Disposition Summary

Approve the request to amend the previously approved planned district to increase the maximum height of a townhouse from 35 feet to approximately 41 feet, as presented on the development plan, subject to 1 condition.

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Staff Recommendation

Approve the request to amend the previously approved planned district to increase the maximum height of a townhouse from 35 feet to approximately 41 feet, as presented on the development plan, subject to 1 condition.

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1. Meeting all other applicable requirements of the City of Knoxville Zoning Ordinance.

With the conditions noted above, this request meets the requirements of the former TC-1 (Town Center) zone, the Development Plan and Standards for Northshore Town Center, and the other criteria for approval of a special use for modifications to previously approved planned districts per Article 1.4.G.

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The residential design standards for the Beau Monde subdivision have a maximum lot height of 35 ft for townhouses, measured from the average ground plane along the frontage of each townhouse unit to the top of flat and low slope roofs. This request is to increase the maximum height to correspond with the attached plan, which is approximately 41 ft for the townhouse on the right side of the plan (front elevation). All units will be the same height from the basement slab to the top of the roof.

STANDARDS FOR EVALUATING A SPECIAL USE (ARTICLE 16.2.F.2.)

1) THE USE IS CONSISTENT WITH ADOPTED PLANS AND POLICIES, INCLUDING THE GENERAL PLAN AND THE ONE-YEAR PLAN.
A. The One Year Plan and Southwest City Sector Plan designation for this site are MU-CC (Mixed Use Community Center), which recommends a moderate intensity mix of residential, office, and commercial uses.
B. A portion of the lots is within the HP (Hillside Protection Overlay) district, but they are exempt from those standards because they were platted before the adoption of the current zoning code and are less than 1 acre.

2) THE USE IS IN HARMONY WITH THE GENERAL PURPOSE AND INTENT OF THIS ZONING CODE.
A. Except for the proposed height, the request is consistent with the zoning standards and the Northshore Town Center Development Plan and Standards adopted as part of the TC-1 and PC-1 zoning.

3) THE USE IS COMPATIBLE WITH THE CHARACTER OF THE NEIGHBORHOOD WHERE IT IS PROPOSED, AND WITH THE SIZE AND LOCATION OF BUILDINGS IN THE VICINITY.
A. The proposed townhouse height is compatible with the surrounding townhouses in the Beau Monde subdivision. The townhouses will have a partial third story set back from the front building elevation, so from the street level, the perceived height of the structure is closer to 30 feet tall. The adjacent townhouses to the south also have a partial third story but are flush with the front elevation, so they have a taller perceived height from the street.

4) THE USE WILL NOT SIGNIFICANTLY INJURE THE VALUE OF ADJACENT PROPERTY OR BY NOISE, LIGHTS, FUMES, ODORS, VIBRATION, TRAFFIC, CONGESTION, OR OTHER IMPACTS DETRACT FROM THE IMMEDIATE ENVIRONMENT.
A. This proposal will not change the allowed use of the site.

5) THE USE IS NOT OF A NATURE OR SO LOCATED AS TO DRAW SUBSTANTIAL ADDITIONAL TRAFFIC THROUGH RESIDENTIAL STREETS.
A. No additional traffic will be generated.

6) THE NATURE OF DEVELOPMENT IN THE SURROUNDING AREA IS NOT SUCH AS TO POSE A POTENTIAL HAZARD TO THE PROPOSED USE OR TO CREATE AN UNDESIRABLE ENVIRONMENT FOR THE PROPOSED USE.
A. There are no known uses in the area that could be a potential hazard or create an undesirable environment for the proposed uses within the development.