Disposition Summary

Approve the variances and alternative design standard based on the justification provided by the applicant and recommendations of the Knox County Department of Engineering and Public Works.

Approve the Concept Plan subject to 7 conditions.

---

Staff Recommendation

Approve the variances and alternative design standard based on the justification provided by the applicant and recommendations of the Knox County Department of Engineering and Public Works.

Approve the Concept Plan subject to 7 conditions.

---

1) Connection to sanitary sewer and meeting other relevant utility provider requirements.
2) Provision of street names consistent with the Uniform Street Naming and Addressing System within Knox County (County Ord. 91-1-102).
3) No building permits may be issued until the Schaad Road improvements are completed between Lobetti Road and the terminus of Schaad Road to the east, as determined by Planning staff and Knox County Engineering and Public Works staff.
4) Providing a stream determination study to the Knox County Department of Engineering and Public Works for review and approval regarding a potential stream located in the northeast corner of the property. If it is determined that this is a stream, the required stream buffers must be provided and lots may have to be eliminated. Changes to the location of dwelling units or the internal road system may require a new Concept Plan and Development Plan approval by the Planning Commission.
5) Providing a road stub-out to the property to the east with notification of future connection provided per section 3.04.C.2 of the Subdivision Regulations. The realignment of lots and the road alignment can be administratively approved by Planning staff and Knox County Engineering and Public Works during the design plan phase. If the potential stream referenced in condition #4 is determined to be a stream, the stub-out is not required.
6) Meeting all applicable requirements of the Knox County Department of Engineering and Public Works.
7) Meeting all applicable requirements of the Knox County Zoning Ordinance.

---

This proposal is for a residential subdivision with up to 33 attached houses on individual lots on approximately 7.357 acres (4.49 du/ac). The property was rezoned from A (Agricultural) to PR (Planned Residential) up to 5 du/ac in February 2023 (1-F-23-RZ).

ROAD STUB-OUT
Staff is recommending that a road stub-out be provided to the adjacent property to the east, 6140 Ball Road (parcel 091 16501). If approved, this condition is only applicable if the potential stream referenced in condition #4 is determined to be a wet weather conveyance. If it is determined to be a stream, a road connection between the two properties becomes less feasible. Extending Road 'A' to the northern lot line is not preferred as a stub-out because the adjoining lot is not large enough to be subdivided into enough lots to require a public right-of-way and, therefore, would not create the intended connectivity.

Access to the proposed subdivision is not ideal. It is right-in / right-out only because of the central median in Schaad Road and comes in at a 75-degree angle to Schaad Road to assist with traversing the steep grade down to the buildable area of the site. The stub-out will provide connectivity between adjacent developments and secondary access to both properties. The adjacent property has frontage on Ball Road and Schaad Road.

VARIANCES AND ALTERNATIVES DESIGN STANDARDS
Variance #1: The connecting vertical curve ("k value") is the transition of the grade of Road 'A' from 15 percent to 2 percent as it approaches the Schaad Road intersection. The lower the k value, the more abrupt the transition between the two road grades. At intersections with a classified street (collector or arterial), the minimum k value is 25, allowing a smoother transition from the smaller local road to the larger classified street. This larger k value also allows the classified street to be expanded in the future and to tie in grades of side streets more easily. For this request, the County does not anticipate the need for additional right-of-way acquisition and expansion of Schaad Road once it is complete, and the k value of 15 should not be a safety concern.

Variance #2: The minimum intersection spacing along an arterial street is 400 ft. Road 'A' is 377 ft from Lobetti Road to the west. Schaad Road is being constructed with a center median, making Road 'A' intersection function as right-in, right-out only. Oncoming traffic can only come from the east (westbound), rendering the 400 ft intersection separation less necessary for safety purposes.

Alternative Design Standard #1: The maximum road grade is 12 percent for local street, but the Planning Commission can approve up to 15 percent with the recommendation of Knox County Engineering and Public Works. The increased road grade is approximately 200-300 ft of the entry road. The road grade is less than 12 percent at the first residential lot.