The developer of a scenic 149-acre site on the Tennessee River in Hixson is planning a residential development with a village center. Riverton will include 483 single-family detached units, 58 single-family attached units, and 70 multi-family units.

Officials said there will be various community lots scattered throughout the site including an area with a community garden and green house, dog park, and pedestrian access points to the Riverwalk and Rivermont Park.

Developers of the former Lupton City Golf Course said they plan to preserve 30 percent of the site as open space.

The case goes before the Planning Commission next Monday at 1 p.m. at the County Courthouse.

The Regional Planning Agency staff is recommending approval of the zoning request except for one R-4 request. The staff said R-4 would allow the possibility of a large medical complex at the site, and the aims of the developers could be attained with R-1.

The property that BlueCross long held after earlier considering it as a headquarters location sold earlier this year for $8.1 million.

Officials said, "The proposal to provide a walkable residential neighborhood with a mixed-use village and many community open space areas is compatible with the recommendations of the adopted land use plan. The proposal provides a new commercial node with a cluster development form instead of increasing strip center commercial development as desired in the Hixson North River Plan." Officials noted the site has access to city sewer systems.

All traffic will utilize Lupton Drive through two access points to the "two-lane minor collector road."

The staff said, "The subdivision has a large pedestrian network throughout the site. The Hixson North River Plan suggests that neighborhoods should be more pedestrian friendly and it has goals to incorporate more sidewalks and pedestrian paths in new subdivisions.



"The site has significant natural resources on the site including steep slopes, wooded areas, floodplain, wetlands and stream/riparian areas."

The staff also said, "The Hixson North River Plan identifies goals and strategies for addressing the quality of life and protection of the natural environment for the residents within the plan boundary. It encourages the protection of steep slopes and floodplain and woodlands along streams."

The request is to rezone to R-4 Special Zone, R-1 Residential Zone and Urban General Commercial (UGC) Zone for a proposed residential subdivision and village center. A small portion of the northwestern corner is zoned R-3 Residential Zone. This area will remain zoned R-3. Single-family detached residential, townhomes, commercial and civic uses are proposed in the UGC Zone. Townhouses, single-family residential and community garden uses are proposed in the R-4 Zone. Single-family residential uses are proposed in the R-1 Zone.

The existing R-3 Zoned area is designated for water quality buffers, detention and undisturbed open space.

The staff said, "In order to protect the residential uses from some of the more intense commercial uses allowed in the UGC Zone, certain conditions should be required. Due to the potential of a large medical complex locating in the R-4 Zoned area, the R-4 Zone is not compatible in this location.

"Staff recommends to deny the applicant’s request and approve the following:



DENY R-4 Special Zone, and recommend to APPROVE R-1 Zone in this location.



APPROVE R-1 and UGC Zone. The UGC Zone is, subject to the following conditions:



1. Height of any building shall not exceed 35 feet;

2. No drive-thrus;

3. Pole mounted signs prohibited;

4. No wholesaling with accessory warehousing and related space; motels and hotels; self-service storage facilities; auto-oriented uses, and hospitals;

5. Maximum non-residential footprint of 40,000 square feet with no individual non-residential building to exceed 12,000 square feet; and

6. Maximum density of 12 dwelling units per acre.