Staff Recommendation

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

Approve the Concept Plan subject to 11 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) Certifying that the required sight distance is available along Beverly Road in both directions at the Road 'A' intersection, 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 entrance before grading permits are issued for the site.
4) Obtaining all necessary permits from the City of Knoxville for work within the Beverly Road right-of-way.
5) Provide guest parking in accordance with Section 3.03.B.1. of the Subdivision Regulations, which allows reduction of the minimum 25-ft street frontage if guest parking is provided throughout the development. Adjustments to the guest parking location may be approved by Planning staff during the design plan phase.
6) Providing a 50-ft wide right-of-way stub-out at the eastern terminus of Road 'A' that extends to the eastern property boundary. The stub-out shall be provided on the Final Plat and identified for future connection per section 3.04.C.2.d. of the Subdivision Regulations.
7) Land disturbance within the HP area shall not exceed 12.6 acres, as recommended by the slope analysis (attached). The limit of disturbance is to be verified and delineated on the site with high-visibility fencing before grading permits are issued for the site. Undergrowth in the undisturbed HP areas may be cleared for passive recreational uses, such as walking trails. Selective tree removal is permissible for the removal of invasive species or to alleviate safety hazards, such as trees that are falling, dead, or dying.
8) Implementing the recommendations of the Transportation Impact Analysis for The Preserve at Whites Creek (AJAX Engineering, 11/16/2022), as revised and approved by Planning Commission staff, Knox County Engineering and Public Works, and City of Knoxville Engineering (see Exhibit A). The City of Knoxville is not requiring the applicant to make off-site improvements. However, sight distance along Beverly Road must be certified per condition #3.
9) Meeting all applicable requirements of the Knox County Department of Engineering and Public Works and the City of Knoxville Department of Engineering.
10) Before certification of the final plat for the subdivision, establish a home owners association responsible for maintaining common facilities, such as common areas, amenities, private roads, and/or stormwater drainage systems. The PR (Planned Residential) zone requires all common open space to be controlled by an HOA if lots less than 3,000 sqft are created.
11) The boundary of the F (Floodway) zone must be provided on the plans submitted for design plan review with Knox County Engineering and Public Works. All uses, including structures, must meet the requirements of the F (Floodway) zone (Section 5.70 of the Knox County Zoning Ordinance). No residential structures are permitted in the F (Floodway) zone per Section 5.70.04.B.1.

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Disposition Summary

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

Approve the Concept Plan subject to 11 conditions.