Disposition Summary

Approve the Concept Plan subject to 7 conditions.

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Staff Recommendation

Approve the Concept Plan subject to 7 conditions.

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1) Connection to sanitary sewer and meeting other relevant utility provider requirements.
2) Provision of street names consistent with the Uniform Street Naming and Addressing System within Knox County (County Ord. 91-1-102).
3) Implementing the recommendations of the Westland Oaks Subdivision Units 1-3 Traffic Impact Study (Fulghum MacIndoe & Associates, Inc., August 24, 2020) as revised and approved by Planning and Knox County Engineering and Public Works staff (see Exhibit B). A Memorandum of Understanding with Knox County Engineering and Public Works for the completion of these road improvements is required per Chapter 54, Article V of the Knox County Code (Ord. O-23-4-102).
4) Providing a stream determination to Knox County Engineering and Public Works during the design plan phase. Any portion of that is determined to be a stream must be shown on the final plat with the required buffers.
5) All driveways must meet the standards of Article 3, Section 3.51 (Off-street parking lot layout, construction and maintenance) of the Knox County Zoning Ordinance.
6) Meeting all applicable requirements of the Knox County Department of Engineering and Public Works and the City of Knoxville Department of Engineering.
7) Before certification of the final plat for the subdivision, establish a property owners association or other legal entity responsible for maintaining common facilities, such as common areas, amenities, private roads, and/or stormwater drainage systems.

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This application was submitted prior to the adoption of the Knox County Comprehensive Land Use and Transportation Plan. At the time of the application, the Knox County General Plan was the active plan. Therefore, this concept plan and development plan request were reviewed under the policies of the General Plan.

The applicant proposes developing this 22-acre tract with 68 attached houses on one lot. The internal roads are proposed to be public, which is the reason for the concept plan application since the property is not being subdivided into 6 or more lots. This is the third and final phase of Westland Oaks Subdivision. The Planning Commission approved 68 attached houses on individual lots in September 2020 (9-SC-20-C/9-F-20-UR). The subject property has access to Ridge Climber Road, an internal road to the Westland Oaks subdivision. Westland Oaks has two access points to Westland Drive: Ridge Climber Road and Heritage Lake Boulevard.

The applicant has submitted a concept plan that clusters the dwelling units to avoid the steeper portions of the site within the HP (Hillside Protection) area. As with the previous units of the subdivision, this site is being considered under the Hillside and Ridgetop Protection Area Development Standards, Section 4.01 of the Knoxville-Knox County Subdivision Regulations. This proposal continues the street design with a 22' pavement width within a 40' right-of-way.

The Westland Oaks Subdivision Units 1-3 Traffic Impact Study (Fulghum MacIndoe & Associates, Inc., August 24, 2020) was submitted with the most recent concept plan approved in September 2020 (9-SC-20-C/9-F-20-UR). The TIS recommends a westbound left turn lane on Westland Drive at Ridge Climber Road, as described in section 8.2 of the TIS (see Exhibit B). The applicant must enter into a Memorandum of Understanding with Knox County during the design plan phase for the improvements to be completed.

ALTERNATIVE DESIGN STANDARDS
Knox County Engineering and Public Works can approve the three alternative design standards requests, which do not require approval by the Planning Commission. The requests include reducing the public right-of-way width from 50 ft to 40 ft and pavement width from 26 ft to 22 ft and increasing the intersection grade of Road 'A' at Road 'B' from 1 percent to 3 percent. The approval of the reduced right-of-way and pavement widths are supported by the Hillside and Ridgetop Protection Area Development Standards, Section 4.01 of the Knoxville-Knox County Subdivision Regulations.