Disposition Summary

Approve the development plan for an attached residential subdivision with up to 55 dwellings on individual lots, subject to 2 conditions.

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Staff Recommendation

Approve the development plan for an attached residential subdivision with up to 55 dwellings on individual lots, subject to 2 conditions.

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1) Meeting all applicable requirements of the Knox County Zoning Ordinance.
2) The maximum height of the attached dwellings shall be 35 feet.

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 2 du/ac:
a) The PR zone allows attached 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 2 du/ac. The proposed density is 1.94 du/ac.
c) The Planning Commission determines the maximum height for any use other than houses and duplexes. Staff recommends a maximum height of 35 ft for the attached dwellings, consistent with the maximum height allowed on surrounding properties.

2) GENERAL PLAN - DEVELOPMENT POLICIES
a) Policy 6.2 & 6.3, Compliment natural landforms when grading and minimize grading on steep slopes and within floodways. Encourage development in areas with the fewest environmental constraints. - The property has approximately 20.23 acres within the Hillside Protection (HP) area, and the recommended maximum disturbance is 9.55 acres. The proposed disturbance within the HP area is 7.2 acres. The development is clustered in the northwest portion of the site, outside the identified wetland and the majority of the steep slopes.
b) Policy 9.2, Encourage development practices that respect and fit the natural landscape, minimizing the loss of trees, woodlands, and wildlife habitat. - There is a wetland on the east side of the property and steep slopes on the southeast side. This proposal clusters the dwelling units out of these areas.
c) Policy 9.3, Ensure that the context of new development, including scale and compatibility, does not impact existing neighborhoods and communities -- The proposed attached dwellings should have a similar scale as the other residential development in the area.
d) Policy 9.8, Encourage a mixture of housing sizes and prices within planned residential developments - This proposal is for attached residential dwellings only, however, there are two distinct sizes. The mix of house sizes and price points is to be determined by the developer.
e) Policy 10.11, Allow higher densities, smaller yards and narrower lots for portions of planned developments that do not abut or face conventional suburban developments. In exchange, deeper setbacks, wider lots or landscape buffers shall be provided where the new development abuts lower density housing. - The townhouses closest to Hardin Valley Drive will be separated from the right-of-way by open space. There is a signification elevation change between the abutting residential development to the west and the proposed townhouses.

3) NORTHWEST COUNTY SECTOR PLAN
a) The property is classified RR (Rural Residential) & HP (Hillside Protection).
b) The RR land use allows consideration of up to 2 du/ac. This proposal has a density of 1.94 du/ac.
c) Approximately 20.23 acres of the 28.4-acre site is within the Hillside Protection (HP) area, and the recommended maximum disturbance is 9.55 acres, according to the slope analysis. The proposed disturbance within the HP area is 7.2 acres.

4) KNOXVILLE - FARRAGUT - KNOX COUNTY GROWTH POLICY PLAN
a) The property is within the Rural Area. Rural areas are to include land to be preserved for farming, recreation, and other non-urban uses. The rural designation shall not impede the right of a property owner to use or develop the property for a purpose permitted by that property's zoning.
b) The Rural Area recommends a maximum density of 2-3 du/ac. Three (3) du/ac can be considered as an extension of low density residential development if the property is PR, sanitary sewer and public water is provided, connecting collector and arterial roads from the development to the Planned Growth area meet the standards of Knox County Engineering and Public Works, and a transportation impact analysis demonstrates to the satisfaction of the Planning Commission that the effect of the proposed and similar developments in the traffic analysis zone will not reasonably impair traffic flow.
c) Hardin Valley Drive is a minor arterial street.