Approve the request for a contractor's storage yard with approximately 1,200 sq-ft of outdoor storage area, subject to 5 conditions, with a 6th condition added at the meeting.

Disposition Summary

Approve the request for a contractor's storage yard with approximately 1,200 sq-ft of outdoor storage area, subject to 5 conditions, with a 6th condition added at the meeting.

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Details of Action

Approve the request for a contractor's storage yard with approximately 1,200 sq-ft of outdoor storage area, subject to 5 conditions, with a 6th condition added at the meeting.

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Staff Recommendation

Approve the request for a contractor's storage yard with approximately 1,200 sq-ft of outdoor storage area, subject to 5 conditions.

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1. Meeting all requirements of Article 4, Section 4.102 (Standards for the use-on-review approval of contractor's storage yards) in the Knox County Zoning Ordinance.
2. Providing the required landscape screening, per Article 4, Section 4.10.11 of the Knox County Zoning Ordinance for business uses adjacent to residential use.
3. Meeting any other applicable requirements of the Knox County Zoning Ordinance.
4. Meeting all relevant requirements of the Knox County Department of Engineering and Public Works.
5. Installation of any required landscaping within 6 months of permit approvals, or posting a bond with the Knox County Department of Engineering and Public Works to guarantee such installation.
ADDED AT THE MEETING:
6. Added condition that binds the site plan to the approval, thereby binding the location of bulk material storage bins to a specific location per the submitted site plan.

With the conditions noted, this plan meets the requirements for approval of a contractor's storage yard in the CA zone and the other criteria for approval of a use on review.

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The request is for a contractor's storage yard for a landscaping business, which will also sell bulk mulch and other materials. There is a 900 sq-ft existing building, a 200 sq-ft shed, and a 20x60-ft area designated for outdoor storage space.

Contractor's storage yards have standards for use-on-review in the supplemental regulations of the Knox County Zoning Ordinance (Article 4, Section 4.102) that are specific to the CR (Rural Commercial) and CA (General Business) zones. The CA zone requires outdoor storage to be fully screened on all sides by an opaque fence (Article 5.31.04). This screening is already in place. There are residential uses to the west side of this property. The supplemental regulations for all zone districts (Article 4.10.11) requires a 12-ft wide Type B landscape screen (See Appendix A) adjacent to residential uses, and this would need to be added during the permitting process.

DEVELOPMENT STANDARDS FOR USES PERMITTED ON REVIEW (ARTICLE 4.10 - SECTION 2).
The Planning Commission, in the exercise of its administrative judgment, shall be guided by adopted plans and policies, including the general plan and the following general standards:

1) THE USE IS CONSISTENT WITH THE ADOPTED PLANS AND POLICIES, INCLUDING THE GENERAL PLAN AND SECTOR PLAN.
A. The Northwest County Sector Plan designates this property for GC (General Commercial) uses. This includes previously developed strip commercial corridors providing a wide range of retail and service-oriented uses.
B. The CA (General Business) zone is permissible in the GC (General Commercial) land use classification. The contractor's storage yard is a use permitted on review in the CA (General Business) zone.

2) THE USE IS IN HARMONY WITH THE GENERAL PURPOSE AND INTENT OF THE ZONING ORDINANCE
A. The CA (General Business) zone is intended for general retail business and services but not for manufacturing or for processing materials other than farm products. With the recommended conditions, the contractor's storage yard meets the zoning standards and the condition of the CA zoning.

3) THE USE IS COMPATIBLE WITH THE CHARACTER OF THE NEIGHBORHOOD WHERE IT IS PROPOSED, AND WITH THE SIZE AND LOCATION OF BUILDINGS IN THE VICINITY.
A. There is an existing 1-story block building located at the rear of the property.
B. If approved as recommended by staff, a 12-ft wide landscape screen will be required along the west property boundary since there are abutting residential properties. This will help mitigate potential adverse impacts on these properties.

4) THE USE WILL NOT SIGNIFICANTLY INJURE THE VALUE OF ADJACENT PROPERTY.
A. The proposed use should have little impact on the adjacent property because of the limited traffic the facility will generate and because the required landscape screening and fencing will visually screen the storage yard from residential uses.

5) THE USE WILL NOT DRAW ADDITIONAL TRAFFIC THROUGH RESIDENTIAL AREAS.
A. The development has direct access to Schaad Rd, a minor arterial.

6) THE NATURE OF DEVELOPMENT IN THE SURROUNDING AREA IS NOT SUCH AS TO POSE A POTENTIAL HAZARD TO THE PROPOSED USE OR TO CREATE AN UNDESIRABLE ENVIRONMENT FOR THE PROPOSED USE.
A. There are no known uses in the area that could be a potential hazard or create an undesirable environment for the proposed use.