Subdivision

Concept Plan

3-SB-21-C

Approved as Modified by the Planning Commission

APPROVE variances 1-4, and alternative design standards 1-8 on the recommendations of the Knox County Department of Engineering and Public Works, and because the site conditions restrict compliance with the Subdivision Regulations and the proposed variances will not create a traffic hazard.

APPROVE the Concept Plan subject to 18 conditions.


See case notes below

Request

Property Info

Case Notes

What's next?

Applicant Request

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Subdivision
Innsbruck Farms
Lots
475 (Split)
Proposed Density
2.4 du/ac
Residential?
Yes - SF

Variances

VARIANCES REQUIRING PLANNING COMMISSION APPROVAL:
1) REDUCE THE VERTICAL CURVE LENGTH FROM 123-FT TO 75-FT (FROM K=25.0 TO 15.3), STA. 4+75, ROAD "A".
2) REDUCE THE VERTICAL CURVE LENGTH FROM 225-FT TO 135-FT (FROM K=25.0 TO 15.0), STA. 10+75, ROAD "I".
3) REDUCE THE VERTICAL CURVE LENGTH FROM 58.5-FT TO 45-FT (FROM K=25.0 TO 19.2), STA. 12+00, ROAD "I".
4) REDUCE THE VERTICAL CURVE LENGTH FROM 75-FT TO 50-FT (FROM K=25.0 TO 16.7), STA. 14+00, ROAD "K".

ALTERNATIVE DESIGN STANDARDS REQUIRING PLANNING COMMISSION APPROVAL:
1) REDUCE THE MINIMUM HORIZONTAL CURVE RADIUS FROM 250-FT TO 200-FT AT STA 16+10, ROAD "A"
2) REDUCE THE MINIMUM HORIZONTAL CURVE RADIUS FROM 250-FT TO 150-FT AT STA 0+75, ROAD "C"
3) REDUCE THE MINIMUM HORIZONTAL CURVE RADIUS FROM 250-FT TO 240-FT AT STA 13+00, ROAD "C"
4) REDUCE THE MINIMUM HORIZONTAL CURVE RADIUS FROM 250-FT TO 150-FT AT STA 0+85, ROAD "G"
5) REDUCE THE MINIMUM HORIZONTAL CURVE RADIUS FROM 250-FT TO 145-FT AT STA 9+25, ROAD "G"
6) REDUCE THE MINIMUM HORIZONTAL CURVE RADIUS FROM 250-FT TO 150-FT AT STA 6+00, ROAD "I"
7) REDUCE THE MINIMUM HORIZONTAL CURVE RADIUS FROM 250-FT TO 200-FT AT STA 16+50, ROAD "K"
8) REDUCE THE MINIMUM HORIZONTAL CURVE RADIUS FROM 250-FT TO 150-FT AT STA 14+50, ROAD "M"

ALTERNATIVE DESIGN STANDARDS REQUIRING KNOX COUNTY ENGINEERING AND PUBLIC WORKS APPROVAL:
1) INCREASING THE MAXIMUM ROAD GRADE AT INTERSECTIONS FROM 1% TO A MAXIMUM OF 3%
2) REDUCE THE MINIMUM PROPERTY LINE RADIUS FROM 25-T TO 0-FT ON THE EAST SIDE OF ROAD "A" AT ITS INTERSECTION WITH N. RUGGLES FERRY PIKE


Property Information

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Location
0 & 908 Blake Ln.

North side of Ruggles Ferry Pk., west & north of Blake Ln., east of Graves Rd.

Commission District 8


Size
201.06 acres

Sector
East County

Currently on the Property
Agricultural/Forested/Vacant

Growth Plan
Planned Growth Area

Case Notes

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APPROVE variances 1-4, and alternative design standards 1-8 on the recommendations of the Knox County Department of Engineering and Public Works, and because the site conditions restrict compliance with the Subdivision Regulations and the proposed variances will not create a traffic hazard.

APPROVE the Concept Plan subject to 18 conditions.

1. Connection to sanitary sewer and meeting any other relevant requirements of the utility provider.
2. Provision of street names which are consistent with the Uniform Street Naming and Addressing System within Knox County (County Ord. 91-1-102).
3. Implementation of any street and intersection improvements and recommendations outlined in the Transportation Impact Study prepared by AJAX Engineering, as last revised on February 26, 2021, and approved by the Knox County Department of Engineering and Public Works, City of Knoxville Department of Engineering, Tennessee Department of Transportation (TDOT), and Planning Commission staff. Any recommended improvements to be made by the developer will be determined by the agency with jurisdiction. The design details and timing of the installation of the improvements shall be worked out with the Knox County Department of Engineering and Public Works, City of Knoxville Department of Engineering, and TDOT during the design plan stage for the subdivision.
4. The second entrance for the development shall be constructed and approved for use prior to the 150th lot for the subdivision being approved through the final plat process.
5. Widening Blake Lane to a minimum width of 20 feet from N. Ruggles Ferry Pike to the Road 'Q' intersection with the final design to be approved by Knox County Engineering and Public Works during the design plan phase.
6. Installing notification of future street connection at the west end of Road 'B' and the east end of Road 'R' as required by Section 3.04.C.2.d. of the Knoxville-Knox County Subdivision Regulations.
7. Providing a note on the plat that the lots along the Holston River must have a minimum finished floor elevation one-foot above the 500-year flood plain as required by Knox County Engineering and Public Works during the design plan phase.
8. Providing a 25' common area on the final plat between Blake Lane and any double frontage lots that have an average depth less than 135 feet.
9. Providing a 25' common area on the final plat between Burris Road and any double frontage lots that have an average depth less than 135 feet.
10. Providing a temporary turnaround at the northern terminus of Blake Lane per the requirements of Knox County Engineering and Public Works and the Knox County Fire Prevention Bureau.
11. Providing the required right-of-way corner radius on the common area lot at the Road 'Q' and Blake Lane intersection unless otherwise approved as an alternative design standard by Knox County Engineering and Public Works during the design plan phase.
12. 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, recreational amenities, and drainage system.
13. Sidewalks to be installed as required by the Knox County sidewalk ordinance. Sidewalk placement will be determined prior to permitting with Knox County EPW.
14. Meeting all applicable requirements of the Knox County Department of Engineering and Public Works.
15. Provide either of the following around the external boundary of the development when adjacent to a platted subdivision or parcels currently used for residential purposes (see the diagram in Exhibit A).
a) Maintain all trees with a minimum 4-inch diameter within 10-FT of the external boundary of the development referenced above. All applicable trees shall be clearly marked and protected to identify the limits of disturbance. Selective removal of trees is permitted that are dead or dying, an invasive species, or must be removed for safety reasons, such as a falling hazard. The tree's diameter shall be measured 4.5-FT above the ground;
OR
b) All lots within 100-FT of the external boundary of the development referenced above shall have an average lot size of 1-acre, with no lot being less than 30,000 square feet.
16. Provide a minimum of 1.5 acres of publicly accessible land for open space with direct access to the Holston River in consultation with Knox County, per Section 3.12 of the Subdivision Regulations. Any donation to the County is subject to final review and approval by Knox County Parks and Recreation and Knox County EPW prior to approval of the final plat for the first phase of the subdivision. Knox County can decline to accept any donation of land to be managed as part of their park system. If an agreement for publicly accessible land cannot be reached, staff recommends providing an accessible access point to the Holston River for all residents of the development as part of an amenity package managed by the property owner's association, per condition 12.
17. The revised Concept Plan shall be reviewed and approved by Planning Commission staff prior to the issuance of grading permits.

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

RC Ruggles, LLC