Disposition Summary

Approve the development plan for a car wash facility in the SC (Shopping Center) zone, subject to 3 conditions.

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Staff Recommendation

Approve the development plan for a car wash facility in the SC (Shopping Center) zone, subject to 3 conditions.

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1) Installing all landscaping, as shown in 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) Meeting all applicable requirements of the Knox County Department of Engineering and Public Works, including the requirement no grading occur within the W Emory Road right-of-way.
3) Meeting all applicable requirements of the Knox County Zoning Ordinance.

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This proposal is for a car wash facility with three queuing drive lanes, an area with numerous vacuum stations, and two driveways from Bill Bell Way with a parking lot in between access points.

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, and the Planning Commission previously determined that a car wash facility is a similar use to a gasoline service station. The proposed car wash is at a commercial node at the intersection of W Emory Road and Clinton Highway. It abuts a gasoline station/convenience store to the southeast and is across the street from a commercial strip center to the northwest. This provides a continuous stretch of auto-oriented development, which contributes to the unified shopping experience intended by the SC zone.
B. The location and orientation of the proposed car wash facility is also compatible with the intent of the SC zone, as proposed access is located exclusively on Bill Bell Way, a private street developed for this commercial area south of the W Emory Road and Clinton Highway intersection.
C. The plans comply with the SC zone height and yard requirements. The car wash building is below the 40-ft height maximum and meets the 20-ft setback requirements from public rights-of-way. 10-ft wide planted parkways are provided along the sides of the SC-zoned portion of the subject property, as required. 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).

2) GENERAL PLAN - DEVELOPMENT POLICIES
A. Policy 5.2, Encourage development in areas with excess utility capacity or in areas where utilities may be easily extended -- The proposed car wash is located along a developed commercial corridor on Clinton Highway with access to sewer and water.
B. Policy 9.11, Locate community-serving commercial areas where they can be easily shared by several neighborhoods -- The proposed car was facility is accessible to many residential communities through major arterial streets that abut two sides of the property.

3) NORTHWEST COUNTY SECTOR PLAN
A. The property is classified as LDR (Low Density Residential) with a SP (Stream Protection) overlay on the southern corner where it nears Beaver Creek. A car wash facility does not meet the intent of this residential classification, but this location does not align with the location criteria for LDR. The surrounding zoning and the development trajectory of this commercial corridor is likewise not compatible with this land use designation. As mentioned previously, this property is located at the corner of two major arterial streets, which is more conducive to a commercial environment than a low-density residential subdivision. No buildings are proposed within the SP area, and plans will be reviewed by Engineering for stormwater management compliance during permitting.

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. The proposed development meets the relevant standards of the Planned Growth Boundary.