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. Revising the typical lot setbacks so that the side yard setbacks are a minimum of 5 feet and adding a note that the side yard setback along street grades over 10% shall be increased to 10 feet (Remove Variance and Zoning Request Note #6).
4. Revising the concept plan by eliminating the sidewalk crossing of Road A just west of the intersection with Road B, and providing a sidewalk along the south side of Road A between Roads B and C. Sidewalks shall be installed as identified on the revised concept plan. Sidewalks shall meet all applicable requirements of the Americans with Disabilities Act ( ADA) and shall be installed at the time the street improvements are installed for the subdivision.
5. Implementation of the intersection improvements and recommendations outlined in the Traffic Impact Study prepared by Fulghum MacIndoe & Associates, Inc. as revised on August 24, 2015. The details for the timing and costs associated with a traffic signal warrant analysis and possible traffic signal at the development entrance onto Hardin Valley Rd. shall be worked out between the applicant and the Knox County Department of Engineering and Public Works during the design plan stage for the subdivision.
6. Meeting all applicable requirements of the Knox County Department of Engineering and Public Works.
7. The median crossing for the new driveway access to Road A for the residence at 10100 Hardin Valley Rd. shall be widened to meet the requirements of the Knox County Department of Engineering and Public Works. When the driveway connection is completed, the existing access driveway out to Hardin Valley Rd. shall be closed.
8. Including a sight distance easement across Lot 83 on the final plat.
9. 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 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.
10. The concept plan shall be modified for the common area located at the southwestern end of the development by eliminating the reference to the conservation easement and incorporating that area into the common area. The 20' access easement between Lots 126 and 127 that provides access to the common area shall be changed to become part of the common area. The common area shall be identified on the concept plan, final plat and protective covenants for the subdivision as a natural undisturbed area with a prohibition on any clearing and grading except what would be needed for a passive trail system. The boundary line between the lots and common area shall be clearly marked in the field prior to any site grading in order to identify the limits of disturbance and protect those areas of mature vegetation.
11. Prior to certification of the final plat for the subdivision, establishing a homeowners association for the purpose of maintaining the storm water system, common area and any other commonly held assets.
12. 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 1-4 because the site's topography restricts compliance with the Subdivision Regulations and the proposed variances will not create a traffic hazard.

APPROVE the Concept Plan subject to 12 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. Revising the typical lot setbacks so that the side yard setbacks are a minimum of 5 feet and adding a note that the side yard setback along street grades over 10% shall be increased to 10 feet (Remove Variance and Zoning Request Note #6).
4. Revising the concept plan by eliminating the sidewalk crossing of Road A just west of the intersection with Road B, and providing a sidewalk along the south side of Road A between Roads B and C. Sidewalks shall be installed as identified on the revised concept plan. Sidewalks shall meet all applicable requirements of the Americans with Disabilities Act ( ADA) and shall be installed at the time the street improvements are installed for the subdivision.
5. Implementation of the intersection improvements and recommendations outlined in the Traffic Impact Study prepared by Fulghum MacIndoe & Associates, Inc. as revised on August 24, 2015. The details for the timing and costs associated with a traffic signal warrant analysis and possible traffic signal at the development entrance onto Hardin Valley Rd. shall be worked out between the applicant and the Knox County Department of Engineering and Public Works during the design plan stage for the subdivision.
6. Meeting all applicable requirements of the Knox County Department of Engineering and Public Works.
7. The median crossing for the new driveway access to Road A for the residence at 10100 Hardin Valley Rd. shall be widened to meet the requirements of the Knox County Department of Engineering and Public Works. When the driveway connection is completed, the existing access driveway out to Hardin Valley Rd. shall be closed.
8. Including a sight distance easement across Lot 83 on the final plat.
9. 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 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.
10. The concept plan shall be modified for the common area located at the southwestern end of the development by eliminating the reference to the conservation easement and incorporating that area into the common area. The 20' access easement between Lots 126 and 127 that provides access to the common area shall be changed to become part of the common area. The common area shall be identified on the concept plan, final plat and protective covenants for the subdivision as a natural undisturbed area with a prohibition on any clearing and grading except what would be needed for a passive trail system. The boundary line between the lots and common area shall be clearly marked in the field prior to any site grading in order to identify the limits of disturbance and protect those areas of mature vegetation.
11. Prior to certification of the final plat for the subdivision, establishing a homeowners association for the purpose of maintaining the storm water system, common area and any other commonly held assets.
12. 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 1-4 because the site's topography restricts compliance with the Subdivision Regulations and the proposed variances will not create a traffic hazard.
APPROVE the Concept Plan subject to 12 conditions

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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. Revising the typical lot setbacks so that the side yard setbacks are a minimum of 5 feet and adding a note that the side yard setback along street grades over 10% shall be increased to 10 feet (Remove Variance and Zoning Request Note #6).
4. Revising the concept plan by eliminating the sidewalk crossing of Road A just west of the intersection with Road B, and providing a sidewalk along the south side of Road A between Roads B and C. Sidewalks shall be installed as identified on the revised concept plan. Sidewalks shall meet all applicable requirements of the Americans with Disabilities Act ( ADA) and shall be installed at the time the street improvements are installed for the subdivision.
5. Implementation of the intersection improvements and recommendations outlined in the Traffic Impact Study prepared by Fulghum MacIndoe & Associates, Inc. as revised on August 24, 2015. The details for the timing and costs associated with a traffic signal warrant analysis and possible traffic signal at the development entrance onto Hardin Valley Rd. shall be worked out between the applicant and the Knox County Department of Engineering and Public Works during the design plan stage for the subdivision.
6. Meeting all applicable requirements of the Knox County Department of Engineering and Public Works.
7. The median crossing for the new driveway access to Road A for the residence at 10100 Hardin Valley Rd. shall be widened to meet the requirements of the Knox County Department of Engineering and Public Works. When the driveway connection is completed, the existing access driveway out to Hardin Valley Rd. shall be closed.
8. Including a sight distance easement across Lot 83 on the final plat.
9. 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 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.
10. The concept plan shall be modified for the common area located at the southwestern end of the development by eliminating the reference to the conservation easement and incorporating that area into the common area. The 20' access easement between Lots 126 and 127 that provides access to the common area shall be changed to become part of the common area. The common area shall be identified on the concept plan, final plat and protective covenants for the subdivision as a natural undisturbed area with a prohibition on any clearing and grading except what would be needed for a passive trail system. The boundary line between the lots and common area shall be clearly marked in the field prior to any site grading in order to identify the limits of disturbance and protect those areas of mature vegetation.
11. Prior to certification of the final plat for the subdivision, establishing a homeowners association for the purpose of maintaining the storm water system, common area and any other commonly held assets.
12. 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.