Disposition Summary

Approve the development plan for an office warehouse in the PC (Planned Commercial) zone as depicted on the site plan, subject to 7 conditions.

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Staff Recommendation

Approve the development plan for an office warehouse in the PC (Planned Commercial) zone as depicted on the site plan, subject to 7 conditions.

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1) Submitting a detailed landscape plan for review and approval by Planning staff during the permitting phase.
2) The height of the structure shall be limited to one story.
3) Meeting all applicable requirements of the Knox County Zoning Ordinance.
4) Meeting all applicable requirements of the Knox County Engineering & Public Works department.
5) Installing all required landscaping proposed on the landscape plan within 6 months of obtaining a certificate of occupancy, or posting a bond with the Knox County Department of Engineering and Public Works to guarantee such installation.
6) All site lighting shall utilize full-cut fixtures that are shielded and downlit from neighboring properties.
7) If during design plan approval or construction of the development, it is discovered that unforeseen off-site improvements within the right-of-way are necessary as caused by the development, the developer will either enter into a memorandum of understanding (MOU) with the County for these improvements or reimburse the County for their direct expenses (if completed by County crews) to make corrections deemed necessary.

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This proposal is for an office warehouse facility featuring an approximate floor area of 4,250 sq ft. The site is located west of the Halls Convenience Center (household waste and recycling drop-off facility of Knox County), on a corridor of primarily office and commercial uses along Neal Drive.

DEVELOPMENT PLAN ANALYSIS PER ARTICLE 6, SECTION 6.50.06 (APPROVAL OR DENIAL)
In the exercise of its administrative judgment, the Planning Commission shall determine if the proposed plan is in harmony with the general purpose and intent of the zoning ordinance and adopted plans.

1) ZONING ORDINANCE
PC (Planned Commercial):
A. The PC zone is intended for a unified grouping of commercial buildings that do not require or desire a central business district location. The objective of this zone is to achieve the highest quality site design, building arrangement, landscaping, and traffic circulation patterns possible. The proposed development will have landscaped screening along the rear and eastern property boundaries, and between the parking area and the street. There is a drainage easement running along the northeastern portion of the property. The feasibility of the proposed plantings over the easement area shall be verified during the permitting phase.
B. The PC zone does not list specific permitted uses but stipulates that appropriate uses generally include offices, commercial services, and light distribution centers. The proposed use meets the intent of the PC zone. The administrative procedures for the PC zone require the Planning Commission to approve the development plan before building permits can be issued (Article 5, Section 5.33.13).
C. The Board of Zoning Appeals has approved a reduction of the peripheral setback from 50 ft to 10 ft for the eastern property boundary (BZA file 25-Z0078). The plan meets all other dimensional standards.

2) KNOX COUNTY COMPREHENSIVE PLAN - FUTURE LAND USE MAP
A. The subject property is designated BP (Business Park) in the Knox County Comprehensive Plan, which recommends employment-intensive uses, including corporate office, light industrial, advanced manufacturing, research and development, support services, or incubator facilities for start-ups. Office and light industrial uses are listed as a "Primary Use" in the land use mix. The proposed development plan is consistent with the BP place type.

3) KNOX COUNTY COMPREHENSIVE PLAN - IMPLEMENTATION POLICIES
A. The proposed office warehouse is consistent with Implementation Policy 3, to encourage infill and redevelopment of underutilized commercial land, and Implementation Policy 9.5, to avoid approving isolated developments where infrastructure is inadequate or not yet planned. The subject property is within an established corridor of office and commercial use with nearby access to a major arterial street, Maynardville Pike. Adequate utility infrastructures are provided by Knoxville Utilities Board and Hallsdale-Powell Utility District.

4) KNOXVILLE - FARRAGUT - KNOX COUNTY GROWTH POLICY PLAN
A. The property is within the Planned Growth Area of the Growth Policy Plan. The purpose of the Planned Growth Area is to encourage a reasonably compact pattern of development and promote the expansion of the Knoxville-Knox County economy. The development plan aligns with these goals.