Disposition Summary

Approve the request for up to 9 townhouse units, subject to 6 conditions.

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Staff Recommendation

Approve the request for up to 9 townhouse units, subject to 6 conditions.

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1) Installing the proposed new plantings as shown on the site plan and providing a Type B landscape screen along the boundaries adjacent to existing single-family dwellings. Except for the area of the proposed driveway, the existing healthy, non-invasive trees along all boundaries must be maintained and may count toward the
required landscape screening.
2) Providing a solid fence, earth berm, and/or adequate landscape buffer at both ends of the hammerhead turnaround to prevent vehicle headlights from projecting into adjacent properties, subject to review and approval by the City's Urban Forestry Division during the permitting phase.
3) Meeting all applicable requirements of the City of Knoxville Zoning Code.
4) Meeting all applicable requirements of the City of Knoxville Engineering Department.
5) Meeting all applicable requirements of the City of Knoxville Plans Review and Inspections Department.
6) Meeting all applicable requirements of the City of Knoxville Tree Protection Ordinance and the Urban Forestry Division.

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This proposal is for a 9-unit townhouse development comprising two 3-story structures on a 1.51-acre lot. Access is provided via an easement off of Valley View Drive, running though the abutting southern parcel (070AB009) that counts towards the maximum 10-unit restriction for an access easement.

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 recommended condition for landscaping around the periphery of the property is consistent with General Plan's development policy 9.2, which encourages development practices that respect and fit the natural landscape, minimizing the loss of trees, woodlands and wildlife habitat.
B. The proposed townhouse development is consistent with the One Year Plan's and East City Sector Plan's MDR (Medium Density Residential) land use classification, which allows consideration of this development intensity.

2) THE USE IS IN HARMONY WITH THE GENERAL PURPOSE AND INTENT OF THIS ZONING CODE.
A. The RN-4 district is intended to accommodate mixed medium density residential neighborhoods in the City that includes houses, duplexes, townhomes, low-rise multi-family dwellings, cottage courts, and pocket neighborhoods. A townhouse development of 9 or more units requires special use approval.
B. The proposed use conforms to the Dimensional Standards (Article 4.3), Principal Use Standards (Article 9.3.I), and Off-street Parking requirements (Article 11). For example, the lot meets the minimum 20-ft lot width and minimum 3,000-sq ft lot area requirements for each townhouse unit. The street-facing façades provide
adequate windows to meet the 15% transparency requirement.
C. Although the slope analysis recommends a maximum disturbance budget of 0.95 acres (66.8% of the HP area), historic aerial image from 1935 indicates almost the entirety of the property was disturbed previously. The proposed disturbance does not exceed the previously disturbed area, and therefore, the proposal is
consistent with the regulations of Article 8.9.B (Applicability, Hillside Protection Overlay Zoning District).

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 surrounding area consists of a mix of houses, duplexes, townhouses, and multifamily developments. The proposed use is consistent with the medium-density residential character of the area, and the size and scale of the structures are comparable to the adjacent multifamily structures to the east that are also threestory.

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. Staff recommends providing a Type B landscape screen along the property's edge to screen adjacent single-family homes and ensure that vehicle headlights do not project into adjacent properties at the proposed turnaround. The owner of the southern neighboring parcel has shared that they are working with the subject property owner to finalize the shared driveway access.

5) THE USE IS NOT OF A NATURE OR SO LOCATED AS TO DRAW SUBSTANTIAL ADDITIONAL TRAFFIC THROUGH RESIDENTIAL STREETS.
A. The development is accessed via Valley View Drive, a major collector, with nearby access to N Broadway and I-640, so it will not draw traffic through residential streets.

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. The surrounding residential uses pose no hazard or undesirable conditions for the proposed use. Proximity to Whittle Springs Middle School, Whittle Springs Golf Course, and transit stops within 200 ft makes this property a desirable location for the proposed use.