Disposition Summary

Approve the development plan for up to 232 attached dwelling units (townhouses) on individual lots, subject to 5 conditions.

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Staff Recommendation

Approve the development plan for up to 232 attached dwelling units (townhouses) on individual lots, subject to 5 conditions.

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1. Meeting all applicable requirements of the Knox County Zoning Ordinance.
2. Obtaining approval from the County Commission to rezone the portion of the property zoned CA (General Business) to PR (Planned Residential) up to 5 du/ac (2-E-26-RZ). If the rezoning is denied or the maximum density is less than 5 du/ac, the number of lots (dwelling units) within the zoning boundary must be reduced to comply with the approved zoning for that area.
3. The subdivision shall not exceed 232 residential lots (units) in the PR-zoned portion of the property based on site plan note #5 on the concept plan, which states the property is 46.54 acres. The PR-zoned acreage must be confirmed on the final plat. If the acreage is less than stated in site plan note #5, the maximum number of residential lots (units) must be reduced to conform with the maximum density of 5 du/ac.
4. The maximum height of the attached dwellings shall be 35 feet.
5. Providing a Type C landscape screen (Exhibit C) along the Asheville Highway frontage where the residential lots are located, with review and approval of the landscape plan by Planning staff during the design plan phase.

With the conditions noted, this plan meets the requirements for approval in the PR zone and the criteria for approval of a development plan.

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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) up to 5 du/ac
A. The PR zone allows attached houses as permitted uses. The administrative procedures for the PR zone require the Planning Commission to approve the development plan before permits can be issued (Knox County Zoning Ordinance Article 5, Section 5.13.15).
B. The PR zone allows consideration of up to 5 du/ac. The proposed density is 4.98 du/ac.
C. The PR zone establishes a maximum height for detached houses, but all other uses have a maximum height established by the Planning Commission. Staff is recommending a maximum height of 35 ft for the attached houses, consistent with the other residential in the general area.

2) COMPREHENSIVE PLAN - IMPLEMENTATION POLICIES
A. The large common area (open space) on the southern portion of the property is consistent with Policy 2, to ensure that development is sensitive to existing community character.
B. The development includes a mix of attached and detached houses, and is located within two miles of Carter Park and Carter Elementary, Carter High, and Sunnyview schools, consistent with Policy 5 to create neighborhoods with a variety of housing types and amenities in close proximity.
C. A Type C landscape screen (Exhibit C) will be provided along the Asheville Highway frontage where the residential lots are located, consistent with Policy 7 to encourage development practices that conserve and connect natural features and habitat. This is also consistent with the East Knox Community Plan, which calls for preserving and enhancing the area's rural character and landscape.

3) COMPREHENSIVE PLAN - FUTURE LAND USE MAP
A. The development is located in the CMU (Corridor Mixed Use), RC (Rural Conservation), and SR (Suburban Residential) place types and has 1.07 acres within the HP (Hillside Protection) area. The HP area will remain undisturbed, per Site Plan Note #12.
B. The 22 acres on the site's southern portion are within the SR place type, which recommends attached residential as a "secondary use." Approximately 11.3 acres will be common area/open space.
C. The 25 acres on the site's northern portion consist of approximately 7 acres within the CMU place type (along the Asheville Highway frontage) and 18 acres within RC. The CMU and RC place types recommend attached houses as a "secondary use."
D. The RC place type recommends preserving 50 percent or more open space on a given site. There are approximately 0.20 acres of common area in the RC area that aren't parking lots or stormwater facilities. However, the SR place type has approximately 10.5 acres of open space. While the open space is not in the RC area, it is on the same site, exceeds 50 percent of the RC area (9 acres), and is along Strawberry Plains Pike, which has a more rural setting. The Asheville Highway portion of the property is better suited to clustering residential development.

4) KNOXVILLE - FARRAGUT - KNOX COUNTY GROWTH POLICY PLAN
A. The property is within the Urban Growth Boundary. The purposes of the Urban Growth Boundary designation are to encourage a reasonably compact pattern of development, promote expansion of the Knoxville-Knox County economy, offer a wide range of housing choices, and coordinate the actions of the public and private sectors, particularly with regard to provision of adequate roads, utilities, schools, drainage and other public facilities and services. - The proposed development is consistent with the growth plan.