Disposition Summary

Approve the development plan for a detached residential subdivision with up to 39 lots and reduction of the peripheral setback to 25 ft along the east and west property lines, except for the portions of lots 25-28 identified on plan sheet CC1, subject to 2 conditions.

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Staff Recommendation

Approve the development plan for a detached residential subdivision with up to 39 lots and reduction of the peripheral setback to 25 ft along the east and west property lines, except for the portions of lots 25-28 identified on plan sheet CC1, subject to 2 conditions.

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1) Meeting all applicable requirements of the Knox County Zoning Ordinance.
2) Installing the 8 ft tall privacy fence along the rear lot lines of lots 25-28, as noted and shown on sheet CC1.

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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During the rezoning process, the neighboring property owner adjacent to lots 25-28 expressed concern with houses being located too close to the shared property line. The developer has entered into a private agreement to install an 8-ft tall privacy fence that is approximately 250 ft long along the rear lot lines of lots 25-28.

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 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) This PR zone district is approved for a maximum of 3 du/ac. The proposed density is 1.9 du/ac.
c) The peripheral setback is 35 ft, however, the planning commission may reduce it to 15 ft when the adjacent property is zoned agricultural or residential. The applicant requests a 25 ft peripheral setback for lots 1-24 and 29-39 "due to the limited width of the property and long distance to nearby homes."

2) GENERAL PLAN - DEVELOPMENT POLICIES
a) Policy 9.2, Encourage development practices that respect and fit the natural landscape, minimizing the loss of trees, woodlands, and wildlife habitat - The forested hillside at the rear of the property will be largely undisturbed.
b) Policy 9.3, Ensure that the context of new development, including scale and compatibility, does not impact existing neighborhoods and communities -- The proposed peripheral setback reduction should have minimal impact on adjacent properties because of the distance to adjacent residential structures. Where there is a nearby residential structure, the peripheral setback will remain 35', and a privacy fence will be installed. The proposed single-family houses should have a similar scale as the other residential development in the area.
c) Policy 9.8, Encourage a mixture of housing sizes and prices within planned residential developments - This proposal is for detached residential units only. The mix of house sizes and price points are to be determined by the developer.

3) NORTHWEST COUNTY SECTOR PLAN
a) The property is classified LDR (Low Density Residential), which allows consideration of up to 5 du/ac. The development will have a density of 1.9 du/ac.
b) Approximately 12.75 acres of this 20+ acre property is within the Hillside Protection (HP) area. The HP slope analysis recommends a maximum of 3.7 acres of land disturbance within the HP area. The proposal includes approximately 1.6 acres of disturbance in the HP area.

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.