KNOXVILLE/KNOX COUNTY METROPOLITAN PLANNING COMMISSION USE ON REVIEW REPORT FILE #: 0-C--UR AGENDA ITEM #: AGENDA DATE: 0// APPLICANT: OWNER(S): SCHAAD COMMERCIAL INVESTMENTS Schaad Commercial Investments, LLC TAX ID NUMBER: PART OF 0 JURISDICTION: City Council District STREET ADDRESS: LOCATION: APPX. SIZE OF TRACT: SECTOR PLAN: GROWTH POLICY PLAN: ACCESSIBILITY: UTILITIES: WATERSHED: Amherst Rd South side of Amherst Rd., west side of Piney Grove Church Rd.. acres Northwest County Urban Growth Area (Inside City Limits) Access is via Amherst Rd., a major collector street with a ' - ' pavement width within a 0' right of way. Water Source: Sewer Source: Ten Mile Creek Knoxville Utilities Board Knoxville Utilities Board ZONING: EXISTING LAND USE: PROPOSED USE: RP- (Planned Residential) Vacant land Commercial - Dollar General Store HISTORY OF ZONING: SURROUNDING LAND USE AND ZONING: NEIGHBORHOOD CONTEXT: Property was rezoned to PR (Planned Residential) in. Rezoned to RP- (Planned Residential) in 0 after being annexed into the City of Knoxville. North: Residences in Seven Springs Subdivision / RP- (Planned Residential) South: Railroad and mixed businesses / A- (General Agricultural) & I- (Restricted Manufacturing and Warehousing) East: West: Vacant land / RP- (Planned Residential) Residences in Seven Springs Subdivision / RP- (Planned Residential) Development in the area includes a mix of detached residential subdivisions, a multi-dwelling development, a large mobile home park, rural residential home sites, and a couple of businesses on the south side of the railroad tracks. STAFF RECOMMENDATION: APPROVE the request for a retail commercial store of approximately,00 sq. ft. as shown on the development plan subject to conditions.. Connection to sanitary sewer and meeting all other applicable requirements of the Knox County Health Department. AGENDA ITEM #: FILE #: 0-C--UR 0// 0: AM TOM BRECHKO PAGE #: -
. Obtaining variances from the Knoxville Board of Zoning Appeals for the reduction of the rear yard setback from ' to.' and a reduction of the required number of parking spaces from to spaces.. Revising the site access drive to a single entrance lane and single exit lane.. Removing the proposed ground sign from the development plan.. Installation of sidewalks as identified on the development plan, including the connection between the sidewalk along Amherst Rd. and the building entrance, meeting all applicable requirements of the City of Knoxville and the Americans with Disabilities Act ( ADA). The sidewalks shall be installed prior to the issuance of an occupancy permit for the project.. Revising the landscape plan by extending the mix of shrubs and grasses along the entire frontage of the ten parking spaces along Amherst Rd. and adding the mixed screening along the five parking spaces located on the western side of the parking lot.. Installation of landscaping as shown on the revised landscape plan within six months of the issuance of occupancy permit for this project.. Meeting all applicable requirements of the Knoxville Department of Engineering.. Obtaining approval and recording a final plat of the property prior to obtaining a building permit 0. Meeting all applicable requirements of the Knoxville sign regulations. A variance may be considered by the Knoxville Board of Zoning Appeals for an increase in the maximum size of 0 square feet for a wall sign but cannot be considered for allowing a ground sign or allowing the wall sign to be internally illuminated.. Meeting all applicable requirements of the Knoxville Zoning Ordinance. A revised development plan reflecting the conditions of approval must be submitted to MPC staff for certification prior to obtaining any building permits. With the conditions noted, the plan meets the requirements for approval in the RP- (Planned Residential) district and the other criteria for approval of a use on review. COMMENTS: The applicant is proposing to develop a Dollar General Store that will contain approximately,00 square feet of floor area on a. acre site located on the south side of Amherst Rd. and the west side of Piney Grove Church Rd. Access to the site will be from Amherst Rd. This site was originally a part of the Seven Springs Subdivision property when the concept plan was approved in. The property at that time was zoned PR (Planned Residential). The PR zone allowed consideration of one acre of commercial development per every 00 residential units within the same development. On May, the developer of the subdivision obtained approval from the Planning Commission for a commercial development with a maximum of,00 square feet of commercial space on. acres which included this site and the vacant lot on the east side of Piney Grove Church Rd. In 0, the site was rezoned to RP- (Planned Residential) after being annexed into the City of Knoxville. The RP- zoning also allows consideration of commercial development with one acre of commercial development allowed per every 00 residential units. With approximately existing dwelling units within Seven Springs Subdivision the proposed commercial development could be approved. As proposed, variances from the Knoxville Board of Zoning Appeals will be required for the reduction of the rear yard setback from ' to.' and a reduction of the required number of parking spaces from to spaces. Due to the shape of the property, the applicant has requested a reduction in the rear setback (along the railroad property) to allow for additional space for maneuvering delivery trucks at the entrance to the site. The reduction in the number of required parking spaces is based on the parking model that Dollar General uses for a store of this size. While the RP- zoning district allows consideration of a commercial development, the sign regulations are very restrictive. The regulations do not allow consideration of a ground sign for the development and only allow a wall sign of 0 square feet for a business. The wall sign can only be indirectly illuminated, provided that no light source shall be visible from the public right-of-way or adjacent property. Direct sign illumination is prohibited. The applicant can request a variance on the size of the wall sign but cannot request a variance for a ground sign or to allow direct sign illumination. Based on the scale of the proposed commercial development, a traffic impact study is not required. EFFECT OF PROPOSAL ON THE SUBJECT PROPERTY, SURROUNDING PROPERTY AND THE COMMUNITY AS A WHOLE. The proposed commercial development will have minimal impact on local services since utilities are in AGENDA ITEM #: FILE #: 0-C--UR 0// 0: AM TOM BRECHKO PAGE #: -
place to serve this development.. At this location, the proposed commercial development will be neighborhood serving in scale and should not draw additional traffic into the area.. The proposal will have no impact on schools. CONFORMITY OF THE PROPOSAL TO CRITERIA ESTABLISHED BY THE KNOXVILLE ZONING ORDINANCE. The proposed commercial development with the recommended conditions meets all of the requirements of the RP- (Planned Residential) district of the Knoxville Zoning Ordinance,. The proposed development is consistent with the general standards for uses permitted on review: The proposed development is consistent with the adopted plans and policies of the General Plan and Sector Plan. The use is in harmony with the general purpose and intent of the Zoning Ordinance. This site has been approved for commercial use since the early stages of development of the Subdivision. The scale of the development is compatible with the character of the neighborhood where it is proposed which includes a mix of residential uses and a couple of business uses. The use will not significantly injure the value of adjacent property. The use will not draw substantial additional traffic through residential areas since the development is located off of a major collector street. No surrounding land uses will pose a hazard or create and unsuitable environment for the proposed use. CONFORMITY OF THE PROPOSAL TO ADOPTED PLANS. The Northwest County Sector Plan and Knoxville One Year Plan identify the property for low density residential use. The RP- zoning allows consideration of limited commercial development through the use-onreview process and therefore the proposed commercial development would be consistent with the Sector Plan and One Year Plan.. The site is located within the Urban Growth Area on the Knoxville-Knox County-Farragut Growth Policy Plan map. ESTIMATED TRAFFIC IMPACT: (average daily vehicle trips) Average Daily Vehicle Trips are computed using national average trip rates reported in the latest edition of "Trip Generation," published by the Institute of Transportation Engineers. Average Daily Vehicle Trips represent the total number of trips that a particular land use can be expected to generate during a -hour day (Monday through Friday), with a "trip" counted each time a vehicle enters or exits a proposed development. ESTIMATED STUDENT YIELD: Not applicable. MPC's approval or denial of this request is final, unless the action is appealed to the Knoxville City Council. The date of the Knoxville City Council hearing will depend on when the appeal application is filed. Appellants have days to appeal an MPC decision in the City. AGENDA ITEM #: FILE #: 0-C--UR 0// 0: AM TOM BRECHKO PAGE #: -
A- RP- -. DU/AC A- SOUTHFO RK DR.0 LUCADO WAY CHUKAR RD 0 AMHERST RD MISS ELLIE DR J R DR RP- -. DU/AC PATEL WAY.0 PR - DU/AC.0 0 0 0.0 A 0.0 RP- - DU/AC.0 0 R-.0.0 0 0 0.0 0 0 0 0 R- 0 0 0 0.0 0.0.0.0.0 0 A- LASSIE WAY CROOKED PINE LN PINEY GROVE CHURCH RD 0 A-.0.0 SUMMITRIDGE LN EAGLE CREST LN.0 MAPLE CREST LN A- 0 I- FAIR OAKS LN AMHERS TENNYSON DR PLANTATION PINE DR T RD.0 SH ELLEY DR SUMMITRIDGE LN CREEKHEAD DR HELMBOLT RD RP- <. DU/AC.0 BRIERBROOK LN.0 I MCKAMEY RD DESOTO WAY.0.0 0.0.0 0 0 0 0.0 RP- 0.0 0 0 0.0.0 0.0.0.0 RP-.0.0.0.0.0.0.0..0. 0-C--UR USE ON REVIEW Petitioner:.0 RA RP-.0.0 - DU/AC RP- - DU/AC.0 Schaad Commercial Investments.0 R- A- I WEST CAIN RD.0.0.0 00.0.0 0 00.0 Commercial - Dollar General Store in RP- (Planned Residential) Original Print Date: // Revised: Metropolitan Planning Commission * City / County Building * Knoxville, TN 0 Map No: Jurisdiction: City 0 00 Feet ± MPC October, Agenda Item #
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KnoxMPC Mail - [MPC Comment] Proposed Dollar General @ Piney Grove/Amherst Ro... Page of Betty Jo Mahan <bettyjo.mahan@knoxmpc.org> [MPC Comment] Proposed Dollar General @ Piney Grove/Amherst Roads message Krystyn M <kmaxa@gmail.com> Reply-To: kmaxa@gmail.com To: commission@knoxmpc.org Tue, Sep 0, at : PM MPC Commissioner: I am writing to you to express my concern over the possible construction of a Dollar General store at the intersection of Piney Grove Church Road and Amherst Road. I am a resident of Seven Springs neighborhood located directly across the street at this intersection. The entire surrounding area is residential and not only would the Dollar General store pose a safety concern for all those who travel through and live nearby, but it would sit oddly in the middle of numerous neighborhoods. Additionally, the traffic that the store would bring to the area poses a hazard to the children in our neighborhood, my year old son included as well as all those who use the school bus stop at our neighborhood entrance. While I realize that much of Amherst Road, beginning at Middlebrook Pike is industrial, the area where this store would be located is far from those industrial buildings (and traffic) and is in no way an industrial area. Also of great concern is the likelihood that the store's construction will cause a drastic reduction in housing value, not only unfair to those who purchased years ago, but also extremely detrimental to our financial wellbeing. I know that many of my neighbors feel the same way. I understand that some may see the benefit of having a convenience store so close but my family would much rather drive a bit farther for bread or milk than to have this store located so close to our home. There is a big difference between a Dollar General and another "convenience" store and the clientele they draw. I appreciate your thoughtful concern over this matter and hope that you also see that the negative consequences of the construction of this store FAR outweigh any positive ones. Sincerely, Krystyn Maxa.0.00 -- This message was directed to commission@knoxmpc.org https://mail.google.com/mail/u/0/?ui=&ik=cec&view=pt&search=inbox&th=... MPC October, Agenda /0/ Item #
KnoxMPC Mail - [MPC Comment] Dollar General - Amherst Road Page of Betty Jo Mahan <bettyjo.mahan@knoxmpc.org> [MPC Comment] Dollar General - Amherst Road message Leonard, Anne <Anne_Leonard@bcbst.com> Reply-To: anne_leonard@bcbst.com To: "commission@knoxmpc.org" <commission@knoxmpc.org> Tue, Sep 0, at :0 PM Hello MPC Commissioners!!! Just a quick email to voice my opposition to the Dollar General proposed to be erected in the front of my neighborhood, Seven Springs Subdivision. There are a few things I would like to point out, which is shared by many and I am sure you will hear from more neighbors. Thank you so much, see you October th Safety/logistical concerns o While Amherst toward Middlebrook Pike has industrial/commercial business and requires wheelers and large trucks, once you crest Amherst and approach McKamey, the need for trucks of that size decreases substantially as it is mostly residential. We occasionally see delivery trucks and the occasional wheeler helping a neighbor move, however on a regular basis, not the case. Those roads are narrow and heavily traveled as it is why cause more stress on the roads knowing repaving will be required because of the heavier, more steady truck traffic? o The railroad crossing has constant trains, at least six per day it seems would be my guess sometimes more and they often STOP across Piney Grove Church Road in order to pick up/dump at a few points back on Ball Camp Road. That would be a logistic nightmare with more trucks in the way, more traffic that would face increased delays, etc. And does a business want to be just a few feet from a train track where it would make it easy for robbery getaways? o What about available utilities in the area to support such a store? Will this require additional overhead lines? What about lighting in general? This could cause a headache for those at the front of our neighborhood. Aesthetics/Appeal o While we all may shop at Dollar General, do we all want one that close to our residential areas? Some thoughts were a nice country store, for example resurrect the old Amherst Market and move it there perfect for items of convenience. Would Dollar General have lettuce, eggs, milk and Bread? Other than that, it s mostly junk food, trinket items and second hand clothing. https://mail.google.com/mail/u/0/?ui=&ik=cec&view=pt&search=inbox&th=... MPC October, Agenda /0/ Item #
KnoxMPC Mail - [MPC Comment] Dollar General - Amherst Road Page of o The lot is very small the building will be up against the railroad tracks, what if there was a derailment? So if they know most of their neighbors don t want them, what about their bottom line and profitability? Knowing many are against them and won t shop there, are you as our MPC Committee ready to sell off an abandoned building in a few years because they couldn t make it? Please reconsider allowing a Dollar General on this parcel. Thank you. Anne M. Leonard Specialty Marketing Coordinator - East Region BlueCross BlueShield of Tennessee ----------------------------------------------------- Please see the following link for the BlueCross BlueShield of Tennessee E-mail disclaimer: http://www.bcbst.com/email_disclaimer.shtm -- This message was directed to commission@knoxmpc.org https://mail.google.com/mail/u/0/?ui=&ik=cec&view=pt&search=inbox&th=... MPC October, Agenda /0/ Item #
KnoxMPC Mail - [MPC Comment] Seven springs amhurst Page of Betty Jo Mahan <bettyjo.mahan@knoxmpc.org> [MPC Comment] Seven springs amhurst message 'Blake Fultz' via Commission <commission@knoxmpc.org> Reply-To: blakefultz@yahoo.com To: "commission@knoxmpc.org" <commission@knoxmpc.org> Tue, Sep 0, at : PM It has come to my attention that a business is trying to locate in the front entrance of our neighborhood. I strongly oppose due to the following reasons. There are no retail business in the area and a dollar general or comparable could locate on middlebrook pike or western ave. the area has no sidewalks and the bus for school children is directly in from of that location. There are too many other locations that are more suitable and are vacant. The zoning laws are to protect the home owner and our property values. Spot zoning will open the flood gate to preferential and discriminatory zoning. Enforce the zoning law. We were annexed into the city illegally due to notification requirements and we will pursue all legal remedies to oppose the re zoning efforts. Blake Fultz 0 Eagle Crest lane Knoxville, tn Sent from my iphone -- This message was directed to commission@knoxmpc.org https://mail.google.com/mail/u/0/?ui=&ik=cec&view=pt&search=inbox&th=... MPC October, Agenda /0/ Item #
KnoxMPC Mail - [MPC Comment] Use on review for Amherst Rd and Piney Grove Chur... Page of Betty Jo Mahan <bettyjo.mahan@knoxmpc.org> [MPC Comment] Use on review for Amherst Rd and Piney Grove Church Rd hearing on Oct message 'kristi daniels' via Commission <commission@knoxmpc.org> Reply-To: kddaniels@yahoo.com To: commission@knoxmpc.org Tue, Sep 0, at : PM Hello, I am a resident of a Seven Springs subdivision which is located at the above intersection. I would like the MPC to know that a Dollar Store at this location is a TERRIBLE idea. First, there is a school bus stop right outside the entrance to the subdivision so placing a store here amd increasing traffic around a school bus stop (including commerical/delivery truck traffic) creates a safety hazard for children getting on or off the school bus. I don't know how early the store will open, but it surely will be open in the afternoon when children are returing home. Second, a Dollar General store is not needed in this area. No matter how this parcel of property is zoned, there is very little commercial business in the area--it is all residential! In addition, this intersection is already a busy, congested intersection and it will only become worse by allowing this store. The area does not need additional traffic. Thank you for your attention. Kristi Daniels -- This message was directed to commission@knoxmpc.org https://mail.google.com/mail/u/0/?ui=&ik=cec&view=pt&search=inbox&th=... MPC October, Agenda /0/ Item #
KnoxMPC Mail - [MPC Comment] Use on Review at Piney Grove Church and Amherst... Page of Betty Jo Mahan <bettyjo.mahan@knoxmpc.org> [MPC Comment] Use on Review at Piney Grove Church and Amherst Rd message kristi daniels <kristi0@att.net> Reply-To: kristi0@att.net To: commission@knoxmpc.org Wed, Oct, at :0 PM Dear Commissioners, I am a resident in a development near this intersection and will be directly affected by commercial development of this property. These are very busy roads. We do not need all the additional traffic that Dollar General would bring to the area. Also, there are plenty of other stores less than minutes away on Middlebrook Pike so Dollar General is not bringing anything new to the area or meeting the needs of any residents in the area. Plus, there is a school bus stop at this intersection so more traffic will make it more dangerous for children getting on and off the bus. Please take this into consideration. Thank you. K. Davis -- This message was directed to commission@knoxmpc.org https://mail.google.com/mail/u/0/?ui=&ik=cec&view=pt&search=inbox&th=... MPC October, Agenda 0// Item #