Disposition Summary

Approve the variance because the site conditions restrict compliance with the Subdivision Regulations and the proposed variances will not create a traffic hazard.

Approve the concept plan subject to 6 conditions.

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Staff Recommendation

Approve the variance because the site conditions restrict compliance with the Subdivision Regulations and the proposed variances will not create a traffic hazard.

Approve the concept plan subject to 6 conditions.

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1. Connection to sanitary sewer and meeting any other relevant requirements of the utility provider.
2. Provision of a street name which is consistent with the Uniform Street Naming and Addressing System within the City of Knoxville (City Ord. 0-280-90).
3. Meeting all applicable requirements of the Knoxville Department of Engineering, including but not limited to the roadway design meeting the applicable AASHTO standards and the stormwater regulations (Chapter 22.5).
4. If it is determined that the HP (Hillside Protection Overlay) zoning standards apply to this property, a disturbance limitation line must be included on the final plat for the subdivision to indicate how much disturbance is permissible on the lots that the HP overlay touches.
5. Placing a note on the final plat that all lots will have access only to the internal street system.
6. Submitting the certification of design plan approval form to Planning staff as required by the Knoxville-Knox County Subdivision Regulations prior to final plat approval.

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SUBDIVISION VARIANCE REQUEST:
1. Reduce the minimum spacing between the intersections of Riley Rose Lane and Buckingham Drive from 125-ft to 80-ft (Section 3.04.J.4).
a) The portion of Vanosdale Road south of Buckingham Drive is a short dead-end street that currently provides access to four residences. Because of the low traffic volume of this portion of Vanosdale Road and there being adequate sight distance looking to the north, the reduced intersection separation should not be a safety concern or injurious to other properties in the neighborhood.
b) The proposal could meet the subdivision regulations by either moving the proposed road further to the south to align approximately with the access driveway on the opposite side of Vanosdale Road or it could be located at the Buckingham Drive and Vanosdale Road intersection.
c) Staff does not recommend locating the new road at the intersection because this would make this a 4-way intersection and would most likely require an all-way stop condition. Currently, southbound Vanosdale Road traffic does not stop at the intersection but the two other legs of the intersection do.

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This proposal is for a 7-lot residential subdivision on this 2.33-acre tract at a density of 3 du/ac. Access will be provided via a new public road that connects to Vanosdale Road, south of the Buckingham Drive intersection.

The RN-1 (Single-Family Residential Neighborhood) zone requires a minimum lot size of 10,000 sqft for single-family houses. The proposed lots range in size from 10,022 sqft to 13,271 sqft. The adjacent neighborhood to the north, Vanosdale Place, is zoned RN-2 (Single-Family Residential Neighborhood) and has lot sizes between 8,100 sqft to 16,000 sqft. The detention pond is proposed in the northwest corner of the property and is adjacent to a house lot to the north and the West Hills and Bynon Park to the northwest. The previous property owner, Legacy Park Foundation, dedicated 8,240 sqft of the western portion of the property to the City of Knoxville to be incorporated into the park.

Approximately .38 acres of this 2.33-acre property is within the HP (Hillside Protection Overlay) zone, however, the property is exempt from the HP overlay standards because it was previously disturbed when the area was largely agricultural before the interstate was constructed and the West Hills neighborhood was developed. If the property were not exempt, .15 acres of the .38 acres in the HP area could be disturbed. The HP area is located on the western portion of the site and would only impact lots 4 and 5.