Disposition Summary

Approve the development plan for a retail/office building that has approximately 26,600 sq ft of floor area, subject to 7 conditions.

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Staff Recommendation

Approve the development plan for a retail/office building that has approximately 26,600 sq ft of floor area, subject to 7 conditions.

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1) Implementing the recommendations of the Traffic Impact Study for Lovell Crossing Development by Ajax Engineering, May 2024, as revised and approved by Planning, Knox County Engineering and Public Works and Tennessee Department of Transportation staff (see Exhibit B). A Memorandum of Understanding with Knox County Engineering and Public Works for completing off site road improvements may be required per Chapter 54, Article V of the Knox County Code (Ord. O-23-4-102).
2) Access to Yarnell Rd must meet the minimum sight distance 400 ft. Otherwise, this driveway must be right in only.
3) Providing a sidewalk along the entire Yarnell Rd frontage per the Knox County Sidewalk Ordinance (Chapter 54, Article IV of the Knox County Code).
4) Providing a detailed landscape plan during permitting for review and approval by Planning Commission staff.
5) Meeting all applicable requirements of the Knox County Engineering and Public Works and Tennessee Department of Transportation (TDOT).
6) Meeting all other applicable requirements of the Knox County Zoning Ordinance.
7) Obtaining TTCDA approval of the development plans (Case 2-A-24-TOB).

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

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The proposal is for a new office/retail building at Lovell Rd and Yarnell Rd. The proposed building is 26,600 sq ft and 24 ft tall on this 5-acre lot. There is no floor plan as this is a shell building.

There are 3 proposed driveways. The Yarnell Rd driveway will be right-in only if sight distance cannot be met. There are 2 driveways on Lovell Rd, a TDOT roadway. The northeast entrance will be right in, right out only. The southeast entrance will have full access. Lovell Rd has existing sidewalks and bike lanes. Per the Knox County Sidewalk Ordinance, a sidewalk is required along the frontage of Yarnell Rd.

The Traffic Impact Study (Ajax Engineering, May 2024) recommends reconfiguring the signal timing with optimized signal timings to reduce the current considerable vehicle delays experienced at the westbound and eastbound approaches to Lovell Rd on Bob Gray Rd and Yarnell Rd. Additional vehicle storage should be provided for the eastbound approach on Yarnell Road by shifting the bay taper and approach taper further so that the approach taper would begin at the driveway entrance to the Lovell Crossing Apartments. This would potentially require adding a few feet of pavement to the inner curve of Yarnell Road's south side to provide the full width for the through lanes plus the center transition for the left-turn lane. Lastly, the construction of a separate southbound right-turn lane on Lovell Road for vehicles entering the proposed northeast entrance for Lovell Crossing Development is necessary.

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), TO (Technology Overlay):
A. PC Zone: It is not the intent of this zone to restrict potential development by limiting uses. In general, uses permitted shall include office, commercial services and light distribution centers. This retail/office building proposal is consistent with the intent of the PC zone.
B. TO Zone: Properties in the TO (Technology Overlay) zone require approval of site plans by the TN Technology Corridor Development Authority (TTCDA). This request is scheduled to be heard at the June 10, 2024 TTCDA meeting (Case 2-A-24-TOB).

2) KNOX COUNTY COMPREHENSIVE PLAN - IMPLEMENTATION POLICIES
A. Policy 12: Improve safety for all users. - A sidewalk will be required along Yarnell Rd. Right in, right out will be required along the Yarnell Rd entrance if sight distance cannot be met, and only one full access driveway will be allowed on Lovell Rd.
B. Policy 2: Ensure that development is sensitive to existing community character. - This property abuts the Grantham Place residential subdivision and sits approximately 60 ft higher than the single family homes. The lighting plan shows full cut off lights with 0 foot-candles at the property lines and a landscape screen has been provided around the perimeter.

3) FUTURE LAND USE MAP
BP (Business Park):
A. The property is classified as BP (Business Park). Office is considered a primary use in the BP place type, while commercial is considered a secondary use. This place type allows consideration of the PC zone.

4) STATE SCENIC ROADWAYS
A. Pellissippi Pkwy is a designated state scenic highway. Any signage will be limited to 100 sq ft and will not have moving lights per Tennessee Code Annotated § 54-17-109. No signage has been proposed at this time.

5) HARDIN VALLEY MOBILITY PLAN
A. This plan recommends coordinating signal timing on Lovell Rd as a short term (1-2 year) goal. The traffic study also recommends signal timing optimization at the intersection. The second recommendation from the study is a long-term goal (6-10 years) to improve the shoulders on Yarnell Rd for all users. Other safety concerns are with the curve on Yarnell Rd. A right in only entrance will be required if sight distance cannot be met.

6) KNOXVILLE - FARRAGUT - KNOX COUNTY GROWTH POLICY PLAN
A. The property is within the Planned Growth Area. 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. The proposed development is not in opposition to any of these criteria.