1. Implementation of the street and intersection improvements and recommendations outlined in the Traffic Impact Study prepared by CDM Smith, as last revised on July 26, 2018, and approved by the Knox County Department of Engineering and Public Works, Tennessee Department of Transportation (TDOT), and Planning Commission staff. 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 and TDOT during the design plan stage for the subdivision.
2. Installation of the intersection improvements (signalized intersection) for S. Northshore Drive at Tooles Bend Road by the Knox County Department of Engineering and Public Works. Knox County and the developer have entered into a Memorandum of Understanding regarding the shared costs of the improvements for this intersection.
3. Installation of the safety improvements to Tooles Bend Road by the Knox County Department of Engineering and Public Works that will include new guardrails, rumble stripes, centerline improvements, signage, shoulder improvements and a flashing warning beacon at the intersection of Tooles Bend Road and Badget Road. The developer shall be responsible for the costs of these improvements as worked out with the Knox County Department of Engineering and Public Works.
4. Installation of the required intersection improvements for the northern entrance of the subdivision prior to any final plat being approved for this subdivision. The entrance improvements include a shifting of Tooles Bend Road towards the developers property in order to accommodate a left turn lane into the development and increase available sight distance through the curve and at the entrance. The design will also include improving the driveway access for the house directly across Tooles Bend Road (Tax Parcel 155 066). The design and timing details for these improvements are to be worked out during the design plan process for the subdivision. Tooles Bend Road shall remain open during the construction of the street realignment. All costs associated with these improvements are the responsibility of the developer.
5. Installation of safety improvements to Tedford Lane by the Knox County Department of Engineering and Public Works.
6. The second (southern) entrance for the development shall be constructed and approved for use prior to the 150th lot for the subdivision being approved through the final plat process.
7. Obtaining all applicable permits from the Tennessee Department of Transportation (TDOT) for any work within the TDOT right-of-way.
8. Provision of street names which are consistent with the Uniform Street Naming and Addressing System within Knox County (Ord 91-1-102).
9. The sewer treatment facility proposed to serve this development shall be approved, constructed and accepted by the First Utility District of Knox County prior to any final plat being approved for this subdivision.
10. Any required upgrades of water lines by the First Utility District of Knox County shall be installed prior to any final plat being approved for this subdivision.
11. Installation of all sidewalks and walking trails 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. A bond shall be provided to the Knox County Department of Engineering and Public Works by the developer in an amount sufficient to guarantee the installation of the sidewalks.
12. Meeting all applicable requirements of the Knox County Department of Engineering and Public Works.
13. Obtaining all applicable permits from the Tennessee Department of Environment and Conservation (TDEC).
14. Obtaining all applicable permits from the Tennessee Valley Authority (TVA) and Army Corps of Engineers.
15. A final plat shall not be accepted for review by the Planning Commission for any portions of the subdivision that fall within the 822' flowage easement of TVA until approval is granted by TVA for the development activity (subdivision infrastructure improvements and building sites on lots) within the flowage easement.
16. During the design plan stage of the subdivision, obtaining approval from the United States Postal Service of the centralized mail delivery system to be used for the subdivision. Documentation of the approved system shall be submitted to Planning Commission staff prior to final plat approval.
17. Placing a note on the final plat that all lots will have access only to the internal street system.
18. On the final plat, including any line of sight easements across lots within the subdivision as may be required by the Knox County Department of Engineering and Public Works.
19. Prior to certification of the first 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.
20. Submitting to Planning Commission staff prior to final plat review by the Planning Commission, the certification of design plan approval form as required by the Knoxville-Knox County Subdivision Regulations.

Staff Recommendation

APPROVE variances 1-17 because the site's topography restricts compliance with the Subdivision Regulations and variances will not create a traffic hazard.

APPROVE the Concept Plan subject to 20 conditions:

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1. Implementation of the street and intersection improvements and recommendations outlined in the Traffic Impact Study prepared by CDM Smith, as last revised on July 26, 2018, and approved by the Knox County Department of Engineering and Public Works, Tennessee Department of Transportation (TDOT), and Planning Commission staff. 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 and TDOT during the design plan stage for the subdivision.
2. Installation of the intersection improvements (signalized intersection) for S. Northshore Drive at Tooles Bend Road by the Knox County Department of Engineering and Public Works. Knox County and the developer have entered into a Memorandum of Understanding regarding the shared costs of the improvements for this intersection.
3. Installation of the safety improvements to Tooles Bend Road by the Knox County Department of Engineering and Public Works that will include new guardrails, rumble stripes, centerline improvements, signage, shoulder improvements and a flashing warning beacon at the intersection of Tooles Bend Road and Badget Road. The developer shall be responsible for the costs of these improvements as worked out with the Knox County Department of Engineering and Public Works.
4. Installation of the required intersection improvements for the northern entrance of the subdivision prior to any final plat being approved for this subdivision. The entrance improvements include a shifting of Tooles Bend Road towards the developers property in order to accommodate a left turn lane into the development and increase available sight distance through the curve and at the entrance. The design will also include improving the driveway access for the house directly across Tooles Bend Road (Tax Parcel 155 066). The design and timing details for these improvements are to be worked out during the design plan process for the subdivision. Tooles Bend Road shall remain open during the construction of the street realignment. All costs associated with these improvements are the responsibility of the developer.
5. Installation of safety improvements to Tedford Lane by the Knox County Department of Engineering and Public Works.
6. The second (southern) entrance for the development shall be constructed and approved for use prior to the 150th lot for the subdivision being approved through the final plat process.
7. Obtaining all applicable permits from the Tennessee Department of Transportation (TDOT) for any work within the TDOT right-of-way.
8. Provision of street names which are consistent with the Uniform Street Naming and Addressing System within Knox County (Ord 91-1-102).
9. The sewer treatment facility proposed to serve this development shall be approved, constructed and accepted by the First Utility District of Knox County prior to any final plat being approved for this subdivision.
10. Any required upgrades of water lines by the First Utility District of Knox County shall be installed prior to any final plat being approved for this subdivision.
11. Installation of all sidewalks and walking trails 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. A bond shall be provided to the Knox County Department of Engineering and Public Works by the developer in an amount sufficient to guarantee the installation of the sidewalks.
12. Meeting all applicable requirements of the Knox County Department of Engineering and Public Works.
13. Obtaining all applicable permits from the Tennessee Department of Environment and Conservation (TDEC).
14. Obtaining all applicable permits from the Tennessee Valley Authority (TVA) and Army Corps of Engineers.
15. A final plat shall not be accepted for review by the Planning Commission for any portions of the subdivision that fall within the 822' flowage easement of TVA until approval is granted by TVA for the development activity (subdivision infrastructure improvements and building sites on lots) within the flowage easement.
16. During the design plan stage of the subdivision, obtaining approval from the United States Postal Service of the centralized mail delivery system to be used for the subdivision. Documentation of the approved system shall be submitted to Planning Commission staff prior to final plat approval.
17. Placing a note on the final plat that all lots will have access only to the internal street system.
18. On the final plat, including any line of sight easements across lots within the subdivision as may be required by the Knox County Department of Engineering and Public Works.
19. Prior to certification of the first 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.
20. Submitting to Planning Commission staff prior to final plat review by the Planning Commission, the certification of design plan approval form as required by the Knoxville-Knox County Subdivision Regulations.

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Disposition Summary

APPROVE variances 1-17 because the site's topography restricts compliance with the Subdivision Regulations and variances will not create a traffic hazard.

APPROVE the Concept Plan subject to 20 conditions:

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Details of Action

1. Implementation of the street and intersection improvements and recommendations outlined in the Traffic Impact Study prepared by CDM Smith, as last revised on July 26, 2018, and approved by the Knox County Department of Engineering and Public Works, Tennessee Department of Transportation (TDOT), and Planning Commission staff. 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 and TDOT during the design plan stage for the subdivision.
2. Installation of the intersection improvements (signalized intersection) for S. Northshore Drive at Tooles Bend Road by the Knox County Department of Engineering and Public Works. Knox County and the developer have entered into a Memorandum of Understanding regarding the shared costs of the improvements for this intersection.
3. Installation of the safety improvements to Tooles Bend Road by the Knox County Department of Engineering and Public Works that will include new guardrails, rumble stripes, centerline improvements, signage, shoulder improvements and a flashing warning beacon at the intersection of Tooles Bend Road and Badget Road. The developer shall be responsible for the costs of these improvements as worked out with the Knox County Department of Engineering and Public Works.
4. Installation of the required intersection improvements for the northern entrance of the subdivision prior to any final plat being approved for this subdivision. The entrance improvements include a shifting of Tooles Bend Road towards the developers property in order to accommodate a left turn lane into the development and increase available sight distance through the curve and at the entrance. The design will also include improving the driveway access for the house directly across Tooles Bend Road (Tax Parcel 155 066). The design and timing details for these improvements are to be worked out during the design plan process for the subdivision. Tooles Bend Road shall remain open during the construction of the street realignment. All costs associated with these improvements are the responsibility of the developer.
5. Installation of safety improvements to Tedford Lane by the Knox County Department of Engineering and Public Works.
6. The second (southern) entrance for the development shall be constructed and approved for use prior to the 150th lot for the subdivision being approved through the final plat process.
7. Obtaining all applicable permits from the Tennessee Department of Transportation (TDOT) for any work within the TDOT right-of-way.
8. Provision of street names which are consistent with the Uniform Street Naming and Addressing System within Knox County (Ord 91-1-102).
9. The sewer treatment facility proposed to serve this development shall be approved, constructed and accepted by the First Utility District of Knox County prior to any final plat being approved for this subdivision.
10. Any required upgrades of water lines by the First Utility District of Knox County shall be installed prior to any final plat being approved for this subdivision.
11. Installation of all sidewalks and walking trails 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. A bond shall be provided to the Knox County Department of Engineering and Public Works by the developer in an amount sufficient to guarantee the installation of the sidewalks.
12. Meeting all applicable requirements of the Knox County Department of Engineering and Public Works.
13. Obtaining all applicable permits from the Tennessee Department of Environment and Conservation (TDEC).
14. Obtaining all applicable permits from the Tennessee Valley Authority (TVA) and Army Corps of Engineers.
15. A final plat shall not be accepted for review by the Planning Commission for any portions of the subdivision that fall within the 822' flowage easement of TVA until approval is granted by TVA for the development activity (subdivision infrastructure improvements and building sites on lots) within the flowage easement.
16. During the design plan stage of the subdivision, obtaining approval from the United States Postal Service of the centralized mail delivery system to be used for the subdivision. Documentation of the approved system shall be submitted to Planning Commission staff prior to final plat approval.
17. Placing a note on the final plat that all lots will have access only to the internal street system.
18. On the final plat, including any line of sight easements across lots within the subdivision as may be required by the Knox County Department of Engineering and Public Works.
19. Prior to certification of the first 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.
20. Submitting to Planning Commission staff prior to final plat review by the Planning Commission, the certification of design plan approval form as required by the Knoxville-Knox County Subdivision Regulations.