Disposition Summary

Approve the grading plan for a drainage ditch for an existing office building, subject to 5 conditions.

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Staff Recommendation

Approve the grading plan for a drainage ditch for an existing office building, subject to 5 conditions.

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1) Meeting all other applicable requirements of the Knox County Zoning Ordinance.
2) Meeting all requirements of the Knox County Department of Engineering and Public Works.
3) 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, 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.
4) A Type A landscape screen (see attached) 15 ft in width is required along the rear property line adjacent to single family residences, as seen on the development plan. Existing trees that remain can count toward this requirement.
5) Obtaining a certificate of appropriateness (COA) indicating compliance with the Tennessee Technology Corridor Development Authority (TTCDA) Guidelines for landscaping plans (8-A-25-TOG) prior to applying for a grading permit.

With the conditions noted, this plan meets the requirements for approval in the BP district and the criteria for approval of a development plan.

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This is a request for a grading plan to install a drainage ditch to direct water from the steep back slope to the detention pond in the front yard for an existing office building in the Technology Center Park near Dutchtown Road and Pellissippi Parkway interchange. Use on review and TTCDA applications were approved in 2007 for the office building (7-L-07-UR/07-022-0). At the time, the rear of the lot was densely vegetated, and the plan noted the existing trees would remain and be an effective barrier to the single family subdivision to the north. Future development on the plan was shown on the west side of the property. Meeting minutes from the TTCDA meeting reflect that Planning staff and the TTCDA board strongly encouraged the applicant not to grade in the area abutting the residential neighborhood so the trees could remain as a buffer. The applicant was told he could grade to contour line at 1032 ft.
Another development plan is needed to approve the grading above 1032 contour as noted in the 2007 plan.

The property has been graded along the rear without the applicant first obtaining a COA for a grading plan, which is required in the TO zone, so the applicant is seeking approval after the fact. The site plan shows a Type A landscape screen 15 ft in width along the property line adjacent to the single family subdivision to the north, which is required per 4.10.11.B.1. of the Knox County Zoning Ordinance when a business is located adjacent to a residential zone. Any existing trees can count toward the buffer requirement. The drainage ditch and grading on the site begin just below the 15-ft buffer, then the slope drops steeply down toward the loading dock. The grading plan meets the stormwater requirements of the Knox County Engineering and Public Works Department, which has reviewed and approved the plans.

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
BP (Business and Technology Park), TO (Technology Overlay):
A. The BP (Business and Technology Park) district is intended to provide for a wide range of land uses which are generally categorized in business, industrial and/or office classifications of use. The planning and design for the business park is intended to accomplish an aesthetic environment which is complementary to site features and the surrounding environment. - The Type A landscape screen 15 ft in width is required to buffer commercial and industrial developments from residential areas. Landscape screening reduces the impact of intense development upon adjacent land uses by providing visual separation, reducing the transmission of glare and air pollution, and limiting access. Screening also promotes the aesthetic appeal of a neighborhood and promotes higher property values.
B. Property in the Technology Overlay shall not be disturbed prior to the issuance of a Certificate of Appropriateness (for grading or building) and any other permit that may be required by the County regarding the disturbance and/or restoration of land (8-A-25-TOB). - The property has already been graded, and the applicant is seeking an after the fact approval. The applicant will be required to plant trees along the rear property line to replace the buffer to the residential area.

2) KNOX COUNTY COMPREHENSIVE PLAN - IMPLEMENTATION POLICIES
A. Implementation Policy 2.1: Create buffer or transitions between different land uses. - The residential development sits higher than the office park below. With the landscape buffer along the property line, the residential development is anticipated to be adequately screened.

3) KNOX COUNTY COMPREHENSIVE PLAN - PLACE TYPE
A. The property is classified as BP (Business Park). Open space within this place type includes landscaped setbacks. TTCDA guidelines require its own landscaping yard requirements in addition to the zoning ordinance landscape requirements. The applicant will need to plant 18 trees to comply.

4) KNOXVILLE - FARRAGUT - KNOX COUNTY GROWTH POLICY PLAN
A. The property is within the Planned Growth Boundary. The purposes of the Planned Growth Boundary designation are to encourage a reasonably compact pattern of development, promote the expansion of the Knox County economy, offer a wide range of housing choices, and coordinate the actions of the public and private sectors, particularly with regard to the provision of adequate roads, utilities, schools, drainage and other public facilities and services. This proposal does not conflict with any of these stated goals.