1. Elimination of Roads P & Q and Lots 246 - 262 from the approved concept plan (see comments below).
2. Connection to sanitary sewer and meeting any other relevant requirement of the Knox County Health Dept.
3. Provision of street names that are consistent with the Uniform Street Naming and Addressing System within Knox County (Ord 91-1-102).
4. Prior to Design Plan approval, submitting a Flood Study for Conner Creek meeting FEMA standards to the Knox County Department of Engineering and Public Works for review and approval.
5. All development shall comply with the stream protection requirements (including buffers) of the amended Knox County Stormwater Ordinance.
6. Placing a note on the final plat that all structures will have to be located at least 50' from the top of the sinkholes (closed contour area) identified on the plat. 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. Construction is not permitted within the hatchered contour area of the sinkhole. Engineered footings may be required for any structures within the 50' sinkhole buffer.
7. Meeting all applicable requirements and obtaining all required permits from the Tennessee Department of Environment and Conservation for any alteration to the sinkholes and for crossing of the blueline stream.
8. Installation of traffic calming devices as required by the Knox County Department of Engineering and Public Works.
9. Providing guardrails along E. Gallaher Ferry Rd. as may be required by Knox County Department of Engineering and Public Works.
10. Submitting plans at the design plan stage of the subdivision for grading the property in the area of Lots 328 - 330 in order to improve the sight distance through the curve in Hardin Valley Rd. and recording a sight distance easement on the final plat.
11. Any retaining walls 4' or greater in height shall be designed by an engineer and meet the requirements of the Knox County Department of Engineering and Public Works.
12. Meeting all applicable requirements of the Knox County Department of Engineering and Public Works.
13. Certification on the final plat by the applicant's surveyor that 300' of sight distance exits in both directions at the proposed subdivision entrance on E. Gallaher Ferry Rd.
14. Placing a note on the final plat that all lots will have access from the internal road system only.
15. Identify the study area of the Tennessee Department of Transportation's current plans for the Knoxville Parkway (SR 475) on the final plat and add the following note to the plat: This property is located within the path of the Tennessee Department of Transportation's current plans for the Knoxville Parkway (SR 475) and if the project is built within the 1000' wide study area, the road project may impact some of the lots within the subdivision.
16. Adding a not to the final plat identifying that some of the lots located along the north and east sides of Hardin Valley Rd. may be impacted by plans for the future realignment of Hardin Valley Rd. and Hickory Creek Rd.
(Staff recommendation condition concerning sidewalks deleted by Planning Commission 7/14/2005)
17. Establishing a greenway easement along the blueline stream, if required by the Knox County Greenways Coordinator. If the greenway easement is required, provide a sidewalk connection from the development to the greenway.
18. Prior to certification of the final plat for the subdivision, establishing a property owners association that will be responsible for maintenance of the common area and all amenities.
19. Meeting all requirements of the approved use on review development plan.
20. A final plat based on this concept plan will not be accepted for review by MPC until certification of design plan has been submitted to MPC staff.

Staff Recommendation

APPROVE variances 1 - 12 because the site's topography restricts compliance with the Subdivision Regulations.
DENY variance 13 (See condition # 10)

APPROVE the Concept Plan subject to 21 conditions

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1. Elimination of Roads P & Q and Lots 246 - 262 from the approved concept plan (see comments below).
2. Connection to sanitary sewer and meeting any other relevant requirement of the Knox County Health Dept.
3. Provision of street names that are consistent with the Uniform Street Naming and Addressing System within Knox County (Ord 91-1-102).
4. Prior to Design Plan approval, submitting a Flood Study for Conner Creek meeting FEMA standards to the Knox County Department of Engineering and Public Works for review and approval.
5. All development shall comply with the stream protection requirements (including buffers) of the amended Knox County Stormwater Ordinance.
6. Placing a note on the final plat that all structures will have to be located at least 50' from the top of the sinkholes (closed contour area) identified on the plat. 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. Construction is not permitted within the hatchered contour area of the sinkhole. Engineered footings may be required for any structures within the 50' sinkhole buffer.
7. Meeting all applicable requirements and obtaining all required permits from the Tennessee Department of Environment and Conservation for any alteration to the sinkholes and for crossing of the blueline stream.
8. Installation of traffic calming devices as required by the Knox County Department of Engineering and Public Works.
9. Providing guardrails along E. Gallaher Ferry Rd. as may be required by Knox County Department of Engineering and Public Works.
10. Submitting plans at the design plan stage of the subdivision for grading the property in the area of Lots 328 - 330 in order to improve the sight distance through the curve in Hardin Valley Rd. and recording a sight distance easement on the final plat.
11. Any retaining walls 4' or greater in height shall be designed by an engineer and meet the requirements of the Knox County Department of Engineering and Public Works.
12. Meeting all applicable requirements of the Knox County Department of Engineering and Public Works.
13. Certification on the final plat by the applicant's surveyor that 300' of sight distance exits in both directions at the proposed subdivision entrance on E. Gallaher Ferry Rd.
14. Placing a note on the final plat that all lots will have access from the internal road system only.
15. Identify the study area of the Tennessee Department of Transportation's current plans for the Knoxville Parkway (SR 475) on the final plat and add the following note to the plat: This property is located within the path of the Tennessee Department of Transportation's current plans for the Knoxville Parkway (SR 475) and if the project is built within the 1000' wide study area, the road project may impact some of the lots within the subdivision.
16. Adding a not to the final plat identifying that some of the lots located along the north and east sides of Hardin Valley Rd. may be impacted by plans for the future realignment of Hardin Valley Rd. and Hickory Creek Rd.
17. Adding sidewalks to at least one side of Roads F, I, J, M, N and O, and providing a sidewalk connection from the sidewalks and lots on the east side of Gallaher Ferry Rd. to the sidewalk/trail system on the west side of E. Gallaher Ferry Rd.
18. Establishing a greenway easement along the blueline stream, if required by the Knox County Greenways Coordinator. If the greenway easement is required, provide a sidewalk connection from the development to the greenway.
19. Prior to certification of the final plat for the subdivision, establishing a property owners association that will be responsible for maintenance of the common area and all amenities.
20. Meeting all requirements of the approved use on review development plan.
21. A final plat based on this concept plan will not be accepted for review by MPC until certification of design plan has been submitted to MPC staff.

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Disposition Summary

APPROVE variances 1 - 12 because the site's topography restricts compliance with the Subdivision Regulations.
DENY variance 13 (See condition # 10)

APPROVE the Concept Plan subject to 20 conditions

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Details of Action

1. Elimination of Roads P & Q and Lots 246 - 262 from the approved concept plan (see comments below).
2. Connection to sanitary sewer and meeting any other relevant requirement of the Knox County Health Dept.
3. Provision of street names that are consistent with the Uniform Street Naming and Addressing System within Knox County (Ord 91-1-102).
4. Prior to Design Plan approval, submitting a Flood Study for Conner Creek meeting FEMA standards to the Knox County Department of Engineering and Public Works for review and approval.
5. All development shall comply with the stream protection requirements (including buffers) of the amended Knox County Stormwater Ordinance.
6. Placing a note on the final plat that all structures will have to be located at least 50' from the top of the sinkholes (closed contour area) identified on the plat. 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. Construction is not permitted within the hatchered contour area of the sinkhole. Engineered footings may be required for any structures within the 50' sinkhole buffer.
7. Meeting all applicable requirements and obtaining all required permits from the Tennessee Department of Environment and Conservation for any alteration to the sinkholes and for crossing of the blueline stream.
8. Installation of traffic calming devices as required by the Knox County Department of Engineering and Public Works.
9. Providing guardrails along E. Gallaher Ferry Rd. as may be required by Knox County Department of Engineering and Public Works.
10. Submitting plans at the design plan stage of the subdivision for grading the property in the area of Lots 328 - 330 in order to improve the sight distance through the curve in Hardin Valley Rd. and recording a sight distance easement on the final plat.
11. Any retaining walls 4' or greater in height shall be designed by an engineer and meet the requirements of the Knox County Department of Engineering and Public Works.
12. Meeting all applicable requirements of the Knox County Department of Engineering and Public Works.
13. Certification on the final plat by the applicant's surveyor that 300' of sight distance exits in both directions at the proposed subdivision entrance on E. Gallaher Ferry Rd.
14. Placing a note on the final plat that all lots will have access from the internal road system only.
15. Identify the study area of the Tennessee Department of Transportation's current plans for the Knoxville Parkway (SR 475) on the final plat and add the following note to the plat: This property is located within the path of the Tennessee Department of Transportation's current plans for the Knoxville Parkway (SR 475) and if the project is built within the 1000' wide study area, the road project may impact some of the lots within the subdivision.
16. Adding a not to the final plat identifying that some of the lots located along the north and east sides of Hardin Valley Rd. may be impacted by plans for the future realignment of Hardin Valley Rd. and Hickory Creek Rd.
(Staff recommendation condition concerning sidewalks deleted by Planning Commission 7/14/2005)
17. Establishing a greenway easement along the blueline stream, if required by the Knox County Greenways Coordinator. If the greenway easement is required, provide a sidewalk connection from the development to the greenway.
18. Prior to certification of the final plat for the subdivision, establishing a property owners association that will be responsible for maintenance of the common area and all amenities.
19. Meeting all requirements of the approved use on review development plan.
20. A final plat based on this concept plan will not be accepted for review by MPC until certification of design plan has been submitted to MPC staff.