Disposition Summary

Approve the development plan for a multifamily development with up to 300 units, as shown in the development plan, subject to 9 conditions.

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Staff Recommendation

Approve the development plan for a multifamily development with up to 300 units, as shown in the development plan, subject to 9 conditions.

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1. Connecting to sanitary sewer and meeting other relevant utility provider requirements.
2. Implementing the recommendations of the Traffic Impact Analysis for the Proposed Schaad Road Apartments by Civil & Environmental Consultants, Inc. (revised 10.27.2025, Exhibit B), as required by Knox County Engineering and Public Works. A Memorandum of Understanding with Knox County Engineering and Public Works may be required for work within the public rights-of-way, per Chapter 54, Article V of the Knox County Code (Ord. O-23-4-102).
3. If during plat approval or construction of the development, it is discovered that unforeseen off-site improvements within the right-of-way are necessary as caused by this development, the developer will either enter into a Memorandum of Understanding 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. Meeting all requirements of the Knox County Department of Engineering and Public Works.
5. Obtaining necessary permission from the railway company for the fire access drive and any grading, drainage construction, road widening, and gateway installation within the railroad right-of-way. Until railroad approval for the second access is obtained, a maximum of 250 certificates of occupancy may be issued.
6. Meeting all applicable requirements of the Knox County Zoning Ordinance, including, but not limited to, allocating at least 15% of the OB(k) zone for usable open space and recreational activities (Article 5.12.09.F). If the density within the OB(k) zone is reduced to less than 20 du/ac, the usable open space and recreational areas may be reduced, as specified in the zoning ordinance.
7. Incorporating a Type A landscape buffer along the western boundary and additional landscaping in the lawn areas and open spaces. Existing trees that remain can count toward this requirement and the proposed landscape buffer. A final landscape plan must be reviewed and approved by Planning staff before building permits are issued.
8. Installing all landscaping within six months of issuance of an occupancy permit for the project, or posting a bond with the Knox County Department of Engineering and Public Works to guarantee such installation.
9. Recording the proposed easement via a final plat for future connection to the abutting eastern property.

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The applicant proposes a 300-unit multifamily development on this 18.04-acre property, which has split zoning of OB(k) and PR(k) at 9 du/ac. The units are distributed across eleven buildings. There are five 3-story buildings, each containing 36 units and labeled on the plans as "A", "B", and "C". Additionally, there are six 2-story structures, designated as "20" or "Select 20", each with 20 units. One of the buildings spans both the PR and OB zones.

The buildings within the OB(k) zone comprise 274 units with a density of 20.04 du/ac, and the buildings within the PR(k) zone accommodate the remaining 26 units at a density of 5.95 du/ac. In addition to the open lawn areas spread throughout the development, the community offers amenities such as a clubhouse, fitness center, pool area, pickleball courts, and a dog park. A total of 540 parking spaces are proposed, including 40 garage spaces and 500 unpaved spaces (17 of which are ADA spaces). Only 400 parking spaces are required.

An active railroad track separates the subject property's access to Ball Camp Pike. Primary access will be via Schaad Road, with emergency access provided off Ball Camp Pike. The traffic impact study recommends constructing a northbound right-turn lane on Schaad Road for the proposed entrance. A connection is proposed to the abutting eastern property, as required by the condition of rezoning approval (6-H-25-RZ).


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
OB(k) (Office, Medical and Related Services, with conditions) and PR(k) (Planned Residential, with conditions) up to 9 du/ac:
A. The OB zone allows any use permitted and as regulated in the RB zone, except for maximum building height, which is regulated by the OB zone. The RB zone allows multi-family developments with a density between 12-24 du/ac as a use on review, subject to Article 5.13.15, which also requires a development plan. The OB zone consists of 13.67 acres of the subject property, and the proposed density of 20.04 du/ac is consistent with the maximum allowable density of 24 du/ac.
B. The PR zone allows multi-dwelling developments as a permitted use. The administrative procedures for the PR zone require the Planning Commission to approve the development plan before permits can be issued (Article 5.13.15). The PR zone comprises 4.37 acres split by the railroad right-of-way, and the proposed density of 5.95 du/ac is well within the approved density of 9 du/ac.
C. The rezoning of this property (6-H-25-RZ) was approved with three conditions: First, primary access must be from Schaad Road, though limited access to Ball Camp Pike may be allowed for fire and emergency services. Second, stub-outs are required to connect to adjacent properties within the CMU Place Type. Third, pedestrian access to Schaad Road must be provided for developments within the CMU place type. The proposal conforms to all of these requirements. A stub-out is provided to the eastern property, and sidewalks are proposed throughout the development.
D. The setbacks and peripheral boundary noted on the plan meet the standards of the OB(k) and PR(k) zone.
E. The RB zone has a maximum building coverage of 30 percent, and this proposal has 22.5 percent building coverage.
F. The RB zone requires reserving at least 15% of the gross development area for recreational uses and usable open space areas (Article 5.12.09.F) when a multi-dwelling development exceeds 20/du. This would be applicable for the OB-zoned area, which has a proposed density of 20.04 du/ac. The site plan notes that 43% of the OB(k) zone is proposed for recreational uses and open space areas, comprising amenity areas (0.96 acres), lawn areas (0.34 acres), and other open spaces (4.58 acres). Usable open space is not defined, but it should be accessible to the residents, large enough for passive or active uses, and, preferably, relatively flat. Staff recommends adding more landscaping to the lawn areas and open spaces to enhance the usable open spaces, subject to review and approval by Planning staff during the permitting process.

2) KNOX COUNTY COMPREHENSIVE PLAN - FUTURE LAND USE MAP
A. The OB(k) zone of the property is classified as the CMU (Corridor Mixed-Use) place type, and the PR(k) portion is classified as the SR (Suburban Residential) place type in the Knox County Comprehensive Plan. Multifamily developments are considered a secondary use in the CMU and SR place types.
B. The CMU place type specifies a building height maximum of 5 stories and setbacks of 20-30 ft. The SR place type specifies a maximum height of 2 stories with similar setbacks. The proposal is consistent with the recommended form attributes.
C. While the SR place type promotes multiplexes similar in scale to a single-family home, only the southernmost building is entirely within the SR area. The development is mainly proposed within the CMU place type and features an overall cohesive layout.

3) KNOX COUNTY COMPREHENSIVE PLAN - IMPLEMENTATION POLICIES
A. Coordinate infrastructure improvements with development. (Implementation Policy 9) - The new Schaad Road supports the increase of residential density at this location. The subject property is a quarter-mile west of the planned commercial node at Bakertown Road and has access to multimodal amenities along the Schaad Road.
B. Promote connectivity with new development. (Implementation Policy 11) - The development proposes sidewalk connections to Schaad Road and provides a stub-out for future connection to the abutting eastern property, as required by the conditions of rezoning approval.
C. Improve safety for all users. (Implementation Policy 12) - The incorporation of a right-turn lane, as recommended in the traffic impact analysis, will ensure safe access to the development. Coordination with the railway company will be required for the emergency access to Ball Camp Pike.

4) KNOXVILLE - FARRAGUT - KNOX COUNTY GROWTH POLICY PLAN
A. The property is within the Planned Growth Area of the Growth Policy Plan. The purposes of the Planned Growth Boundary designation are to encourage a reasonably compact pattern of development, promote expansion of the Knoxville-Knox County economy, offer a wide range of housing choices, and coordinate the actions of the public and private sectors, particularly with regard to provision of adequate roads, utilities, schools, drainage and other public facilities and services. The proposed development is consistent with the growth policy plan.