Approve the development plan for up to 60 dwelling units on individual lots, subject to 2 conditions, with the addition condition that a type A lanscape buffer be installed behind lots 1-11 and 12-20 unless comparable vegetation exists to create a buffer.

Disposition Summary

Approve the development plan for up to 60 dwelling units on individual lots, subject to 2 conditions, with the addition condition that a type A lanscape buffer be installed behind lots 1-11 and 12-20 unless comparable vegetation exists to create a buffer.

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Details of Action

Approve the development plan for up to 60 dwelling units on individual lots, subject to 2 conditions, with the addition condition that a type A lanscape buffer be installed behind lots 1-11 and 12-20 unless comparable vegetation exists to create a buffer.

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Staff Recommendation

Approve the development plan for up to 60 dwelling units on individual lots, subject to 2 conditions.

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1. Meeting all applicable requirements of the Knox County Zoning Ordinance, including the zoning conditions associated with zoning attached to case files 9-I-24-RZ and 2-I-25-RZ, as outlined in the staff comments and Exhibit B.
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 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(k) (Planned Residential) up to 12 du/ac, subject to conditions (see Exhibit B).
A. The PR zone allows attached and detached houses as permitted uses. 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 12 du/ac for each of the zoning districts that this development crosses. The proposed subdivision has a gross density of 5.75 du/ac, with no individual zoning district exceeding 6.86 du/ac.
C. The PR zone established a maximum height for detached houses, but all other uses have a maximum height established by the Planning Commission. Staff recommend a maximum height of 35 ft for the attached houses, consistent with the other residential houses in the subdivision and the general area.
D. With the recommended conditions, the proposal meets the zoning conditions listed in the staff comments of the associated concept plan and Exhibit B.

2) KNOX COUNTY COMPREHENSIVE PLAN - FUTURE LAND USE MAP
A. The development is in the TN (Traditional Neighborhood) place type on the Future Land Use Map. Traditional Neighborhood areas feature a mix of housing ranging from single-family to townhomes and small multifamily buildings. They have a walkable block pattern, a mix of housing types within the neighborhood, and neighborhood amenities such as parks and schools. Small office, commercial, and civic uses may also exist in these areas along major thoroughfares. These areas are typically connected to a mixed-use center.
B. The development consists of attached residential, which is a primary use in the TN place type and intended to be the predominant focus, along with single family residential.
C. The proposal conforms to the form attributes of the TN place type, which recommends building heights of 1-3 stories, front setbacks of 0-20 ft, and open space that includes private neighborhood open spaces.
D. The proposed stub-out at the southwest terminus of Road 'B' is to a property within the TN place type, and towards the TCMU (Town Center Mixed Use) place type at the intersection of W. Beaver Creek Drive and Clinton Highway. This is consistent with the intent of the place type, which is to be connected to a mixed-use center.

3) KNOX COUNTY COMPREHENSIVE PLAN - IMPLEMENTATION POLICIES
A. The zoning condition requiring 5 trees per acre for most of this development is consistent with Policy 2 to ensure that development is sensitive to existing community character. The property sits at the base of a wooded ridgeline.
B. The development is located within 0.8 miles of Angora Frog Farm and Dog Park, and between 1.4 and 2 miles from the three Powell public schools. This is consistent with Policy 5 to create neighborhoods with a variety of housing types and amenities in close proximity. The proposed subdivision with attached houses increases the diversity of housing in this area.
C. A road stub-out is proposed from Road 'B' to the property to the southwest. This is consistent with Policy 11 to promote connectivity with new development, increase mobility, and encourage active transportation and recreation.
D. The zoning condition limiting the number of building permits and left turns out of the subdivision until the intersection improvements at Clinton Highway are completed is consistent with Policy 9 to coordinate infrastructure improvements with development.

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.