Disposition Summary

Approve the requested variance to reduce the minimum intersection separation between Nathan's Cove Way and Shirley Way from 300 ft to 125 ft based on the following evidence of hardship.

a. The reduction in the intersection separation is warranted due to the topography and location of the property. Providing access via Kim Watt Drive is challenging because of grade changes along the northern side of the property and a potential sight distance issue due to the horizontal curve of the local road.
b. The topography and location of the property with respect to the adjacent streets create a situation that is unique to the property. The farthest point of the property along Lonas Drive is less than 300' from Shirley Way, so it is impossible to meet the requirement.
c. Based on information submitted as part of the application, the purpose of this variance does not appear to be based exclusively upon a desire for financial gain but is the result of physical attributes of the property.
d. The proposed road layout will not be detrimental to public safety or welfare, or injurious to other property or improvements in the neighborhood because left turn conflicts are not anticipated due to the low traffic volumes of Shirley way and the anticipated low traffic volumes of this 14-lot subdivision.


Approve the requested alternative design standards based on the recommendations of the City of Knoxville Engineering Department.

Approve the concept plan subject to 7 conditions.

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Staff Recommendation

Approve the requested variance to reduce the minimum intersection separation between Nathan's Cove Way and Shirley Way from 300 ft to 125 ft based on the following evidence of hardship.

a. The reduction in the intersection separation is warranted due to the topography and location of the property. Providing access via Kim Watt Drive is challenging because of grade changes along the northern side of the property and a potential sight distance issue due to the horizontal curve of the local road.
b. The topography and location of the property with respect to the adjacent streets create a situation that is unique to the property. The farthest point of the property along Lonas Drive is less than 300' from Shirley Way, so it is impossible to meet the requirement.
c. Based on information submitted as part of the application, the purpose of this variance does not appear to be based exclusively upon a desire for financial gain but is the result of physical attributes of the property.
d. The proposed road layout will not be detrimental to public safety or welfare, or injurious to other property or improvements in the neighborhood because left turn conflicts are not anticipated due to the low traffic volumes of Shirley way and the anticipated low traffic volumes of this 14-lot subdivision.


Approve the requested alternative design standards based on the recommendations of the City of Knoxville Engineering Department.

Approve the concept plan subject to 7 conditions.

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1. Approval of the RN-2 rezoning request by the City Council for the western parcel (11-D-23-RZ).
2. Connection to sanitary sewer and meeting any other relevant utility provider requirements.
3. Certifying that the required sight distance is available along Lonas Drive in both directions, with documentation provided to the City of Knoxville Department of Engineering for review and approval during the design plan phase. The sight distance shall be certified using design grades at the driveway entrances before grading permits are issued for the site.
4. Meeting all applicable requirements of the City of Knoxville Zoning Ordinance.
5. Meeting all applicable requirements of the City of Knoxville Department of Engineering, including, but not limited to, providing a revised drainage plan during the design plan phase.
6. Providing the mail kiosk in a location and configuration that meets all applicable requirements of the United States Postal Service and City of Knoxville Department of Engineering requirements.
7. Before certification of the final plat for the subdivision, establishing a property owners association or other legal entity responsible for maintaining common facilities, such as common areas, amenities, and/or stormwater drainage system.

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This proposal is for a 14-lot subdivision for single-family houses. It consists of two existing parcels - 107CB03401 and 107CB035. The eastern parcel was rezoned from RN-1 to RN-2 earlier this year (7-V-23-RZ). The western parcel received approval from the Planning Commission for a similar rezoning request in November 2023 (11-D-23-RZ), but City Council approval is still pending. Final approval of this rezoning request is anticipated on 1/9/2024. Since the lots are designed with the dimensional standards of the RN-2 district (setbacks, minimum lot size of 5000 sf, minimum lot width of 50 ft), the concept plan will be valid only if the rezoning is approved.

The sight distance along Lonas Drive has been noted on the concept plans, but the City of Knoxville Engineering Department has determined this needs to be reevaluated based on certain AASHTO standards. The sight distance shall be revised and certified during the design phase, and this is a condition of the concept plan approval.

The parking area for the mail kiosk is shown to be located within the private right-of-way, which per Engineering comments, is not permitted. The parking area for the mail kiosk should have a 26-ft wide drive aisle and support a functional turnaround space on its own lot. However, this can be reconfigured during the design plan phase.

A preliminary grading and drainage plan was submitted as part of the initial submission. However, a revised plan was not submitted after modifications to the lot layout and roadway. This can also be handled during the final plan phase.

VARIANCE
The applicant is requesting a reduction of the minimum intersection separation from 300 ft to 125 ft from the development entry to Shirley Way. The entire property is less than 300' from Shirley Way, so it is impossible to meet the requirement. Shirley Way is a local street with low traffic volumes. Similarly, this 14-lot subdivision is anticipated to have low traffic volumes. Given the low traffic volumes expected, left turn conflicts are not anticipated. As stated previously, sight distance will be approved by City Engineering during the design plan process and a note verifying the certified distance shall be added to the plans.

ALTERNATIVE DESIGN STANDARDS TO REDUCE THE MINIMUM PAVEMENT WIDTH
The applicant is requesting a reduction of the minimum pavement width on the proposed private right-of-way from 26 ft to 20 ft. Adequate guest parking is provided within driveways (each lot has two parking spaces in the driveway and two parking spaces in the garage).