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Staff Recommendation

Approve the development plan for up to 121 detached residential lots, subject to 1 condition.

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1. Meeting all applicable requirements of the Knox County Zoning Ordinance.

With the conditions noted, this plan meets the requirements for approval in the PR zone 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 2.5 du/ac.
A. The PR zone allows detached 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 (Knox County Zoning Ordinance Article 5, Section 5.13.15).
B. The PR zoning allows consideration of up to 2.5 du/ac. The proposed subdivision has a density of 1.56 du/ac for the 77.82 acres associated with this proposal.
C. The overall PR zone district, encompassing approximately 218 acres, will have a density of 2.17 du/ac for all approved lots. See the "Master Plan" attached to the concept plan for Carter Ridge, Phases VI-VIII (1-SH-23-C/1-G-23-DP) for a summary of the approvals in this zone district prior to this proposal (Carter Valley), which is referred to as Carter Ridge, Phase IX.

2) COMPREHENSIVE PLAN - IMPLEMENTATION POLICIES
A. The proposed disturbance area in relation to the slope analysis is consistent with Policy 2.3, to provide protections for ridges, views, and open spaces.
B. The development will have 51 percent of the land area in open space. This is consistent with Policy 2, ensuring that development is sensitive to the existing community character by separating the proposed house lots and adjacent properties.
C. Per the Knox County Sidewalk Ordinance, the existing sidewalk system must be extended along the site's Carter Mill Road frontage and for the portion of Road 'N' that exceeds 1,000 vehicle trips per day, consistent with Implementation Policy 11, to promote connectivity with new development.

3) COMPREHENSIVE PLAN - FUTURE LAND USE MAP
A. The subject property is located in the RC (Rural Conservation) place type and HP (Hillside Protection) area. The RC place type is intended to conserve forested areas, ridges, wetlands, and other significant natural areas by clustering development and minimizing land disturbance. RC recommends single-family residential in a conservation pattern as a "primary use."
B. Single family residential subdivisions shall be clustered in a pattern that preserves 50 percent or more open space on the site. This development has 51 percent of the site in open space.
C. The site has 66 acres in the HP (Hillside Protection) area. The slope analysis recommends a disturbance budget of 40 acres in the HP area, and this proposal disturbs approximately 27 acres.

4) KNOXVILLE - FARRAGUT - KNOX COUNTY GROWTH POLICY PLAN
A. The property is within the Planned Growth Area. The purposes of the Planned Growth Area designation are to encourage a reasonably compact pattern of development, promote 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 provision of adequate roads, utilities, schools, drainage and other public facilities and services. - The proposed development is consistent with the growth plan.