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Staff Recommendation

Approve the alternative design standards based on the justification provided by the applicant and the recommendations of the Knox County Department of Engineering and Public Works.

Approve the Concept Plan subject to 11 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) 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 an 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.
4) Implementing the recommendations of Pickens Gap Road Subdivision Transportation Impact Study (TIS) (AJAX Engineering, revised 4/15/2025) as required by Knox County Engineering and Public Works during the design plan phase, including but not limited to, widening the Pickens Gap Road pavement to a minimum of 18 ft from Road-A to the Tarklin Valley Road intersection and restricting exiting traffic to right-out only onto Pickens Gap Road by installing a non-mountable curbed island. The design of the curbed island is to be finalized during the design plan phase.
5) If required during the design plan phase, entering into a memorandum of understanding with Knox County Engineering and Public Works for completing off-site improvements per Chapter 54, Article V of the Knox County Code (Ord. O-23-4-102).
6) Maintaining a 35-ft non-disturbance buffer and installing a Type 'B' landscape screen (Exhibit D) where there is no existing vegetation along the northern boundary of the development per the condition of the PR (Planned Residential) zone (4-V-24-RZ). The detailed landscape plan must be submitted to Planning staff for review and approval before grading permits are issued.
7) High visibility fencing must be installed along the 35-ft non-disturbance buffer before clearing and grading activities begin and maintained until site and building construction are complete.
8) Obtaining all necessary permits from the Tennessee Department of Environment and Conservation.
9) Providing a sight distance easement through the horizontal curve radius less than 250 ft per the requirements of Knox County Engineering and Public Works during the design plan phase. Any driveway that cannot be located outside the sight distance easement must have a 20-ft depth outside the sight distance easement.
10) Meeting all applicable requirements of the Knox County Department of Engineering and Public Works.
11) 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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CONCEPT PLAN COMMENTS SECTION:
This proposal is a revision of the Pickens Gap Rd Subdivision to move the access point to the northern frontage with Pickens Gap Road, 303 ft south of the Tarkin Valley Road intersection. Otherwise, the internal road network has remained similar to the original approval (11-SE-24-C / 11-H-24-DP). The total number of residential lots has been reduced by one lot to 168.

ZONING CONDITIONS
The property was rezoned from RB (General Residential) and A (Agricultural) to PR(k) (Planned Residential) up to 2 du/ac in June 2024 (4-V-24-RZ). The rezoning was approved subject to two conditions: 1) There can be no grading within the 35-ft non-disturbance vegetation zone along the north property line, and 2) where there is no existing vegetation (trees) in the 35-ft non-disturbance vegetation zone, a type B landscape screen is required.

TRANSPORTATION IMPACT STUDY (TIS) - Exhibit B
The TIS was revised to evaluate the new access location to Pickens Gap Road. The recommendations include a detailed analysis of the existing road width from the proposed access to the Tarklin Valley Road intersection. The TIS estimates that an approximately 80-ft length of roadway will need to be widened to obtain the minimum 18-ft pavement width.

HYDROLOGIC (STREAM) DETERMINATION - Exhibit C
The applicant has obtained a stream determination from the Tennessee Department of Environment and Conservation (TDEC). Of the four potential streams on the site, only the one that runs along the Pickens Gap Road frontage was determined to be a stream. The subdivision's access will require an Aquatic Resource Alteration Permit (ARAP) from TDEC. The other potential streams were determined to be "wet weather conveyances" and can be modified without an ARAP.