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Staff Recommendation

Approve the request for a wholesale establishment, subject to 5 conditions.

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1. Meeting all applicable requirements of the City of Knoxville Zoning Ordinance, including, but not limited to, Article 11 (Parking) and Article 12 (Landscape).
2. Meeting all applicable requirements of the City of Knoxville Department of Plans Review and Inspections.
3. Meeting all applicable requirements of the City of Knoxville Department of Engineering.
4. Installing a 6-ft Perimeter Landscape Yard north of the existing parking and circulation areas in accordance with Article 12.5, except for the area that includes the stormwater detention pond, subject to review by the Department of Engineering and the City's Urban Forestry Division during the permitting phase.
5. Meeting all applicable requirements of the Tennessee Department of Transportation (TDOT).

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This request is to redevelop an existing 33,000 sq ft commercial building for a wholesale establishment that provides sales, marketing, and fulfillment services for other companies in the games, books, and collectibles markets. The applicant proposed operating hours will be from 9 am to 5 pm (Exhibit B). The property has two access points from Asheville Highway and two access points from Holston Drive. TDOT will require the installation of a concrete island on the eastern driveway to regulate right-in, right-out access.

STANDARDS FOR EVALUATING A SPECIAL USE (ARTICLE 16.2.F.2)

1) THE USE IS CONSISTENT WITH ADOPTED PLANS AND POLICIES, INCLUDING THE GENERAL PLAN AND THE ONE-YEAR PLAN.
A. The proposed conversion of an existing structure is consistent with the General Plan's Development Policy 8.10, which encourages redevelopment of obsolete commercial strip space by providing incentives for "infill" rather than greenfield development.
B. The One Year Plan and the East City Sector Plan's MU-SD EC-2 (Mixed Use Special District, Magnolia Avenue) land use classification recommends a mix of uses, with a focus on vertical urban forms and small front yards that promote a pedestrian-friendly environment. Although the proposed use is auto-centric, it is a redevelopment of an existing structure and does not include any major site work. Staff recommends landscaping to partially screen the existing parking lot from the sidewalks along Asheville Highway to help screen the parking lot from the street, consistent with the intent of Article 12.5.

2) THE USE IS IN HARMONY WITH THE GENERAL PURPOSE AND INTENT OF THIS ZONING CODE.
A. The C-H-2 district intends to accommodate higher-intensity commercial uses of a predominantly auto-oriented character, including retail, rental, and service establishments of a more intense commercial character, including those requiring permanent outdoor service or storage areas. The proposed use at this location aligns with the intent of the zoning code.
B. With a change of use, when existing parking exceeds the maximum number of spaces permitted, Article 11.1.B.1.a requires one landscaped parking lot island between every 10 parking spaces. All applicable parking and landscaping requirements shall be reviewed by City Engineering and Urban Forestry during the permitting process.

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. This part of the Asheville Highway corridor primarily includes a mix of commercial and office uses. The proposed wholesale establishment use is consistent with the auto-centric character of this area and the property's previous warehouse and distribution center use. The scale and size of the one-story structure are consistent with the surrounding commercial buildings.

4) THE USE WILL NOT SIGNIFICANTLY INJURE THE VALUE OF ADJACENT PROPERTY OR BY NOISE, LIGHTS, FUMES, ODORS, VIBRATION, TRAFFIC, CONGESTION, OR OTHER IMPACTS DETRACT FROM THE IMMEDIATE ENVIRONMENT.
A. The proposed use is not expected to significantly injure the value of any adjacent properties. Large trucks are anticipated to access the Asheville Highway entrances, closer to the existing loading/unloading docks at the northeastern corner of the structure, and farther from the residential developments along Holston Drive southwest of the subject property. There is an existing service entrance facing Holston Drive, which is only intended to be used by small delivery trucks.

5) THE USE IS NOT OF A NATURE OR SO LOCATED AS TO DRAW SUBSTANTIAL ADDITIONAL TRAFFIC THROUGH RESIDENTIAL STREETS.
A. The proposed use will not significantly impact traffic on surrounding residential streets since Asheville Highway is a major arterial street and Holston Drive is a minor collector that supports other commercial uses.

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 aspects of the property or the surrounding context that pose a risk to the requested office use.