Disposition Summary

Approve a car wash business as a permitted use in the SC (Shopping Center) zone.

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Staff Recommendation

Approve a car wash business as a permitted use in the SC (Shopping Center) zone.

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The property at 0 Norris Freeway (Parcel ID 038 CG 005), Knoxville, TN is zoned SC (Shopping Center). This zone district does not identify car washes as a permitted use, but it does permit a gasoline service station. This request is to determine whether a car wash business is similar enough in form and function to a gas station to be permitted on the subject property.

The Knox County Zoning Code authorizes the Planning Commission to allow other uses to locate in the SC zone upon finding that the intent of the zone district is maintained. The general intent of the SC zone is to encourage and ensure the development of unified retail shopping centers which will promote the general welfare for the citizens of the County.

Gasoline service stations are primarily engaged in retailing automotive fuels, but they are also common locations for other auto-oriented services such as car washes and automotive repair facilities. In the SC zone, gasoline service stations must be an integral part of the shopping center building group in order to be a permitted use. The subject property is part of the North Fork Station shopping center, and the proposed car wash business would face inward towards the anchor "big box" stores. The property is adjacent to a new tire store which is also part of the shopping center, and this provides a convenient assemblage of auto-oriented services.

Considering the related nature and common pairing of gas stations and car washes, and the subject property's integral location and orientation to the existing shopping center, it is the opinion of the staff that a car wash business is a similar use to a gas station and a suitable use at this location in the SC zone. Staff also maintain that a car wash operation next to another auto-oriented business is consistent with the intent of the SC zone, and contributes to the unified retail experience.