Disposition Summary

Approve the development plan for 2 dwelling units, subject to 3 conditions.

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Staff Recommendation

Approve the development plan for 2 dwelling units, subject to 3 conditions.

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1) If during design plan approval or construction of the development, it is discovered that unforeseen off-site improvements within the right-of-way are necessary as caused by the development, the developer will either enter into a memorandum of understanding (MOU) with the County for these improvements or reimburse the County for their direct expenses (if completed by County crews) to make corrections deemed necessary.
2) Meeting all other applicable requirements of the Knox County Zoning Ordinance.
3) Meeting all requirements of the Knox County Department of Engineering and Public Works.

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

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This request is to resubdivide the subject property into 2 lots and add an accessory dwelling to the front lot (Lot 2R2). The property has dual zoning, with RA (Low Density Residential) and TO (Technology Overlay) zoning along Harrison Springs Road, PR (Planned Residential) up to 3 du/ac on the largest portion of the lot to the rear, and A (Agricultural) and TO zoning between in a narrow strip that connects to Schaeffer Road. The proposed lot layout would give Lot 2R2 approximately 4.65 acres zoned A, RA, and PR up to 3 du/ac. The existing house is located in the portion of the lot zoned PR, and would incorporate an accessory dwelling. The rear lot would be zoned PR up to 3 du/ac and would incorporate a new single family house. Both lots would have access to Schaeffer Road, a major collector street.

A new easement is proposed approximately 12 ft from the property line adjacent to lots 64-68 of the Harrison Springs subdivision. The applicant has stated that they intend to landscape the area between the access easement and the existing subdivision, but have not offered any details.

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:
A. The proposed lots are within a 64.69-acre PR (Planned Residential) zone with up to 3 du/ac. This includes the Harrison Springs Subdivision, where approximately 166 single family lots have been platted. The 2 additional dwelling units, new lot (2R1) and accessory dwelling unit on lot 2R2, would bring the total number of dwelling units to 168 units at a density of 2.6 du/ac.
B. The PR zone permits single family homes. 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).
C. The Planning Commission has the authority to reduce the peripheral setback when adjacent to residential or agricultural zones. The applicant requests a reduced peripheral setback on the south side adjacent to agricultural areas because the property is narrow.
D. The Technology Overlay Design Guidelines do not apply to single family lots.

2) KNOX COUNTY COMPREHENSIVE PLAN - IMPLEMENTATION POLICIES
A. Ensure that development is sensitive to existing community character. (Implementation Policy 2) - The two large single family lots and accessory dwelling unit are compatible with the other residences in the area.

3) KNOX COUNTY COMPREHENSIVE PLAN - PLACE TYPE
A. The property is classified as the RC (Rural Conservation) and BP (Business Park) place types and is in the HP (Hillside Protection) area. Single-family residential is the primary use in the RC (Rural Conservation) place type, while a range of housing may be considered in BP. The plan shows 2 new dwellings on 7.38 acres. The 2 dwellings will cause minimal disturbance within the HP (Hillside Protection) area. The applicant has stated they will replant the 12-ft area between the adjacent subdivision and the access easement.

4) KNOXVILLE - FARRAGUT - KNOX COUNTY GROWTH POLICY PLAN
A. The property is within the Planned Growth Boundary. The purposes of the Planned Growth Boundary
designation are to encourage a reasonably compact pattern of development, promote the expansion of the Knox County economy, offer a wide range of housing choices, and coordinate the actions of the public and private sectors, particularly with regard to the provision of adequate roads, utilities, schools, drainage and other public facilities and services. The request reduction does not conflict with these goals.