Tanasi Girl Scout Council, Inc. - MPC Meetings - Knoxville

KNOXVILLE/KNOX COUNTY METROPOLITAN PLANNING COMMISSION
REZONING REPORT
FILE #:
AGENDA ITEM #:
4-J-14-RZ
AGENDA DATE:
39
4/10/2014
APPLICANT:
TANASI GIRL SCOUT COUNCIL, INC.
OWNER(S):
Girl Scout Council of Southern Appalachians
TAX ID NUMBER:
80 J B 024
JURISDICTION:
City Council District 5
STREET ADDRESS:
2400 Merchant Dr
LOCATION:
Southeast side Merchant Dr., east of Wilkerson Rd.
APPX. SIZE OF TRACT:
19 acres
SECTOR PLAN:
Northwest City
GROWTH POLICY PLAN:
Urban Growth Area (Inside City Limits)
ACCESSIBILITY:
Access is via Merchant Dr., a minor arterial street with 2 lanes and a center
turning lane and 33' of pavement width within 65' of right-of-way.
UTILITIES:
Water Source:
Knoxville Utilities Board
Sewer Source:
Knoxville Utilities Board
PORTION ZONED A-1 ONLY
WATERSHED:
Third Creek
PRESENT ZONING:
A-1 (General Agricultural)
ZONING REQUESTED:
RP-1 (Planned Residential)
EXISTING LAND USE:
Vacant land
PROPOSED USE:
Residential development
DENSITY PROPOSED:
5.99 du/ac
EXTENSION OF ZONE:
No
HISTORY OF ZONING:
None noted
SURROUNDING LAND
USE AND ZONING:
North:
NEIGHBORHOOD CONTEXT:
Vacant land, medical office / C-1 (Neighborhood Commercial)
South: Vacant land / RP-1 (Planned Residential) at 1-2.8 du/ac
East:
Willow Creek Apartments / R-1A (Low Density Residential)
West:
Church and vacant land / A-1 (General Agricultural)
This stretch of Merchant Dr. between Clinton Hwy. and Pleasant Ridge Rd.
is developed primarily with residential uses. There are commercial nodes at
the two ends of Merchant Dr. at the intersections with the above streets.
STAFF RECOMMENDATION:
RECOMMEND that City Council APPROVE RP-1 (Planned Residential) zoning at a density of up to 3
du/ac, subject to one condition. (Applicant requested 5.99 du/ac.)
1. No clearing, grading shall occur on the site prior to use on review plan approval by MPC.
RP-1 zoning at the recommended density is consistent with both the One Year Plan and sector plan proposals
for the property and takes into account the steep slopes on about 40% of the site. RP-1 zoning will require use
on review approval of a development plan by MPC prior to construction. The recommended condition will
ensure that a plan for development is considered prior to any disturbance of the existing site.
AGENDA ITEM #: 39
FILE #: 4-J-14-RZ
4/2/2014 01:52 PM
MICHAEL BRUSSEAU
PAGE #:
39-1
COMMENTS:
REZONING REQUIREMENTS FROM ZONING ORDINANCES (must meet all of these):
THE PROPOSED AMENDMENT SHALL BE NECESSARY BECAUSE OF SUBSTANTIALLY CHANGED OR
CHANGING CONDITIONS IN THE AREA AND DISTRICTS AFFECTED, OR IN THE CITY/COUNTY
GENERALLY:
1. The proposed RP-1 zoning and density is compatible with the scale and intensity of the surrounding
development and zoning pattern. There are other spots of RP-1 zoning in the area, as well several large R-1
subdivisions.
2. The site has slope constraints. Staff has recommended a lower density than requested, based on the
results of the attached slope analysis and map, by applying the recommended residential density and land
disturbance guidelines from the Knoxville-Knox County Hillside and Ridgetop Protection Plan. Applying the
guidelines strictly would result in a recommended density of 2.87 du/ac. However, because the site is in the
City, with all utilities in place, along a minor arterial street, staff has recommended up to 3 du/ac for appropriate
infill development. The required use on review will insure that the structures are clustered within the less steep
portions of the site. About 40% of the site has slopes at or greater than 25%. Staff would expect that no
structures are proposed to be built within those areas, which are mainly within the southern portion (rear) of the
site.
3. The sector plan and the One Year Plan both propose low density residential uses for the property,
consistent with the requested RP-1 zoning and density. The requested density of 5.99 du/ac is the maximum
allowable under the low density residential plan designation. Staff's recommended density of up to 3 du/ac is
still within the low density range and allows the applicant reasonable use of the site, while addressing the slope
concerns on the site.
THE PROPOSED AMENDMENT SHALL BE CONSISTENT WITH THE INTENT AND PURPOSE OF THE
APPLICABLE ZONING ORDINANCE:
1. RP-1 zoning is intended to provide optional methods of land development which encourage more
imaginative solutions to environmental design problems. Residential areas thus established would be
characterized by a unified building and site development program, open space for recreation and provision for
commercial, religious, educational and cultural facilities which are integrated with the total project by unified
architectural and open space treatment.
2. Additionally, the zoning states that each development shall be compatible with the surrounding or adjacent
zones. Such compatibility shall be determined by the Planning Commission by review of development plans.
Staff maintains that RP-1 is the most appropriate zone for this development.
THE PROPOSED AMENDMENT SHALL NOT ADVERSELY AFFECT ANY OTHER PART OF THE COUNTY,
NOR SHALL ANY DIRECT OR INDIRECT ADVERSE EFFECTS RESULT FROM SUCH AMENDMENT:
1. RP-1 zoning at the recommended density is compatible with surrounding development and should have a
minimal impact on adjacent properties.
2. The approval of the requested density will allow the applicant to submit a development plan with up to 111
dwelling units for MPC's consideration, which, if developed with detached residential units, would add about 46
students to the school system and add about 1141 trips to the street system. At the staff's recommended
density, the applicant could submit a development plan with up to 55 dwelling units for MPC's consideration,
which, if developed with detached residential units, would add about 29 students to the school system and add
about 598 trips to the street system
3. Public water and sewer utilities are available to serve the site, and the proposal is consistent with other
zoning and density in the immediate area.
THE PROPOSED AMENDMENT SHALL BE CONSISTENT WITH AND NOT IN CONFLICT WITH THE
GENERAL PLAN OF KNOXVILLE AND KNOX COUNTY, INCLUDING ANY OF ITS ELEMENTS, MAJOR
ROAD PLAN, LAND USE PLAN, COMMUNITY FACILITIES PLAN, AND OTHERS:
1. The Northwest City Sector Plan and the Knoxville One Year Plan propose low density residential uses for
this property, consistent with the proposed RP-1 zoning at up to 5.99 du/ac. The sector plan designates the a
significant portion of the site for slope protection, which is the reason for the lower density recommended by
staff. (See attached sector plan map.)
2. The site is located within the City Limits of Knoxville on the Knoxville-Knox County-Farragut Growth Policy
Plan map.
3. This proposal does not present any apparent conflicts with any other adopted plans.
Upon final approval of the rezoning, the developer will be required to submit a development plan for MPC
consideration of use on review approval prior to the property's development. The plan will show the property's
proposed development, landscaping and street network and will also identify the types of residential units that
may be constructed. Grading and drainage plans may also be required at this stage, if deemed necessary by
Knoxville Engineering and MPC staff.
AGENDA ITEM #: 39
FILE #: 4-J-14-RZ
4/2/2014 01:52 PM
MICHAEL BRUSSEAU
PAGE #:
39-2
ESTIMATED TRAFFIC IMPACT: 1141
(average daily vehicle trips)
Average Daily Vehicle Trips are computed using national average trip rates reported in the latest edition of
"Trip Generation," published by the Institute of Transportation Engineers. Average Daily Vehicle Trips
represent the total number of trips that a particular land use can be expected to generate during a 24-hour day
(Monday through Friday), with a "trip" counted each time a vehicle enters or exits a proposed development.
ESTIMATED STUDENT YIELD: 46
(public and private school children, ages 5-18 years)
Schools affected by this proposal: Norwood Elementary, Northwest Middle, and Powell High.
• School-age population (ages 5–18) is estimated by MPC using data from a variety of sources.
• While most children will attend public schools, the estimate includes population that may be home-schooled,
attend private schools at various stages of enrollment, or drop out of the public system.
• Students are assigned to schools based on current attendance zones as determined by Knox County
Schools. 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.
• School capacities are subject to change by Knox County Schools through building additions, curriculum or
scheduling changes, or amendments to attendance zone boundaries.
If approved, this item will be forwarded to Knoxville City Council for action on 5/13/2014 and 5/27/2014. If
denied, MPC's action is final, unless the action to deny is appealed to Knoxville City Council. The date of the
appeal hearing will depend on when the appeal application is filed. Appellants have 15 days to appeal an MPC
decision in the City.
AGENDA ITEM #: 39
FILE #: 4-J-14-RZ
4/2/2014 01:52 PM
MICHAEL BRUSSEAU
PAGE #:
39-3
15
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4-J-14-RZ
REZONING
To: RP-1 (Planned Residential)
Original Print Date: 3/25/2014
Revised:
Metropolitan Planning Commission * City / County Building * Knoxville, TN 37902
MA
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15
9
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Petitioner: Tanasi Girl Scout Council, Inc.
Map No: 80
Jurisdiction: City
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From: A-1 (General Agricultural)
MPC April 10, 2014
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±
Agenda Item # 39
21.05
21.04
21.03
KGIS Maps - Print - Letter Portrait
KGIS - 606 Main St - Suite 150 - Knoxville, TN 37902 - www.kgis.org
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Printed: 4/2/2014 at 12:26 PM
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same AS IS,WITH ALL FAULTS, and assumes all responsibility for the use thereof, and futher covenants and agrees to hold KGIS harmless from any and all damage, loss,
or liability arising from any use of this map product.
MPC April 10, 2014
http://www.kgis.org/KGISMaps/PrintTemplates/LetterPortrait.aspx
Agenda Item # 39
4/2/2014
4-J-14-RZ Slope Analysis
Acreage
Non-Hillside Portions
6.06
Hillside and Ridgetop Protection Area
Value
Percent Slope
Count
1
2
3
4
0%-15%
15%-25%
25%-40%
>40%
2110
5744
10560
2303
Acres
1.21
3.30
6.06
1.32
11.89
Ridgetop Area
0.68
Site Total
MPC April 10, 2014
18.63
Agenda Item # 39