or dying.
5. Providing an easement on all lots that intersect the required Type B landscape screening to require maintenance of the screening in perpetuity.
6. [Revised 11/13/2025] Implementing the recommendations of the Thompson Meadows, Phase 2 Subdivision Transportation Impact Study (AJAX Engineering, 9/29/2025) as required by Knox County Engineering and Public Works during the design plan phase (see Exhibit B).
7. 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 an 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.
8. Install sidewalks per Chapter 54, Article IV of the Knox County Code. The location of the sidewalks will be determined by Knox County Engineering and Public Works during the design plan phase.
9. The community mail kiosk(s) shall be reviewed and approved by Knox County Engineering and Public Works during the design plan phase, including but not limited to the location and associated parking.
10. Providing a sight distance easement through the horizontal curve radii of less than 250 ft per the requirements of Knox County Engineering and Public Works during the design plan phase. Any driveway that cannot be located outside the sight distance easement must have a 20-ft depth outside the sight distance easement.
11. Meeting all applicable requirements of the Knox County Department of Engineering and Public Works.
12. 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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****************************** Revision on 11/13/2025 *****************************************
Condition #6 was revised from "… as revised and approved by Planning Commission staff and Knox County Engineering and Public Works" to "… as required by Knox County Engineering and Public Works during the design plan phase."

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This proposal is for a 116-lot attached residential subdivision on this 24.61-acre site at a density of 4.7 du/ac. The property was partially rezoned from A (Agricultural) to PR(k) (Planned Residential, with conditions) up to 4.75 du/ac, subject to 8 conditions, in June 2025 (5-J-25-RZ). The zoning conditions are listed below. There are 4.95 acres that remain zoned A (Agricultural) in the northwest portion of the site, which are not part of this subdivision request and will be platted separately.

Access to the site will be from phase 1 of the Thompson Meadows subdivision via an extension of Squirrel Run Lane. The road width will taper down to approximately 20 ft as it extends through a narrow, 31 ft connection between the phases, and will taper to the typical 26 ft width once into the site. The existing sidewalk on Squirrel Run Lane will be extended through phase 1 and to the first intersection in phase 2. A pedestrian connection from Road 'B' to Grasshopper Lane, providing access to the existing neighborhood amenity area.

ZONING CONDITIONS (5-J-25-RZ)

1) There shall be no vehicular access to Majors Road nor Coppock Road;
2) There shall be no vehicular access through the vacant lot adjacent to the cul-de-sac on Grasshopper Lane;
3) Reserve and construct pedestrian access from Grasshopper Lane to the nearest proposed street through the vacant lot adjacent to the cul-de-sac on Grasshopper Lane to access the community park via a 5-foot sidewalk inside a 10-foot permanent easement;
4) Per Knox County Development ordinance, there shall be an extension of sidewalks along the right side of Squirrel Run Lane from the intersection of Squirrel Run Lane and Game Bird Street to at least the first intersection in the future development plan;
5) Vehicular access shall be connected and limited to Thompson Meadows subdivision via Squirrel Run Lane;
6) A 15-foot Type B vegetative buffer shall be established or maintained along all adjacent properties with the exception of those along Thompson Meadows subdivision;
7) Existing trees on property lines shall not be disturbed with the exception of necessary disturbances as required for the access to Squirrel Run Lane;
8) The zoning for the area west of the eastern boundary of the Karns Branch floodway, west to Majors Rd and North to Coppock Rd shall remain Agriculture. Future density of this area shall be limited to no more than 1 dwelling unit per acre.