Disposition Summary

Approve the development plan for up to 68 attached dwellings on one lot, subject to 3 conditions.

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Staff Recommendation

Approve the development plan for up to 68 attached dwellings on one lot, subject to 3 conditions.

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1) Meeting all applicable requirements of the Knox County Zoning Ordinance.
2) The maximum height of the townhouse structures shall be 35 feet.
3) Installing a Type 'B' landscape screen (Exhibit C) along the eastern boundary of phase 3, as shown on the concept plan (sheet C2-00). The detailed landscape plan shall be reviewed and approved by Planning staff during the design plan phase.

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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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 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 for Westland Oaks, Phases 1, 2, and 3, is 3.06 du/ac. The reason the overall density for Westland Oaks is greater than 3 du/ac is that most of the property in Phase 2 is zoned PR up to 5 du/ac. The transfer of density between PR zone districts is currently not allowed; however, in 2020, when Phase 3 was originally approved, the transfer of density between PR districts within the same development was allowed. Based on the combined PR zone districts within Westland Oaks, the maximum number of dwelling units is 331 (3.9 du/ac). If phase 3 is approved as proposed, Westland Oaks will have 259 dwelling units.

2) GENERAL PLAN - DEVELOPMENT POLICIES
a) This proposal clusters the development to preserve the steep slopes on the east side of the property, consistent with policy 6.4.
b) A Type 'B' landscape screen is provided along the eastern lot line, between the proposed attached houses and the houses along Ridge Climber Road, consistent with policy 10.11, which recommends landscape buffers where new development abuts lower density housing (Development Plan condition #3).
C) 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) SOUTHWEST COUNTY SECTOR PLAN
a) The property is classified LDR (Low Density Residential), which allows consideration of up to 5 du/ac. The proposed density for the subject site is 3.07 du/ac, and the gross density is 3.06 du/ac for all units of Westland Oaks.
B) There are 18.6 acres of the 22.14-acre property in the HP (Hillside Protection) area. The slope analysis recommends a maximum of 10.1 acres (54.3 percent) of land disturbance within the HP area. This proposal disturbs 10.08 acres of 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.