Disposition Summary

Deny the development plan for a new lot for a single-family dwelling because the lot configuration is not consistent with the surrounding development.

---

Staff Recommendation

Deny the development plan for a new lot for a single-family dwelling because the lot configuration is not consistent with the surrounding development.

---

This request is to subdivide two parcels in the Wexford Downs subdivision, comprising 21,161 sq ft, to create one additional lot to the rear of the existing parcels. These parcels were platted in 1978 as part of Unit 2 of the subdivision.

DEVELOPMENT PLAN ANALYSIS PER ARTICLE 6, SECTION 6.50.06 (APPROVAL OR DENIAL)
In the exercise of its administrative judgment, the Planning Commission shall determine if the proposed plan is in harmony with the general purpose and intent of the zoning ordinance and adopted plans.

1) ZONING ORDINANCE
PR (Planned Residential):
A. The PR zone allows detached dwellings as a permitted use. The administrative procedures for the PR zone require the Planning Commission to approve the development plan before permits can be issued (Article 5, Section 5.13.15).
B. The PR zone of the Wexford Downs subdivision was approved in 1974 with no maximum density restriction (10-E-74). At that time, if no density was approved during a rezoning, the Planning Commission would later approve a density based on associated use-on-review applications, typically in accordance with a master plan for the entire development. The subject subdivision was developed in 5 phases, and Unit 2 appears to be approved with an approximate density of 2.6 du/ac, according to the 1978 final plat. The final plat included 36 house lots, and one of the lots was eliminated in 1985 via the final plat of Unit 5 to create a new right-of-way. Approval of this request will be consistent with the number of lots of the originally approved final plat from 1978.
C. The subdivision is built at an approximate density of 2.503 du/ac, comprising 188 lots designated for single-family residences and 3 lots allocated for duplexes within the 77.49-acre PR zone. Approval of this request would increase the density to 2.516 du/ac.
D. The proposed site plan meets the applicable setback requirements for the existing houses.

2) KNOX COUNTY COMPREHENSIVE PLAN - FUTURE LAND USE MAP
A. The properties are classified as the RL (Rural Living) place type and are in the HP (Hillside Protection) area. The RL place type is intended for single-family residential developments in a rural setting and allows consideration of the PR zone with a maximum density of 2 du/ac. The proposed increase in density will not be consistent with the Knox County Comprehensive Plan. However, the proposed subdivision would be consistent with the land use classification effective at the time these parcels were first platted.
B. The Knoxville-Knox County General Plan 1990 (adopted in 1970) was in effect when the property was rezoned, which designated the general vicinity as Suburban Low Density Residential land use classification and recommended a maximum density of 2 du/ac. Before Unit 2 of the subject subdivision was constructed, the Karns/Byington Small Area Study (1977) reclassified this area as Low Density Residential with a maximum density consideration of 5 du/ac.

3) KNOX COUNTY COMPREHENSIVE PLAN - IMPLEMENTATION POLICIES
A. Ensure that development is sensitive to existing community character. (Implementation Policy 2) - Although a detached house would be compatible with other single-family residences in the Wexford Downs subdivision, the proposed lot configuration is inconsistent with the surrounding development. The proposal would reduce the area of the subject parcels to approximately 6000-6500 sq ft and reduce the rear yard of the western parcel from 65 ft to 15 ft, while the subdivision generally has larger lots with deeper rear yards. For example, among the 35 lots in Unit 2, the average lot size is 14,440 sq ft and the average rear setback is approximately 67 ft. The subdivision includes several cul-de-sac lots interspersed among regular, rectangular-shaped lots, with lot widths ranging from 70 ft to approximately 125 ft. The 50-ft width of the new lot is inconsistent with other lots and could result in a new building that is too close to the adjacent one-story house, which is located only 5 ft from the existing rear lot lines of the subject parcels.

4) KNOXVILLE - FARRAGUT - KNOX COUNTY GROWTH POLICY PLAN
A. The property is within the Rural Area boundary. Residential development in Rural Areas shall be limited to 2 du/ac in accordance with the Growth Policy Plan, in areas where utilities and infrastructure are currently available or can be expanded. Although the existing density and the proposed growth are not consistent with the Growth Policy Plan, the plan stipulates that it shall not impair the rights of a landowner to lawfully use property in accordance with the provisions of the zoning ordinance. Since there is no maximum density associated with the PR zone, the Planning Commission has the authority to approve the development plan if it finds the proposed plan in harmony with the general purpose and intent of the zoning ordinance and other adopted plans.