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

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2

3

11.02

11

26

30.18

5

4

27.15

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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

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2

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6

3

25.03

1

6

1

17

1

4

8

9

9

16

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1

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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)

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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.

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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

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WES

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I-140

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23 22

24

25 20

19

21

26

27

28

29

30

31

32

18

17

16

15

33

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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

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+21.8

5

EL 868.5

0

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+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

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3

3

PR

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PR

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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

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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'

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20

AD

DE

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PR

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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

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VC = 56.50'

K = 25

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VPI

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EL 867.1

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EL 858.0

4

VPI

6+

97.9

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EL 859.5

4

VP

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1

EL 857.7

4

VP

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1

VC = 60.00'

K = 15

+2.00%

-1.00%

EL 857.9

6

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VPI

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6

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1

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6

RO

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EL 850.0

3

VP

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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