Disposition Summary

Approve the development plan for a residential subdivision with up to 103 attached dwellings, subject to 2 conditions.

---

Staff Recommendation

Approve the development plan for a residential subdivision with up to 103 attached dwellings, subject to 2 conditions.

---

1) Meeting all applicable requirements of the Knox County Zoning Ordinance.
2) The maximum height of the townhouse structures shall be 35 feet.

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

---

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 3 du/ac subject to one condition:
A) The PR zone allows attached houses 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 proposed density is 2.98 du/ac.
C) The rezoning condition is that development be limited to the disturbed area, as shown on the 2020 KGIS aerial image from the southern edge of the disturbance to the northern property line at Heiskell Road. This condition was added by the Planning Commission with the intent of maintaining the undisturbed areas. Exhibit B was created by staff based on the discussion and motion by the Planning Commission and forwarded to the County Commission with the Planning Commission's recommendation. During the Planning Commission's discussion, the disturbance on the north side of the site was not limited to allow flexibility with designing the entrance road. However, the developer was encouraged to protect as much vegetation as possible.
D) The development extends outside the non-disturbance boundary shown in Exhibit B. During this review, it was noted that almost the entire site had been cleared in 2014 as documented in Exhibit D. Some vegetation along the Heiskell Road frontage remained undisturbed. In the Staff's opinion, allowing additional disturbance on the south side of the property into areas shown to be disturbed in the 2014 aerials is consistent with the intent of the non-disturbance condition. The alternative is to for the development to move further north, which would require additional grading and disturbance along the Heiskell Road frontage.

2) GENERAL PLAN - DEVELOPMENT POLICIES
a) This proposal clusters the development to an area previously graded, which is set back from Heiskell Road in a way that will make it less visible from the public street (policy 6.4).
B) The scale of new development is encouraged to be compatible with existing neighborhoods and communities (policy 9.3). The PR zone has a maximum height of 35 ft for houses, with all other uses determined by the Planning Commission. Staff recommends a maximum height of 35 ft for the attached dwellings, consistent with the allowed height on adjacent properties (Development Plan condition #2).

3) NORTH COUNTY SECTOR PLAN
a) The property is classified LDR (Low Density Residential), which allows consideration of up to 5 du/ac. The proposed density is 2.98 du/ac.
B) There are 32.72 acres of the 34.57-acre property in the HP (Hillside Protection) area. The slope analysis recommends a maximum of 19.5 acres (59.5 percent) of land disturbance within the HP area. This proposal disturbs 12.3 acres (37.6 percent) of the HP area.

4) KNOXVILLE - FARRAGUT - KNOX COUNTY GROWTH POLICY PLAN
a) The property is within the Rural Area. Rural areas include land preserved for farming, recreation, and other non-urban uses. The rural designation shall not impede a property owner's right to use or develop the property for a purpose permitted by that property's zoning.
B) The Rural Area recommends a maximum density of 2-3 du/ac. Three (3) du/ac can be considered as an extension of low density residential development if the property is PR, sanitary sewer and public water is provided, connection of collector and arterial roads from the development to the Planned Growth area meet the standards of Knox County Engineering and Public Works, and a transportation impact analysis demonstrates to the satisfaction of the Planning Commission that the effect of the proposed and similar developments in the traffic analysis zone will not reasonably impair traffic flow.