SUBDIVISION REPORT - CONCEPT/USE ON REVIEW · 02/02/2020 · concept plan has included these...
Transcript of SUBDIVISION REPORT - CONCEPT/USE ON REVIEW · 02/02/2020 · concept plan has included these...
SUBDIVISION: WESTLAND OAKS -UNIT 3
APPLICANT/DEVELOPER: MESANA INVESTMENTS, LLC
TAX IDENTIFICATION:
NUMBER OF LOTS: 59
ZONING: PR (Planned Residential) (k)
None
154 002
REQUIRED:
EXISTING LAND USE: Vacant land
SURROUNDING LAND North: Residences and vacant land - A (Agricultural)South: Residences - RA (Low Density Residential)East: Residences and vacant lots - PR (Planned Residential) (k)West: Vacant land - A (Agricultural)
USE AND ZONING:
LOCATION: West side of Ridge Climber Rd., south of Westland Dr., west of I-140.
JURISDICTION: County Commission District 5
SECTOR PLAN: Southwest County
APPROXIMATE ACREAGE: 19.2 acres
SURVEYOR/ENGINEER:
ACCESSIBILITY: Access is via Ridge Climber Road, a local street with a 22' pavement width within a 40' right-of-way.
STAFF RECOMMENDATION:
1. Connection to sanitary sewer and meeting any other relevant requirements of the utility provider.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. 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.
PROPOSED USE:
2-D-20-UR
FILE #: 2-SB-20-C
Attached Residential Subdivision
APPROVE the Concept Plan subject to 8 conditions
SUBDIVISION VARIANCES
GROWTH POLICY PLAN: Planned Growth Area
AGENDA DATE: 2/13/2020
AGENDA ITEM #: 17
OWNER(S):
WATERSHED: Sinking Creek
SUBDIVISION REPORT -
CONCEPT/USE ON REVIEW
STREET ADDRESS: 9900 Westland Dr.
View map on KGIS
Mesana Investments, LLC
Fulghum MacIndoe & Associates, Inc.
2/5/2020 08:06 PM TOM BRECHKO2-SB-20-CFILE #:AGENDA ITEM #: 17 17-1PAGE #:
4. Implementation of the street and intersection improvements and recommendations outlined in the Traffic Impact Study prepared by Fulghum MacIndoe & Associates, Inc. as revised on January 6, 2020, and as approved and required by the Knox County Department of Engineering and Public Works. 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.5. During the design plan stage of the subdivision review, the applicant shall work with the Knox County Department of Engineering and Public Works and Planning staff to minimize the clearing and grading of the common areas identified on the concept plan. When the grading and stormwater plans are finalized, a plan shall be prepared that identifies the areas within the common area that are to remain as undisturbed areas. The area to remain undisturbed shall be identified on the final plat for the subdivision. Minor clearing may be allowed in this area for a passive trail system or approved amenity area. The boundary for the undisturbed areas 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. 6. Meeting all applicable requirements of the Knox County Department of Engineering and Public Works.7. Revising the concept plan to add an amenity area for Westland Oaks Subdivision.8. Submitting to Planning staff prior to final plat review by the Planning Commission or Planning staff, the certification of design plan approval form as required by the Knoxville-Knox County Subdivision Regulations.
COMMENTS:
The applicant is proposing to develop this 19.2 acre tract with 59 attached residential lots as the third and final phase of Westland Oaks Subdivision. The subdivision has access out to Westland Drive at two locations, which includes Ridge Climber Road on the west and Heritage Lake Boulevard on the east.
As proposed, there will be a total of 243 lots for the entire subdivision. This is a reduction of 23 lots from previous approvals which is the result of changes in the lot layout for Unit 2 of the subdivision that occurred at the design plan stage of the subdivision review. While Unit 3 of the subdivision has a site specific density of 3.07 du/ac, the overall density for the subdivision will be 2.89 du/ac.
The applicant has submitted a concept plan that has clustered the lots on the site in order to avoid the steeper portions of the site that are within the Hillside Protection Area. As with the previous units of the subdivision this site is being considered under the Hillside and Ridgetop Protection Area Development Standards of Section 4.01 of the Subdivision Regulations. The proposed plan will continue with the street design with a 22' pavement width within a 40' right-of-way.
A Traffic Impact Study prepared by Fulghum MacIndoe & Associates, Inc. was submitted for the proposed subdivision (last revised date of January 6, 2020). In order to maintain an acceptable level of service, the study recommended that a westbound left turn lane be provided at the intersection of Westland Drive at Ridge Climber Road. 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.
One of the general provisions for the PR zoning district is that it encourages open space for recreational use. Historically the Planning Commission has required amenity areas for any development with 150 or more lots. Pedestrian connections have also been required between the proposed lots and amenity areas. While sidewalks are being provided on one side of the streets within the subdivision, there is no amenity area proposed for this subdivision that will have a total of 243 lots. Staff is recommending that an amenity area be provided.
APPROVE the Development Plan for up to 59 attached dwelling units on individual lots, subject to 1
condition.
1. Meeting all applicable requirements of the Knox County Zoning Ordinance.
With the conditions noted, this plan meets the requirements for approval in the PR zone and the other criteria for approval of a Use on Review.
EFFECT OF THE PROPOSAL ON THE SUBJECT PROPERTY, SURROUNDING PROPERTY AND THE COMMUNITY AS A WHOLE
1. The proposed attached residential subdivision will have minimal impact on local services since utilities are available to serve this site.2. The proposed low density residential development at a density of 2.89 du/ac is compatible with the scale and intensity of recent development that has occurred in this area.3. The applicant has laid out the development to stay off of some of the steeper portions of the site. The
2/5/2020 08:06 PM TOM BRECHKO2-SB-20-CFILE #:AGENDA ITEM #: 17 17-2PAGE #:
concept plan has included these steeper area within common area, and with the recommended conditions, those areas will be protected from development.
CONFORMITY OF THE PROPOSAL TO CRITERIA ESTABLISHED BY THE KNOX COUNTY ZONING ORDINANCE
1. With the recommended conditions, the proposed residential development is consistent with all relevant requirements of the PR zoning, as well as other criteria for approval of a use on review.2. The development is consistent with the following general standards for uses permitted on review: The proposal is consistent with the adopted plans and policies of the General Plan and Sector Plan. The use in is harmony with the general purpose and intent of the Zoning Ordinance. The use will not significantly injure the value of adjacent property. The use will not draw additional traffic through residential areas since the development has access out to a minor arterial street. CONFORMITY OF THE PROPOSAL TO ADOPTED MPC PLANS
1. The Southwest County Sector Plan proposes low density residential development for this site. The proposed development at a density of 2.89 du/ac is consistent with the Sector Plan.2. This site is located in the Planned Growth Area on the Knoxville-Knox County-Farragut Growth Policy Plan map.
Knoxville-Knox County Planning Commission's approval or denial of this concept plan request is final, unless the action is appealed to Knox County Chancery Court. The date of the Knox County Chancery Court hearing will depend on when the appeal application is filed.
4 (public school children, grades K-12)ESTIMATED STUDENT YIELD:
Knoxville-Knox County Planning Commission's approval or denial of this use on review request is final, unless the action is appealed to the Knox County Board of Zoning Appeals. The date of the Knox County Board of Zoning Appeals hearing will depend on when the appeal application is filed.
ESTIMATED TRAFFIC IMPACT: A traffic impact study was prepared by the applicant. The findings of that study were used in formulating the recommendations of this staff report.
Schools affected by this proposal: Northshore Elementary, West Valley Middle, and Bearden High.• Potential new school population is estimated using locally-derived data on public school student yield generated by new housing. • Students are assigned to schools based on current attendance zones as determined by Knox County Schools. Students may request transfers to different zones, and zone boundaries are subject to change.• Estimates presume full build-out of the proposed development. Build-out is subject to market forces, and timing varies widely from proposal to proposal.• Student yields from new development do not reflect a net addition of children in schools. Additions occur incrementally over the build-out period. New students may replace current population that ages through the system or moves from the attendance zone.
2/5/2020 08:06 PM TOM BRECHKO2-SB-20-CFILE #:AGENDA ITEM #: 17 17-3PAGE #:
PR(k)
F
RA
RA
F
PR
RA
PR(k)
A
A
PC
A
RA
PR
PR
11-D-16-RZ
11-D-16-RZ
1-5 DU/AC
<5 DU/AC<14 DU/AC<3 DU/AC
<3 DU/AC
1 - 5 DU/AC
WESTLAND DR
BREAM DR
LAKESHIRE DR
RIDGE CLIMBER RD
RAINBOW DR
EAST WOODSHIRE DR
BLUEGRASS RD
ANDOVERVIEW
LN
PERC
H DR
WESTWOODS HIRE DR
HEMPSHIRE DR
HAMILTON RIDGE LN
GA RRISONRIDGE BLVD
FOOT PAT H LN
WALLEYE DR
RANDALLPARK DR
SCOTTSDALE DR
HERITAGE LAKEBLVD
CHILDRENS WAY
BARTON PLACE LN
HILLSHIRE LN
FIRE T
OWER LN
2
3
11.02
11
26
30.18
5
4
27.15
30.03
2.01
75
6.02
27.01
11.01
27.069
4
8
2.02
30.11
30.04
75
29
25
1
6.02
2
7
8
24
1
5.01
5
7
18
7
1
1
3
2
2
2.03
14
1
7
8
30.09
8
7
2
8
3
3
2
2
6
3
25.03
1
6
1
17
1
4
8
9
9
16
2
8
11
8
1
4
5
9
6
15
3
4 5
5
7
4
4
28
4
7
27.13
6
14
30.04
3
6
17
104
1
3
4
22
1
9
6
19
2
16
2
5
45
1
7
5
1
8
39
3
5
13
4
4
65
9
34
9
12
5
27.12
4
3
11 3
20
3
13
9
14
7
1
29
10
6
2
15
2
19
33
8
28
21
5
30.1
14
5
12
1
3
2
13
11
6
16
37
20
23
2
11
19
29
7
7
33
6.01
31
17
4
16
2
4
3
38
2
4
3220
3
4
15
9
26
12
21
18
1
19
14
13
17
10 21
6
15
27
30.01
6
15
7
2516
26
18
27.16
8
10
21
27
24
7
11
32
13
22
28
16
1
20
30
16
6
12
5
23
1216
27
11
2
11
20
10
26
31
36
10
15
8
9
15
27
17
33
25
19
8
14
24
34
30
22
35
23
32
13
24
18
31
26
14
10
12
28
3
11
21
1718
25
29
71
14
99
14
58
10
10
24
102
4
5
15
13
22
23
13
57
13
12
100
35 19
98
10
11 97
6
7
64
20
20
12
59
12
101
11
18
17
19
50
17
30
11
103
19
29
58
52
63
26
25
62
14
31
56
19
32
24
28
56
18
3327
12
13
11
23
34
35
55
38.01
9
65
17
42
44
45
53
10
7360
72
6110
36
5474
57
40
47
38
18.01
21
46
18
7159
51
1
48
41
43
49
1918
22
1716
37
15
17
20
39
5
34
6
20
3
6
2
27.14
9
2
67
66
30.12
62
75.1
23 60 596
3.01
8
11.0811.09
11.0711.0611.05
33
11.0411.0311.02
10
4
5554
2-SB-20-C / 2-D-20-URCONCEPT PLAN/USE ON REVIEW
Original Print Date: Revised:Knoxville - Knox County Planning Commission * City / County Building * Knoxville, TN 37902
1/13/2020
Petitioner:
Map No:
Jurisdiction:
±0 500
Feet
154County
Mesana Investments, LLCWestland Oaks -Unit 3
Attached Residential Subdivision in PR (Planned Residential) (k)
Parental ResponsibilityZone (PRZ)
CO
NST
RU
CTIO
N
NO
T F
OR
PR
ELIM
INA
RY
KNOXVILLE, TN 37932
10330 HARDIN VALLEY ROAD
SUITE 201
OFFICE: 865.690.6419
FAX: 865.690.6448
TELEP
HO
NE N
O.: 8
65.6
93.3
356
www.fulghummacindoe.com
C 2019 FULGHUM MACINDOE & ASSOCIATES, INC. THIS DOCUMENT SHALL NOT BE LOANED, COPIED, REPRODUCED, TRANSFERRED TO MAGNETIC MEDIA OR SOLD AND IS MAINTAINED AS AN INSTRUMENT OF SERVICE AND SHALL RETAIN ALL COMMON LAW, STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING THE COPYRIGHT.
No.
Revisio
n/Issue
Date
Project Sheet
Date
Scale
PR
OJ.
MG
R.
DE
SIG
NE
D
BY
DR
AW
N
BY
J:\
525\
525.0
04.2\
DW
GS\
Concept
Pla
n\
5250042cp001.d
gn
1/
24/
2020
File
Na
me:
Plot
Date:
525.004.2
12/13/19
WEST
LA
ND O
AK
S U
NIT 3
KN
OX
VIL
LE,
TE
NN
ESSEE 3
7922
P.O.
BO
X 1
1315
MES
AN
A I
NV
EST
ME
NTS,
LLC
KN
OX
VIL
LE,
TN 3
7939
CO
NT
AC
T: M
R. SC
OT
T D
AVIS
EM
AIL: s
wd444
@g
mail.c
om
WC
FW
CF
JC
M
9900 W
EST
LA
ND D
RIV
E
820
830
830
830
840
840
840
850
850
850
850
850
850
860
860
860
860
860
860
860
870
870
870
880
CO
NC
EPT P
LA
N
12/
23/
19
ISS
UE
D
CO
NC
EP
T
PL
AN
FO
R
RE
VIE
WA
0 100 200
SCALE: 1" = 100'
LOCATION MAP(NOT TO SCALE)
LEGEND:
0 PROPOSED LOT NUMBER
PROPOSED ASPHALT PAVEMENT
PROPOSED PROPERTY/ROW LINE
EXISTING PROPERTY LINE
PROPOSED ROAD CENTER LINE
PROPOSED CONCRETE PAVEMENT
EXISTING CONTOUR
5+00
ASPHALT PAVEMENT SECTION
N.T.S.
1
C1
SURFACE, GRADE "D"
1 1/2" ASPHALTIC CONCRETE
NOTES:
1.
12"
(MOD.)
MIX BASE, GRADING "B"
2 1/2" BITUMINOUS PLANT
SPECIFICATIONS.
REPAIRED IN CONFORMANCE WITH THE INITIAL PAVEMENT
PAVEMENT RESULTING FROM THESE ACTIVITIES SHALL BE
CONTRACTOR'S CONVENIENCE AND RISK. DAMAGE TO
CONSTRUCTION ACTIVITIES SHALL BE DONE AT THE
TRAFFIC/ACTIVITIES. USE OF THESE SURFACES FOR
PAVEMENT HAS NOT BEEN DESIGNED FOR CONSTRUCTION
SUBGRADE
COMPACTED
(0.40 GAL/SY)
PRIME COAT
(0.10 GAL/SY)
TACK COAT
TYPE "A", GRADE "D"
8" MINERAL AGGREGATE BASE,
SETBACK
20' FRONT
SETBACK
15' REAR
SETBACK
0' SIDE
3
C1 NTS
SETBACK
0' SIDE
TYPICAL INTERIOR LOT
PROPOSED ROAD
SETBACK
0' SIDE
C11"=100'
TENNESSEE CERTIFICATE NO.
REGISTERED ENGINEER
METROPOLITAN PLANNING COMMISSION.
HAS BEEN ITEMIZED AND DESCRIBED IN A REPORT FILED WITH THE
OF THE KNOXVILLE-KNOX COUNTY SUBDIVISION REGULATIONS EXCEPT AS
DOCUMENTS, AND STATEMENTS CONFORM TO ALL APPLICABLE PROVISIONS
I FURTHER CERTIFY THAT THE PLAN AND ACCOMPANYING DRAWINGS,
PRACTICE ENGINEERING UNDER THE LAWS OF THE STATE OF TENNESSEE.
I HEREBY CERTIFY THAT I AM A REGISTERED ENGINEER, LICENSED TO
ENGINEERING CERTIFICATION:
WILLIAM C. FULGHUM, JR., P.E.
0100940
ELECTRIC
GAS
TELEPHONE
WATER & SEWER
OFFICE PHONE: 865.539.8571
CONTACT: MS. VICKIE DAILEY
KNOXVILLE, TN 37922
9733 PARKSIDE DRIVE
AT&T
OFFICE PHONE: 865.558.2123
CONTACT: MR. CHRIS McCORMICK
KNOXVILLE, TN 37950-9017
P.O. BOX 59017
KNOXVILLE UTILITIES BOARD (KUB)
OFFICE PHONE: 865.986.6591
CONTACT: MR. JAY HINES
LENOIR CITY, TN 37771
P.O. BOX 449
LENOIR CITY UTILITY BOARD (LCUB)
UTILITY OWNERS:
1.
2.
VARIANCE REQUESTS:
1.
2.
3.
4.
GENERAL NOTES:
5.
OFFICE PHONE: 865.777.2504
CONTACT: MR. TROY WEDEKIND
KNOXVILLE, TN 37922
122 DURWOOD ROAD
FIRST UTILITY DISTRICT (FUD)
TYP
BUFFER,
50' OUTER
TYP
BUFFER,
25' INNER
TYP (3/C1)
INTERIOR LOT
SITE
PROJECT
I-140
BLUEGRASS
RDCO
NC
OR
D
RD
NORTHSHORE DR
LOWES FERRY RD
HILLS RD
GRAVELLY FT. LOUDOUN L
AKE
WES
TLAND
DRE
BE
NEZE
R
RD
I-140
HOLLO
W
CANTO
N
KIN
GST
ON PIK
E
23 22
24
25 20
19
21
26
27
28
29
30
31
32
18
17
16
15
33
1413
12
1110
9
8 7
56
4
3
2
1
59
58
57
565554
5352
5150
49
48
47
34
35
36
37
38
39
46
45
4443
40
41
42
KNOXVILLE, TN 37939
P.O. BOX 11315
MESANA INVESTMENTS, LLC
900
890
880
890
880
870
860
850
860
850
840
870
850840830
820
890
ROAD "A"
RIDGE CLIMBER ROAD
RID
GE C
LIM
BER R
OA
D
ROAD "B"
SETBACK, TYP
35' PERIPHERAL
℄ RIDGE CLIMB
STA 0+00.00 ROAD "A"=
BEGIN ROAD "A"
TYP75'R
GRADE
EXISTING
GRADE
PROPOSED
-2.00%
VPI
0+
64.1
5
EL 852.8
0
+1.00%
EL 855.6
1
VP
T 1
+06.4
5
EL 852.3
8
VP
C 0
+21.8
5
EL 868.5
0
VP
T 4
+66.2
6
EL 863.9
3
VP
C 2
+31.7
6
VPI
3+
49.0
1
EL 871.7
2
+6.64% -2.74%
+6.64%
TYPICAL 22' ROAD SECTION
2%
L
2% 1
1
N.T.S.
2
C1
3
3
PR
OP
OS
ED
R.O.W.
C ROAD
11' 11'
PR
OP
OS
ED
R.O.W.
SCARIFY & COMPACT TOP 6"
GRADE
EXISTING
(SEE PROFILE)
FINISH GRADE
FILL
COMPACTED 2%
40' R.O.W. (MIN)
2' 5'
SIDEWALK
1.5%
3.17'
STA 6+74.45
END ROAD "B"
SECTION, TYP (1/C1)
ASPHALT PAVEMENT
K = 15
VC = 84.60'
K = 25
VC = 234.50'
890
870
850
830 830
850
870
890
0+00 1+00 2+00 3+00 4+00 5+00 6+00 7+00 8+00 0+00 1+00 2+00 3+00
EL 852.2
7
VPI
0+
11.0
0
810 810
SCALE: 1"=100' HORIZ
910 910
1"=20' VERT
PROFILE - ROAD "A"
SCALE: 1"=100' HORIZ
1"=20' VERT
PROFILE - ROAD "B"
5'
B01/
16/
20
AD
DE
D
PR
OP
OS
ED
CO
NT
OU
RS
STA 0+00.00
BEGIN ROAD "B"
STA 0+00.00 - 29' RT.
RADIUS POINT CUL-DE-SAC
5+00
STA 4+00.16 ROAD "B"
STA 7+38.91 ROAD "A"=
PROPOSED CONTOUR890
250'R
150-FT. FOR ROAD "B" FROM STA 4+88.82 TO STA 5+72.17.
REDUCE MINIMUM HORIZONTAL CURVE RADIUS FROM 250-FT. TO
150-FT. FOR ROAD "A" FROM STA 2+60.76 TO STA 4+41.41.
REDUCE MINIMUM HORIZONTAL CURVE RADIUS FROM 250-FT. TO
LIMITS OF DISTURBANCE
6.
EL 867.9
3
VP
C 4
+87.3
6
EL 865.7
4
VP
T 5
+43.8
6
VC = 56.50'
K = 25
-5.00%
VPI
5+
15.6
1
EL 867.1
5
EL 858.0
4
VPI
6+
97.9
1
EL 859.5
4
VP
C 6
+67.9
1
EL 857.7
4
VP
T 7
+27.9
1
VC = 60.00'
K = 15
+2.00%
-1.00%
EL 857.9
6
RO
AD "B"
ST
A 4
+00.1
6
EN
D
RO
AD "A"
ST
A 7
+38.9
1=
EL 852.4
9
â„
„
RI
DGE
CLI
MB
ER
BE
GIN
RO
AD "A"
ST
A 0
+00.0
0=
EL 832.5
2
BE
GIN
RO
AD "B"
ST
A 0
+00.0
0
+8.00%
-5.00%
+8.00%
-5.00%
EL 863.0
3
VPI
3+
81.3
3
EL 857.9
6
ST
A 7
+38.9
1
RO
AD "A"
ST
A 4
+00.1
6
RO
AD "B"=
EL 850.0
3
VP
C 2
+18.8
3
EL 854.9
0
VP
T 5
+43.8
3
K = 25
VC = 325.00'E
L 848.3
7
EN
D
RO
AD "B"
ST
A 6
+74.4
5
GRADE
EXISTING
GRADE
PROPOSED
SECTION, (2/C1)
TYPICAL 22' ROAD
EASEMENT
DISTANCE
200' SIGHT
EASEMENT
DISTANCE
200' SIGHT
PLANNING COMMISSION CASE NUMBER: 2-SB-20-C/2-D-20-UR
THE PROPOSED DENSITY IS 59 DU/19.2 AC = 3.07 DU/AC.
GAS, ELECTRIC, TELEPHONE, AND CABLE TV.
EXTRUDED CURB, STORM SEWER, SANITARY SEWER, WATER,
PROPOSED IMPROVEMENTS INCLUDE 22' WIDE PUBLIC ROAD,
ACCESS TO LOTS IS RESTRICTED TO INTERNAL STREETS.
OWNER:
FOR THE PROPERTY IS PR, PLANNED RESIDENTIAL ZONE.
AS SHOWN IN KNOX COUNTY CLT MAP 154. ZONING
PROPERTY CONCERNED REFLECTS PARCEL 154 002
KGIS. EXISTING CONTOURS ARE AT 2-FT. INTERVALS.
THE TOPOGRAPHIC & BOUNDARY DATA WAS TAKEN FROM
C01/
27/
20
RE
VIS
ED
PE
R
PL
AN
NIN
G
ST
AFF
CO
MM
EN
TS
4+00 5+00 6+00 7+00
TYP25'R
250'R
150'R
150'
R
40'
50'
40' 50'
INSTRUMENT NORTH