Subdivision

Concept Plan

12-SE-17-C

Recommended for approval
by the Planning Commission

APPROVE variances 1 & 2 because the site's topography and shape restrict compliance with the Subdivision Regulations and the proposed variances will not create a traffic hazard.

APPROVE the Concept Plan subject to 12 conditions.


See case notes below

Details

Request

Property Info

Case Notes

What's next?

Details of Action

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1. Connection to sanitary sewer and meeting any other relevant requirements of the Knox County Health Department.
2. Provision of street names which are consistent with the Uniform Street Naming and Addressing System within Knox County (Ord 91-1-102).
3. Meeting all other applicable requirements of the Knox County Department of Engineering and Public Works.
4. Prior to certification of the final plat for the subdivision, establishing a property owners association that will be responsible for the maintenance of the common areas, drainage system and any recreational amenities.
5. Implementation of any recommended improvements identified in the Transportation Impact Study prepared by Ajax Engineering, dated November 27, 2017 and as revised and approved by the Knox County Department of Engineering and Public Works and Planning Commission staff, with exception that TIS recommendation 3a (Pedestrian and Bicycle Considerations) shall be in accordance with condition #6 below.
6. Revise the concept plan to include a sidewalk on one side Road "A" from Hickory Creek Road to Road "D" constructed of a 5' concrete sidewalk with minimum 2' planting strip. Sidewalks shall meet all applicable requirements of the Americans with Disabilities Act (ADA) and the Knox County Department of Engineering and Public Works. A bond shall be provided to the Knox County Department of Engineering and Public Works by the developer in an amount sufficient to guarantee the installation of the sidewalks.
7. During design plan phase of the subdivision, the design plans for the boulevard entrance in accordance with the TIS recommendation 1e (Hickory Creek Road at Road "A") shall be submitted to the Knox County Department of Engineering and Public Works (EPW) for approval. The boulevard shall extend from Hickory Creek Road to the Road " B" intersection and may have breaks to allow access to lots 1-3 and 115, as approved by EPW.
8. Obtaining approval by County Commission to close the existing Nora Mae Lane public right-of-way.
9. Staking all stream buffers before disturbance of the site.
10. Placing a sight distance easement of 200 feet across lots 44 and 45.
11. Placing a note on the final plat that all lots will have access only to the internal street system only.
12. A final plat application based on this concept plan will not be accepted for review by the MPC until certification of design plan approval has been submitted to the MPC staff.

Applicant Request

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Subdivision
Hickory Creek Farms
Lots
115 (Split)
Proposed Density
2.5 du/ac
Residential?
Yes - SF

Variances

1) Vertical curve variance for Road "A" at STA 1+00 from 205? (k=25) to 144? (k=17.56).
2) Horizontal centerline radius variance for Road "D" from 250? to 150? between STA 12+99.16 and STA 15+90.50.


Property Information

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Location
2127 Nora Mae Ln

Both side Nora Mae Ln, north side Hickory Creek Rd.

Commission District 6
Census Tract 59.06


Size
46 acres

Sector
Northwest County

Currently on the Property
Agricultural, Rural Residential

Growth Plan
Rural Area

Case Notes

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Staff Recommendation
APPROVE variances 1 & 2 because the site's topography and shape restrict compliance with the Subdivision Regulations and the proposed variances will not create a traffic hazard.

APPROVE the Concept Plan subject to 12 conditions.

1. Connection to sanitary sewer and meeting any other relevant requirements of the Knox County Health Department.
2. Provision of street names which are consistent with the Uniform Street Naming and Addressing System within Knox County (Ord 91-1-102).
3. Meeting all other applicable requirements of the Knox County Department of Engineering and Public Works.
4. Prior to certification of the final plat for the subdivision, establishing a property owners association that will be responsible for the maintenance of the common areas, drainage system and any recreational amenities.
5. Implementation of any recommended improvements identified in the Transportation Impact Study prepared by Ajax Engineering, dated November 27, 2017 and as revised and approved by the Knox County Department of Engineering and Public Works and Planning Commission staff, with exception that TIS recommendation 3a (Pedestrian and Bicycle Considerations) shall be in accordance with condition #6 below.
6. Revise the concept plan to include a sidewalk on one side Road "A" from Hickory Creek Road to Road "D" constructed of a 5' concrete sidewalk with minimum 2' planting strip. Sidewalks shall meet all applicable requirements of the Americans with Disabilities Act (ADA) and the Knox County Department of Engineering and Public Works. A bond shall be provided to the Knox County Department of Engineering and Public Works by the developer in an amount sufficient to guarantee the installation of the sidewalks.
7. During design plan phase of the subdivision, the design plans for the boulevard entrance in accordance with the TIS recommendation 1e (Hickory Creek Road at Road "A") shall be submitted to the Knox County Department of Engineering and Public Works (EPW) for approval. The boulevard shall extend from Hickory Creek Road to the Road " B" intersection and may have breaks to allow access to lots 1-3 and 115, as approved by EPW.
8. Obtaining approval by County Commission to close the existing Nora Mae Lane public right-of-way.
9. Staking all stream buffers before disturbance of the site.
10. Placing a sight distance easement of 200 feet across lots 44 and 45.
11. Placing a note on the final plat that all lots will have access only to the internal street system only.
12. A final plat application based on this concept plan will not be accepted for review by the MPC until certification of design plan approval has been submitted to the MPC staff.
Disposition Summary
APPROVE variances 1 & 2 because the site's topography and shape restrict compliance with the Subdivision Regulations and the proposed variances will not create a traffic hazard.

APPROVE the Concept Plan subject to 12 conditions.

Details of Action
1. Connection to sanitary sewer and meeting any other relevant requirements of the Knox County Health Department.
2. Provision of street names which are consistent with the Uniform Street Naming and Addressing System within Knox County (Ord 91-1-102).
3. Meeting all other applicable requirements of the Knox County Department of Engineering and Public Works.
4. Prior to certification of the final plat for the subdivision, establishing a property owners association that will be responsible for the maintenance of the common areas, drainage system and any recreational amenities.
5. Implementation of any recommended improvements identified in the Transportation Impact Study prepared by Ajax Engineering, dated November 27, 2017 and as revised and approved by the Knox County Department of Engineering and Public Works and Planning Commission staff, with exception that TIS recommendation 3a (Pedestrian and Bicycle Considerations) shall be in accordance with condition #6 below.
6. Revise the concept plan to include a sidewalk on one side Road "A" from Hickory Creek Road to Road "D" constructed of a 5' concrete sidewalk with minimum 2' planting strip. Sidewalks shall meet all applicable requirements of the Americans with Disabilities Act (ADA) and the Knox County Department of Engineering and Public Works. A bond shall be provided to the Knox County Department of Engineering and Public Works by the developer in an amount sufficient to guarantee the installation of the sidewalks.
7. During design plan phase of the subdivision, the design plans for the boulevard entrance in accordance with the TIS recommendation 1e (Hickory Creek Road at Road "A") shall be submitted to the Knox County Department of Engineering and Public Works (EPW) for approval. The boulevard shall extend from Hickory Creek Road to the Road " B" intersection and may have breaks to allow access to lots 1-3 and 115, as approved by EPW.
8. Obtaining approval by County Commission to close the existing Nora Mae Lane public right-of-way.
9. Staking all stream buffers before disturbance of the site.
10. Placing a sight distance easement of 200 feet across lots 44 and 45.
11. Placing a note on the final plat that all lots will have access only to the internal street system only.
12. A final plat application based on this concept plan will not be accepted for review by the MPC until certification of design plan approval has been submitted to the MPC staff.

What's next?

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After the Planning Commission
Because of its location in the County, appeals will be heard by Knox County Chancery Court.
Appeals of Concept Plans and Final Plats are filed with Chancery CourtThe Process
Applicant

Hickory Creek Farms

Jim Sullivan


Case History