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Staff Recommendation

Approve the Development Plan for up to 39 detached houses, as shown on the development plan, subject to 2 conditions.

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1. Meeting all applicable requirements of the Knox County Zoning Ordinance.
2. Meeting all applicable requirements of the Knox County Department of Engineering and Public Works.

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
A. The property is zoned PR (Planned Residential) with a density of up to 2 du/ac. The density has been met as stated above.
B. The PR zone allows single family 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).

2) KNOX COUNTY COMPREHENSIVE PLAN - FUTURE LAND USE MAP
A. The property's place type is SMR (Suburban Mixed-Residential) and RC (Rural Conservation) within the HP (Hillside Protection) area on the Future Land Use Map. Single family homes are considered the primary use in the SMR and RC place types.
B. Suburban Mixed Residential areas feature street and path connections to adjacent neighborhoods. The development has provided stub-outs to properties to the north and south.
C. Rural Conservation areas are intended to conserve forested areas, ridges, wetlands, and other significant natural areas by clustering development and minimizing land disturbance. Generally, these areas conserve between 50-70 percent of a site as natural open space. The proposal is to disturb 16.9 acres within the 40.7-acre area.
D. The disturbance within the Hillside protection area is 16.1 acres, which is within the recommended disturbance from the slope analysis of 19.13 acres.

3) KNOX COMPREHENSIVE PLAN - IMPLEMENTATION POLICIES
A. The single family lots are similar to other single family lots in the area, which is consistent with Policy 2, to ensure that development is sensitive to the existing community character.
B. The street and sidewalk connections to Briggs Station and Catatoga subdivisions are consistent with Policy 14.2 plan for improving network connectivity. Vining Mill, Catatoga, and Briggs Station subdivisions will have access to three entrances, providing users with alternative routes of travel. Additional network connectivity also allows for better dispersed traffic, less congestion, and increased walkability.

4) KNOXVILLE - FARRAGUT - KNOX COUNTY GROWTH POLICY PLAN
A. The property is within the Planned Growth and Rural Areas of the Growth Plan. The purposes of the Planned Growth Designation are to encourage a reasonably compact pattern of development, promote the 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 the provision of adequate roads, utilities, schools, drainage and other public facilities and services. This development is in alignment with these goals.
B. The Rural Area allows residential development with a density of up to 2 dwelling units per acre, but only if certain conditions are met (Section 4.3). Otherwise, the maximum density allowed is 1 du/ac.. The subject property meets the criteria defined in the Growth Policy Plan for 2 du/ac, and the zoning is consistent with this density.