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Staff Recommendation

Approve the development plan for a new multi-tenant manufacturing facility with approximately 16,295 sq ft as depicted on the site plan, subject to 4 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) Installing all required landscaping as shown on the landscape plan within 6 months of obtaining a certificate of occupancy.
4) Obtaining a Technology Overlay Certificate of Appropriateness from Planning Staff for any proposed signage.

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

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This proposal is for a new multi-tenant manufacturing facility on a 1.52-acre lot within the Horseshoe Bend Business Park. Access is off of Horseshoe Bend near the cul-de-sac. The 1-story facility will have an approximate gross floor area of 16,295 sq ft and three tenant spaces. Each tenant space includes a loading bay door, and these face the street. The topography is such that the site is elevated above street level, so the parking and loading areas are naturally buffered from street view. There are trees planted along the street frontage to further buffer the view. The plan proposes 28 public parking spaces and three dedicated spaces for delivery van parking.

DEVELOPMENT PLAN ANALYSIS PER ARTICLE 6, SECTION 6.50.06 (APPROVAL OR DENIAL).
In exercise of its administrative judgement, 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 zone is intended to provide for a wide range of land uses which are generally categorized as business, industrial and/or office classifications, whether in public or private sectors. The permitted land uses are intended to include those businesses that require building spaces characterized by offices, research and development, manufacturing, or a combination of such uses. The proposed use is a multi-tenant facility that will comprise two spaces for combined office and manufacturing operations and one warehouse space, which aligns with the intent of the BP zone.
B. The intended and desired effect of the BP zone's site regulations is to create an attractive, park-like setting for businesses and to accomplish an aesthetic environment that is complementary to site features and the surrounding environment. A landscape plan has been provided showing a mix of evergreen trees and shrubbery that will be planted around the perimeter of the property and near parking areas.
C. The applicant received variances from the BP zone's dimensional standards from the Board of Zoning Appeals on 11-19-2025 to permit parking in the required front and side yards and to reduce the side yard setback from 40 ft to 30 ft (25-Z0081). With the approved variances, the site plan meets the requirements of the BP zone.
D. The administrative procedures for the BP zone require the Planning Commission to approve the development plan before a building or structure can be erected or altered (Article 5, Section 5.50.12).
E. All development within the TO zone must adhere to the TTCDA Design Guidelines, which regulate landscaping, building, and site design. A COA was approved on 12-04-2025 (9-B-25-TOB), and the applicant received the following waivers from the Design Guidelines:
1) Increase the allowable Impervious Area Ratio from 70% to 75% (Guideline 1.3.3).
2) Waive the requirement that areas around buildings shall equal to 50% of the area of each front and side elevation shall be planted with ornamental trees, shrubbery, and bedding plants (Guideline 3.3.3).
3) Exceed the maximum number of parking spaces allowed from 24 to 28 spaces (Guideline 1.7.5).
4) Reduce the required landscaped yard for parking located in front of a building from 20 ft to 10 ft (Guidelines 1.7.9 and 3.1.8).

With the approved waivers, the proposed site plan complies with the TTCDA Design Guidelines.


2) KNOX COUNTY COMPREHENSIVE PLAN - FUTURE LAND USE MAP
A. The subject property is designated as the BP (Business Park) place type in the Knox County Comprehensive Plan, which recommends a land use mix of primarily light industrial and office uses. Development in the BP place type generally consists of 1-2 story buildings with large footprints that include high bay spaces and loading areas. The proposed development plan is consistent with the BP place type.

3) KNOX COUNTY COMPREHENSIVE PLAN - IMPLEMENTATION POLICIES
A. The proposed multi-tenant manufacturing building is consistent with Implementation Policy 9.5, to avoid approving isolated developments where infrastructure is inadequate or not yet planned. The subject property is in an established business park with convenient access to Pellissippi Parkway.

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.