To be heard September 11, 2025Agenda Item No. 17

---

Staff Recommendation

Staff Recommendation: Approve the development plan for a new office warehouse in the PC (Planned Commercial) zone as depicted on the site plan, subject to 5 conditions.

1) Meeting all other applicable requirements of the Knox County Zoning Ordinance.
2) Meeting all requirements of the Knox County Department of Engineering and Public Works.
3) Installing all required landscaping proposed on the landscape plan (sheet L100) within 6 months of obtaining a certificate of occupancy.
4) All site lighting shall utilize full-cut fixtures that are shielded and downlit from neighboring properties.
5) If during design plan approval or construction of the development, it is discovered that unforeseen off-site improvements within the right-of-way are necessary as caused by the development, the developer will either enter into a memorandum of understanding (MOU) with the County for these improvements or reimburse the County for their direct expenses (if completed by County crews) to make corrections deemed necessary.

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

---

This proposal is for a new office warehouse facility, featuring an office with an approximate gross floor area of 6600 sq ft and a warehouse with an approximate gross floor area of 8700 sq ft. The surrounding area features a mix of lodging establishments, medical offices, office, and warehouse facilities.

DEVELOPMENT PLAN ANALYSIS PER ARTICLE 6, SECTION 6.50.06 (APPROVAL OR DENIAL).
In exercise of its administrative judgement, 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)
A. The PC zone does not list specific permitted uses but stipulates that appropriate uses generally include offices, commercial services, and light distribution centers. The intent of the PC zone is to achieve the highest quality site design, building arrangement, landscaping, and traffic circulation possible. A landscaping plan has been provided, which includes plantings around the building and lot lines, and in the parking areas. A Type C landscape buffer will be planted along the southern property line to screen loading traffic from the neighboring lodging establishment.
B. The administrative procedures for the PC zone require the Planning Commission to approve the development plan before building permits can be issued (Article 5, Section 5.33.13).
C. All development plans shall include protective covenants for the planned commercial development that indicate the use and design of structures in the planned complex and establish measures to protect occupants from incompatible uses and structures. Protective covenants were established when this business park was approved in 1987, and the office warehouse use was included as an allowable use.

2) KNOX COUNTY COMPREHENSIVE PLAN - FUTURE LAND USE MAP
A. The subject property is designated CC (Corridor Commercial) in the Knox County Comprehensive Plan, which recommends a land use mix primarily featuring commercial and office uses. Development in the CC place type is composed primarily of one-story, large-footprint buildings, but may include a variety of building sizes and auto-oriented uses. The proposed development plan is consistent with the CC place type.

3) KNOX COUNTY COMPREHENSIVE PLAN - IMPLEMENTATION POLICIES
A. The proposed office warehouse is consistent with Implementation Policy 3, to encourage infill and redevelopment of underutilized commercial land, and Implementation Policy 9.5, to avoid approving isolated developments where infrastructure is inadequate or not yet planned. The subject property is within an established business park with nearby access to I-40.

4) KNOXVILLE - FARRAGUT - KNOX COUNTY GROWTH POLICY PLAN
A. The property is within the Urban Growth Boundary of the Growth Policy Plan. The purpose of the Urban Growth Boundary is to encourage a reasonably compact pattern of development and promote the expansion of the Knoxville-Knox County economy. The development plan aligns with these goals.