Approve the requested variance and alternative design standard based on the justification provided by the applicant and recommendations of the City of Knoxville Department of Engineering.

Approve the concept plan subject to 17 conditions (includes 2 additional conditions added at the meeting).

Disposition Summary

Approve the requested variance and alternative design standard based on the justification provided by the applicant and recommendations of the City of Knoxville Department of Engineering.

Approve the concept plan subject to 17 conditions (includes 2 additional conditions added at the meeting).

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Details of Action

Approve the requested variance and alternative design standard based on the justification provided by the applicant and recommendations of the City of Knoxville Department of Engineering.

Approve the concept plan subject to 17 conditions (includes 2 additional conditions added at the meeting).

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Staff Recommendation

Approve the requested variance and alternative design standard based on the justification provided by the applicant and recommendations of the City of Knoxville Department of Engineering.

Approve the concept plan subject to 15 conditions.

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1. Connection to sanitary sewer and meeting any other relevant utility provider requirements.
2. Provision of a street name consistent with the Uniform Street Naming and Addressing System within the City of Knoxville (City Ord. 0-280-90).
3. Implementing the recommendations of the Buffat Mill Estates Transportation Impact Analysis (Ardurra, revised 3/29/2023) as required by the Knoxville Department of Engineering during the design plan phase (see Exhibit A).
4. Certifying that the required sight distance in both directions is available at the intersections of Buffat Mill Rd, McIntyre Rd, and, if required during the design plan phase, the interior intersections. Documentation shall be provided to and approved by the Knoxville Department of Engineering during the design plan phase.
5. Confirm that the road design complies with AASHTO standards during the design plan phase, with review and approval by the Knoxville Department of Engineering.
6. Provide sight distance easements on the final plat as required by the Knoxville Department of Engineering during the design plan phase.
7. Confirm that the land disturbance complies with the HP (Hillside Protection Overlay) zone district during the design plan phase.
8. Provide a right-of-way connection to the eastern right-of-way terminus of Monte Vista Rd from the southwestern intersection of Road 'A' and Road 'B'.
9. Provide a paved sidewalk from the southwestern intersection of Road 'A' and Road 'B' to the paved terminus of Monte Vista Rd. The sidewalk design shall meet the requirements of the Knoxville Department of Engineering during the design plan phase.
10. Installing all landscaping at the clubhouse as shown on the landscape plan (sheet L-1.0). Minor modifications that are in keeping with the landscape plan can be approved by Planning Commission staff during the design plan phase.
11. Meeting all applicable requirements of the City of Knoxville Zoning Ordinance.
12. Meeting all applicable requirements of the Knoxville Department of Engineering.
13. 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, and/or stormwater drainage systems.
14. Placing a note on the final plat that all lots will have access only to the internal street system.
15. Meeting all applicable requirements of the Knoxville Utility Board regarding the placement of stormwater infrastructure or other site improvements, such as fences, in the powerline easement along the eastern lot line.
ADDED AT THE MEETING:
16. Re-vegetation of disturbed area as identified on the exhibit presented. Applicant will submit a re-vegetation plan to staff for staff approval.
17. The greenway (natural hiking path) is developed as identified in the plan.

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This proposal is for a 290-lot residential subdivision on this 70.34-acre property. The property is zoned RN-2 (Single-Family Residential Neighborhood) and HP (Hillside Protection Overlay). The RN-2 zone requires a minimum lot size of 5,000 sqft. The proposed lot sizes range from approximately 5,000 to 17,600 sqft.

Approximately 28 acres of the site are in the HP (Hillside Protection Overlay) zone. A maximum of 19.13 acres within the HP overlay can be disturbed. The applicant proposes to disturb 19.15 acres. Conformance with the disturbance limitations must be confirmed during the design plan phase.

A transportation impact analysis (TIA) was submitted by the applicant. The TIA analyzed the intersections of Buffat Mill Rd, Loves Creek Rd, McIntyre Rd, Spring Hill Rd, Monte Vista Rd, and the two new access points at Road 'A' and Road 'F'. The only improvement warranted is a northbound left turn lane on Loves Creek Rd at the Buffat Mill Rd intersection. This turn lane is warranted under the existing conditions and is only marginally impacted by the new vehicle trips from the Buffat Mill Estates development. A pedestrian connection to the eastern terminus of Monte Vista Rd is being provided. This will increase pedestrian connectivity and significantly reduce the distance to Spring Hill Elementary.

The proposed Road 'A' intersection at Buffat Mill Rd requires an intersection separation variance from 300 ft to 190 ft to Locarno Dr. There is limited opportunity to shift the access point further away from Locarno Dr. The reduced intersection separation is less of a safety concern because the intersections are on the same side of the street and will not create conflicting turn movements on Buffat Mill Rd.