1. Connection to sanitary sewer and meeting any other relevant requirements of the Knox County Health Department.
2. Provision of street names which are consistent with the Uniform Street Naming and Addressing System within Knox County (Ord 91-1-102).
3. Installation of sidewalks as identified on the concept plan. Sidewalks shall meet all applicable requirements of the Americans with Disabilities Act ( ADA) and the Knox County Department of Engineering and Public Works (Amended at MPC 4-14-16) . The sidewalks shall remain bonded until the end of the project and shall be installed as the development progresses. The initial phase I sidewalks from Hardin Valley Road to the amenity center shall be installed first. All sidewalks in Phase I shall be 100% completed before the developer can begin Phase 2 of the subdivision. The side of the street that the sidewalks are to be located on shall be worked out with the Knox County Department of Engineering and Public Works at the design plan stage of the subdivision.
4. Revising the concept plan to provide a stub-out street connection from Road A to the two large parcels located to the east and west of this site (Tax parcels 103-10801 & 103-10804) subject to approval by the Knox County Department of Engineering and Public Works and Planning Commission Staff.
5. The intersection of Road A with Roads B and D shall be designed as a two way stop condition.
6. Design of the temporary turnaround at the end of Road E subject to approval of the Knox County Department of Engineering and Public Works.
7. Prior to obtaining a design plan approval for the subdivision, submitting a detailed grading plan to the Knox County Department of Engineering and Public Works and Planning Commission Staff that documents all proposed lots will have adequate building sites and yard areas with driveway grades not exceeding a 15% grade. Those lots that cannot comply with this condition will have to be combined with adjoining lots on any final plats submitted to the Planning Commission for approval.
8. Implementation of the intersection improvements and recommendations outlined in the Traffic Impact Study prepared by Ajax Engineering as revised on March 30, 2016. The design details and timing of the installation of the improvements shall be worked out with the Knox County Department of Engineering and Public Works during the design plan stage for the subdivision.
9. Installation of traffic calming devices as required by the Knox County Department of Engineering and Public Works.
10. All closed contours/sinkholes and the 50' setback around the feature shall be shown on the final plat. Building construction within the 50' setback may be permitted if a geotechnical study prepared by a registered engineer states that building within the 50' sinkhole buffer is acceptable and the study is approved by the Knox County Department of Engineering and Public Works. The geotechnical study must be completed and submitted to Knox County Department of Engineering and Public Works prior to submission of the final plat for any lots that do not have a building area outside of the 50' setback area. A 5' drainage easement extending outside of the uppermost closed contour is required. Building construction is not permitted within the hatchered contour area of the sinkhole or the drainage easement. Engineered footings may be required for any structures within the 50' sinkhole buffer.
11. Meeting all applicable requirements of the Knox County Department of Engineering and Public Works.
12. Placing a note on the final plat that all lots will have access only to the internal street system except for the two lots for the existing home sites on Hardin Valley Rd. and Sam Lee Rd.
13. Including a line of sight easement on the final plat across Lots 57 and 58 in order to provide the needed sight distance for the curve in Road E.
14. Prior to certification of the final plat for the subdivision, establishing a property owners association that will be responsible for the maintenance of the common areas, recreational amenities and drainage system.
15. Submitting a final plat for review and approval of the combination of Tax Parcel 103-10801 and the 4.1 acre portion of Tax Parcel 103-10805 that is located on the west side of Road A at the entrance of the subdivision. The approved plat shall be recorded prior to the approval of the first final plat for this subdivision.
16. A final plat application based on this concept plan will not be accepted for review by the MPC until certification of design plan approval has been submitted to the MPC staff.

Staff Recommendation

APPROVE variances 1-7 because the site's topography and shape restrict compliance with the Subdivision Regulations and the proposed variances will not create a traffic hazard.

APPROVE the Concept Plan subject to 16 conditions

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1. Connection to sanitary sewer and meeting any other relevant requirements of the Knox County Health Department.
2. Provision of street names which are consistent with the Uniform Street Naming and Addressing System within Knox County (Ord 91-1-102).
3. Installation of sidewalks as identified on the concept plan. Sidewalks shall meet all applicable requirements of the Americans with Disabilities Act ( ADA) and the Knox County Department of Engineering and Public Works, and shall be installed at the time the street improvements are installed for the subdivision. The side of the street that the sidewalks are to be located on shall be worked out with the Knox County Department of Engineering and Public Works at the design plan stage of the subdivision.
4. Revising the concept plan to provide a stub-out street connection from Road A to the two large parcels located to the east and west of this site (Tax parcels 103-10801 & 103-10804) subject to approval by the Knox County Department of Engineering and Public Works and Planning Commission Staff.
5. The intersection of Road A with Roads B and D shall be designed as a two way stop condition.
6. Design of the temporary turnaround at the end of Road E subject to approval of the Knox County Department of Engineering and Public Works.
7. Prior to obtaining a design plan approval for the subdivision, submitting a detailed grading plan to the Knox County Department of Engineering and Public Works and Planning Commission Staff that documents all proposed lots will have adequate building sites and yard areas with driveway grades not exceeding a 15% grade. Those lots that cannot comply with this condition will have to be combined with adjoining lots on any final plats submitted to the Planning Commission for approval.
8. Implementation of the intersection improvements and recommendations outlined in the Traffic Impact Study prepared by Ajax Engineering as revised on March 30, 2016. The design details and timing of the installation of the improvements shall be worked out with the Knox County Department of Engineering and Public Works during the design plan stage for the subdivision.
9. Installation of traffic calming devices as required by the Knox County Department of Engineering and Public Works.
10. All closed contours/sinkholes and the 50' setback around the feature shall be shown on the final plat. Building construction within the 50' setback may be permitted if a geotechnical study prepared by a registered engineer states that building within the 50' sinkhole buffer is acceptable and the study is approved by the Knox County Department of Engineering and Public Works. The geotechnical study must be completed and submitted to Knox County Department of Engineering and Public Works prior to submission of the final plat for any lots that do not have a building area outside of the 50' setback area. A 5' drainage easement extending outside of the uppermost closed contour is required. Building construction is not permitted within the hatchered contour area of the sinkhole or the drainage easement. Engineered footings may be required for any structures within the 50' sinkhole buffer.
11. Meeting all applicable requirements of the Knox County Department of Engineering and Public Works.
12. Placing a note on the final plat that all lots will have access only to the internal street system except for the two lots for the existing home sites on Hardin Valley Rd. and Sam Lee Rd.
13. Including a line of sight easement on the final plat across Lots 57 and 58 in order to provide the needed sight distance for the curve in Road E.
14. Prior to certification of the final plat for the subdivision, establishing a property owners association that will be responsible for the maintenance of the common areas, recreational amenities and drainage system.
15. Submitting a final plat for review and approval of the combination of Tax Parcel 103-10801 and the 4.1 acre portion of Tax Parcel 103-10805 that is located on the west side of Road A at the entrance of the subdivision. The approved plat shall be recorded prior to the approval of the first final plat for this subdivision.
16. A final plat application based on this concept plan will not be accepted for review by the MPC until certification of design plan approval has been submitted to the MPC staff.

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Disposition Summary

APPROVE variances 1-7 because the site's topography and shape restrict compliance with the Subdivision Regulations and the proposed variances will not create a traffic hazard.
APPROVE the Concept Plan subject to 16 conditions as amended:

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Details of Action

1. Connection to sanitary sewer and meeting any other relevant requirements of the Knox County Health Department.
2. Provision of street names which are consistent with the Uniform Street Naming and Addressing System within Knox County (Ord 91-1-102).
3. Installation of sidewalks as identified on the concept plan. Sidewalks shall meet all applicable requirements of the Americans with Disabilities Act ( ADA) and the Knox County Department of Engineering and Public Works (Amended at MPC 4-14-16) . The sidewalks shall remain bonded until the end of the project and shall be installed as the development progresses. The initial phase I sidewalks from Hardin Valley Road to the amenity center shall be installed first. All sidewalks in Phase I shall be 100% completed before the developer can begin Phase 2 of the subdivision. The side of the street that the sidewalks are to be located on shall be worked out with the Knox County Department of Engineering and Public Works at the design plan stage of the subdivision.
4. Revising the concept plan to provide a stub-out street connection from Road A to the two large parcels located to the east and west of this site (Tax parcels 103-10801 & 103-10804) subject to approval by the Knox County Department of Engineering and Public Works and Planning Commission Staff.
5. The intersection of Road A with Roads B and D shall be designed as a two way stop condition.
6. Design of the temporary turnaround at the end of Road E subject to approval of the Knox County Department of Engineering and Public Works.
7. Prior to obtaining a design plan approval for the subdivision, submitting a detailed grading plan to the Knox County Department of Engineering and Public Works and Planning Commission Staff that documents all proposed lots will have adequate building sites and yard areas with driveway grades not exceeding a 15% grade. Those lots that cannot comply with this condition will have to be combined with adjoining lots on any final plats submitted to the Planning Commission for approval.
8. Implementation of the intersection improvements and recommendations outlined in the Traffic Impact Study prepared by Ajax Engineering as revised on March 30, 2016. The design details and timing of the installation of the improvements shall be worked out with the Knox County Department of Engineering and Public Works during the design plan stage for the subdivision.
9. Installation of traffic calming devices as required by the Knox County Department of Engineering and Public Works.
10. All closed contours/sinkholes and the 50' setback around the feature shall be shown on the final plat. Building construction within the 50' setback may be permitted if a geotechnical study prepared by a registered engineer states that building within the 50' sinkhole buffer is acceptable and the study is approved by the Knox County Department of Engineering and Public Works. The geotechnical study must be completed and submitted to Knox County Department of Engineering and Public Works prior to submission of the final plat for any lots that do not have a building area outside of the 50' setback area. A 5' drainage easement extending outside of the uppermost closed contour is required. Building construction is not permitted within the hatchered contour area of the sinkhole or the drainage easement. Engineered footings may be required for any structures within the 50' sinkhole buffer.
11. Meeting all applicable requirements of the Knox County Department of Engineering and Public Works.
12. Placing a note on the final plat that all lots will have access only to the internal street system except for the two lots for the existing home sites on Hardin Valley Rd. and Sam Lee Rd.
13. Including a line of sight easement on the final plat across Lots 57 and 58 in order to provide the needed sight distance for the curve in Road E.
14. Prior to certification of the final plat for the subdivision, establishing a property owners association that will be responsible for the maintenance of the common areas, recreational amenities and drainage system.
15. Submitting a final plat for review and approval of the combination of Tax Parcel 103-10801 and the 4.1 acre portion of Tax Parcel 103-10805 that is located on the west side of Road A at the entrance of the subdivision. The approved plat shall be recorded prior to the approval of the first final plat for this subdivision.
16. A final plat application based on this concept plan will not be accepted for review by the MPC until certification of design plan approval has been submitted to the MPC staff.