Disposition Summary

Approve the development plan for a car wash business in the SC (Shopping Center) zone, subject to 4 conditions.

---

Staff Recommendation

Approve the development plan for a car wash business in the SC (Shopping Center) zone, subject to 4 conditions.

---

1) Installing all landscaping, as shown on the landscape plan, within six months of issuance of an occupancy permit for this project, or posting a bond with the Knox County Department of Engineering and Public Works to guarantee installation.
2) The detached monument sign shall have a maximum height of 6 feet, as shown in the attached signage plan, to be consistent with the approved master sign plan for the general shopping center development (12-N-06-UR).
3) Meeting all applicable requirements of the Knox County Department of Engineering and Public Works.
4) Meeting all applicable requirements of the Knox County Zoning Ordinance.

---

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
SC (Shopping Center):
A) The SC zone permits gasoline service stations if they are designed as an integral part of the shopping center building group. The applicant's development plan for a car wash business is paired with a similar use determination request to evaluate whether their car wash business is similar enough to a gas station to be a permitted use in the SC zone. Staff determined that the proposed car wash is similar in nature to a gas station, as both provide auto-oriented retail services and gas stations frequently feature car washes as an amenity. The location and orientation of the proposed car wash business is also compatible with the intent of the SC zone. The property is clearly part of a shopping center layout, and the building will face inward towards the anchor stores of the shopping center. The property is also adjacent to another auto-oriented retail establishment in the form of a tire store, which contributes to the unified shopping experience intended by the SC zone.
The administrative procedures for the SC zone require the Planning Commission to approve the development plan before permits can be issued (Article 5, Section 5.34.10).
B) The site plan and architectural elevations comply with the SC zone height and yard requirements. The car wash buildings are well below the 40 ft height maximum, and meet the 20 ft setback requirement from the public right-of-way.
C) There are residential zoned districts across Norris Freeway from the subject property northwest of the SC district. The applicant has provided lighting and landscaping plans that reflect consideration for these residential properties and consistency with the adjacent shopping center landscaping.
D) Signage will be consistent with other businesses in the shopping center district, with a maximum monument height sign of 6 ft.

2) GENERAL PLAN - DEVELOPMENT POLICIES
A) Encourage development in areas with excess utility capacity or in areas where utilities may be easily extended (Policy 5.2) - The development is in a shopping center district that has already built out sewer and water access.
B) Locate community-serving commercial areas where they can be easily shared by several neighborhoods (Policy 9.11) - The proposed car wash would be part of the North Fork Station shopping center, which is accessible to many different neighborhoods through collector and arterial streets.

3) NORTH COUNTY SECTOR PLAN
A) The subject property meets the location criteria for its land use classification of CC (Community Commercial). The site is relatively flat, and it is located along a minor arterial street that is near a major intersection. There is adequate utility infrastructure, and there is an existing sidewalk network to navigate between stores and outparcel developments.

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.