Add as Section 3: Implementation & Action Steps Implementation through action is an essential element and ultimate goal of every planning process. This section identifies how the principles, policies and recommendations of the Hillside and Ridgetop Protection Plan can be used during the course of development review; and serves to chart a path to fully implement the recommendations of the Plan, essentially becoming a "to-do" list for the decision-makers of Knoxville and Knox County for the next several years. Action Step #1. Adopt the Plan as an Element of the Knoxville-Knox County General Plan 2033 This plan should be adopted by the Knoxville City Council and the Knox County Commission as an element of the Knoxville-Knox County General Plan 2033, which serves as the regional general plan for the City of Knoxville and Knox County. The purpose of the regional general plan, as authorized in state law at TCA 13-3-301 (Regional Plan), is to show through maps, charts, tables and other descriptive material, the planning commission's recommendations for the physical development of Knoxville and Knox County, in this case within the Hillside and Ridgetop Protection Area (HRPA). This Hillside and Ridgetop Protection Plan is made, in accordance with TCA 13-3-302, for the general purpose of guiding and accomplishing a coordinated, efficient and economic development of Knoxville, Knox County and the HRPA, which will accommodate present and future needs and resources, promote the health, safety, prosperity and welfare of all of the citizens of Knoxville and Knox County, and promote efficiency and economy in the process of development. The plan guides the distribution of uses of land for habitation, recreation, forestry and conservation of resources, helps to create conditions favorable to transportation, health, safety, and civic activities, provides direction toward an efficient utilization and conservation of resources, and identifies area where there are currently inadequate services to adequately protect future development. Adoption of the Hillside and Ridgetop Protection Plan as an element of the Knoxville-Knox County General Plan will (1) replace the existing Slope Protection Areas identified on each of the land use plans of the twelve sector plans with the HRPA; (2) provide guidance for decision makers in the approval of plan amendments, changes to the zoning map and development plans; and (3) provide recommendations for future codes and ordinances that can serve to implement the principles and policies of the plan. Action Step #2. Follow the Recommendations of the Plan when Reviewing Requests for Amendments to Land Use Plans The recommendations of this plan regarding future land use within the HRPA can be implemented when the planning commission, Knoxville City Council and the Knox County Commission consider requests from property owners within the HRPA to change the land use classifications of the General Plan. - 1 - Add as Section 3: Implementation & Action Steps The current land use plan classifications within the HRPA predominantly call for low to extremely low (rural) density residential land use. There is a very small fraction (less than 1 percent) of the area currently with land use plan classification and zoned for uses other than residential. This plan recommends continuation of this policy. From time to time there is reason to revisit the land use plans for the city and county. This plan makes recommendations regarding requests to change the land use maps of the twelve sector plans with respect to land within the HRPA and decision makers should follow its guidance when making changes to future land use plans. Within the constraints of other elements of the General Plan and the Knoxville-Farragut-Knox County Growth Policy Plan, the legislative bodies of Knoxville and Knox County, may, when warranted by exceptional character of the subject property or development in the surrounding area, reasonably deviate from the guidelines of this plan. The use of Special Districts, which meet the criteria identified in the plan, is recommended. Action Step #3. Use the Guidelines found in the Plan for Review of Requests to Change the Zoning Map The guidelines provided in this plan regarding residential density and land disturbance provisions should be implemented when the planning commission, Knoxville City Council and the Knox County Commission consider requests from property owners within the HRPA to change the zoning map. This plan provides guidelines for determining a density allowance, or budget, for requests to create planned residential zone districts, as well as criteria for the use of density bonuses as an incentive for setting aside land for conservation and making that land available to the public. In addition, the plan provides guidelines for determining an overall land disturbance (clearing and grading) budget for development of the land. These factors should be considered as conditions of any change to the zoning map when approved by the legislative body. Within the constraints of other elements of the General Plan and the Knoxville-Farragut-Knox County Growth Policy Plan, the legislative bodies of Knoxville and Knox County, may, when warranted by exceptional character of the subject property or development in the surrounding area, reasonably deviate from the guidelines of this plan. Action Step #4. Use the Guidelines for Review of Development Plans and Concept Plans The guidelines presented in this plan should be implemented when the planning commission considers development plans as the second step of the planned development zoning process and concept plans as the first step in the subdivision process. The planning commission is provided flexibility by the City and County zoning ordinances to determine many of the dimensional and density regulations at the time of approval of the development plan within a planned development zone district. It is during this process when conditions of any zoning that reflect the recommendations and guidelines of the Plan may be implemented through development plan and concept plan approval by the planning commission. - 2 - Add as Section 3: Implementation & Action Steps The plan provides recommendations regarding a number of development standards which are meant to minimize or mitigate the impact of development on the hillsides and ridgetops. These include: o Building height; o Minimum setback requirements, other than front and peripheral setbacks; o Density bonuses in accordance with any approved conditions to the zoning; o Fire suppression methods and programs such as FireWise; o Land disturbance limits; o Reforestation of disturbed land; o Treatment of utility facilities; o Variances from subdivision regulations such as: o minimum right-of-way; o pavement width requirements; o maximum road grades; o maximum driveway grades; o turning radii and turn-around design. Action Step #5. Recommendations for Future Regulations and Requirements through Changes to Codes Following the adoption of this plan, the City and County Zoning Ordinances and the City- County Subdivision Regulations should be reviewed for consistency with the principles and policies of the plan. A goal should be the establishment of set of development standards that reflect the recommendations of the plan and are applicable to all development within the HRPA, not just that development which is subject to planned development zoning. These recommendations will guide the City and County toward the creation of regulations that shape the design and placement of future development in a manner which minimizes its impact on the natural environment and mitigates any potentially damaging activity within the HRPA. Recommendations for future amendments and additions to codes fall within three categories: (1) City and County Zoning Ordinances, (2) City-County Subdivision Regulations, and (3) City and County General Codes of Ordinances. Zoning Ordinances. Changes to the zoning ordinances recommended by the plan to permit development consistent with the principles and policies of the plan include: 1. Building height. Changes in the manner in which building height is measured should be considered, as should standards for additional height for structures that outside the boundaries of the HRPA but the overall development includes property within the HRPA. - 3 - Add as Section 3: Implementation & Action Steps 2. Setbacks. Changes to allow the planning commission to determine appropriate front and peripheral setbacks within planned development zone districts and a general provision for flexible setbacks for development within any zone district in the HRPA should be considered. 3. Density bonus incentives. Provisions for density bonuses in any zone district within the HRPA subject to meeting the criteria of the plan should be considered. 4. Clearing and grading provisions. Provisions to limit clearing and grading until after site plan approval should be considered. Limits of clearing and grading within the HRPA should be considered so that they are applicable to all development regardless of zone district. These limitations should be related to and tied to any density provisions or bonuses that are considered. 5. Landscaping requirements. For small disturbance areas, like those in and around parking areas and near buildings, landscaping requirements should be considered. 6. Reforestation requirements. For large reforestation needs, such as cut slopes resulting from road or building construction, standards similar to those demonstrated in the Appalachian Regional Reforestation Initiative for the treatment and reforestation of disturbed land should be considered. 7. Parking reduction requirements. Provisions to reduce the required off-street parking requirement or a program to provide incentives for structured parking or parking beneath buildings should be considered. Subdivision Regulations. Changes to the subdivision regulations recommended by the plan to permit development consistent with the principles and policies of the plan include: 1. Roadway standards. Provisions for roadway standards applicable to development within the HRPA should be considered. 2. Setbacks and building placements. Provision for flexible setbacks for development within any zone district in the HRPA should be considered and coordinated with any changes to the zoning ordinances. 3. Conservation subdivision program. The conservation subdivision draft regulations shown in the appendix should be considered as the starting point for codification of these recommendations. 4. Land disturbance provisions. Approval of limits of land disturbance and methods of restoration as an element of the design plan approvals required by the subdivision regulations should be considered. 5. Conservation easements and connections to trail corridors. The property owner can, through the subdivision process, dedicate provisions for easements and connections in accordance with this plan and incentives created through the zoning ordinances. General Code of Ordinances. Changes to the City and County Code of Ordinances could implement several of the proposed recommendation of the plan, including: - 4 - Add as Section 3: Implementation & Action Steps 1. Timber cutting and logging. Timber producing practices should be regulated by standards that assure the conservation of soil resources, foster regeneration of forests and reduce impacts on roads and neighboring properties. 2. Land disturbance permit program. Land disturbance resulting from development, as well as mineral and aggregate extraction practices, should be regulated by standards that assure the restoration of slopes and ground cover, while reducing impacts on storm water quality and quantity, roads and neighboring properties. 3. Bonding. The system of bonding against potential governmental costs of finishing development related projects should be revisited and strengthened to assure adequate funds to mitigate or complete projects that the developer is unable to complete. - 5 -