1. No clearing or grading of the site may be permitted until after the approval of a conceptual master plan as a use on review development plan by MPC.
2. Landscaping shall at a minimum include the following:
? Street trees adjacent to all streets and roads, including internal streets/roads/access routes planted at a ratio of 1 large maturing tree per 40 feet of street/road/access route frontage. Trees shall be a minimum of 1 ? inch caliper at planting and shall be planted in a minimum 10 foot wide planting strip. The planting strip shall be mulched and/or planted with a ground cover. Parking areas abutting any street/road/access route shall include a continuous row of shrubs within the planting strip.
? Within parking areas, all parking rows with 20 or more spaces shall have a terminating island planted with a minimum of 1 large maturing tree, minimum 1 ? inch caliper at planting. The terminating island shall be a minimum of 120 square feet for each parking row. Islands may be combined for double parking rows, resulting in a terminal island with a minimum area of two hundred forty (240.0) square feet
? A perimeter screening area at least fifteen (15.0) feet wide, measured from the edge of the parking lot to the property line or, if utilities exist, to the utility maintenance zone shall be provided between the parking lot and any adjacent residential and/or agricultural zoning district. Such perimeter screening area shall be planted with a minimum of four (4) evergreen trees, three (3) deciduous trees, and fourteen (14) shrubs for every one hundred (100.0) linear feet. A minimum of fifty (50) percent of the shrubs shall be evergreen. All trees shall be large maturing, deciduous trees having a minimum 1 ? inch caliper at planting and evergreen trees shall have a minimum height of 6 feet (measured from the ground to the top of the tree when planted) at planting. Locations requiring such perimeter screening area shall include the southwest property lines of parcels 33.01 and 33.02 and the southeast property line of parcel 33.02 adjacent to Ball Camp Pike.
3. No access to Ball Camp Pike shall be permitted, unless approved by the Knox County Department of Engineering and Public Works as part of the plan review and approval process.
4. After use on review approval of the conceptual master plan is granted by MPC, then individual sites or phases of the development may be approved administratively by MPC staff. MPC staff will be have 30 days to complete the review from the date of submission. MPC staff reserves the right to require MPC approval at a public hearing, if the individual proposal is substantially inconsistent with the approved master plan or if the intensity of the use is greater than what is reflected on the approved master plan. No additional lots/outparcels may be created beyond what is shown on the approved master plan, but the combination of lots, reducing the overall number of lots, will be permissible. Each individual site development plan shall depict proposed building elevations, specific use(s), parking and access points, as well as a detailed landscape plan showing street trees, parking lot landscaping and peripheral landscaping, subject to the above landscaping guidelines stated in condition #2 above.

Staff Recommendation

RECOMMEND that County Commission APPROVE CA (General Business) zoning for the area depicted on the attached 'MPC Staff Recommendation' map, subject to 4 conditions.

---

1. No clearing or grading of the site may be permitted until after the approval of a conceptual master plan as a use on review development plan by MPC.
2. Landscaping shall at a minimum include the following:
? Street trees adjacent to all streets and roads, including internal streets/roads/access routes planted at a ratio of 1 large maturing tree per 40 feet of street/road/access route frontage. Trees shall be a minimum of 1 ? inch caliper at planting and shall be planted in a minimum 10 foot wide planting strip. The planting strip shall be mulched and/or planted with a ground cover. Parking areas abutting any street/road/access route shall include a continuous row of shrubs within the planting strip.
? Within parking areas, all parking rows with 20 or more spaces shall have a terminating island planted with a minimum of 1 large maturing tree, minimum 1 ? inch caliper at planting. The terminating island shall be a minimum of 120 square feet for each parking row. Islands may be combined for double parking rows, resulting in a terminal island with a minimum area of two hundred forty (240.0) square feet
? A perimeter screening area at least fifteen (15.0) feet wide, measured from the edge of the parking lot to the property line or, if utilities exist, to the utility maintenance zone shall be provided between the parking lot and any adjacent residential and/or agricultural zoning district. Such perimeter screening area shall be planted with a minimum of four (4) evergreen trees, three (3) deciduous trees, and fourteen (14) shrubs for every one hundred (100.0) linear feet. A minimum of fifty (50) percent of the shrubs shall be evergreen. All trees shall be large maturing, deciduous trees having a minimum 1 ? inch caliper at planting and evergreen trees shall have a minimum height of 6 feet (measured from the ground to the top of the tree when planted) at planting. Locations requiring such perimeter screening area shall include the southwest property lines of parcels 33.01 and 33.02 and the southeast property line of parcel 33.02 adjacent to Ball Camp Pike and adjacent to Schaad Rd., south of Ball Camp Pike.
3. No access to Ball Camp Pike shall be permitted, unless approved by the Knox County Department of Engineering and Public Works as part of the plan review and approval process.
4. After use on review approval of the conceptual master plan is granted by MPC, then individual sites or phases of the development may be approved administratively by MPC staff. MPC staff will be have 30 days to complete the review from the date of submission. MPC staff reserves the right to require MPC approval at a public hearing, if the individual proposal is substantially inconsistent with the approved master plan or if the intensity of the use is greater than what is reflected on the approved master plan. No additional lots/outparcels may be created beyond what is shown on the approved master plan, but the combination of lots, reducing the overall number of lots, will be permissible. Each individual site development plan shall depict proposed building elevations, specific use(s), parking and access points, as well as a detailed landscape plan showing street trees, parking lot landscaping and peripheral landscaping, subject to the above landscaping guidelines stated in condition #2 above.

With the above recommended conditions, commercial development of the site is appropriate under CA zoning. PC zoning would also be appropriate, without any conditions. The small portion of parcel 33.02 southeast of Schaad Rd., south of Ball Camp Pike is not recommended to be rezoned. Ball Camp Pike is an appropriate stopping point for commercial development heading south on Schaad Rd. Rezoning this area CA would set a precedent that would likely lead to future commercial requests on the adjacent properties to the south, which should be maintained as residential or possibly office. Commercial development along Schaad Rd. needs to be strategically located only at identified commercial nodes, generally at intersections of collector and/or arterial streets. According to Knox County Engineering, Schaad Rd. was intended to be a limited access right-of-way for movement of through traffic, rather than providing access to commercial development.

Commercial use of the subject property, if limited to CA zoning with the recommended conditions, is appropriate for this site. The conditions on the CA zoning are included so that MPC can review a conceptual master plan and address issues such as access and buffering to adjacent residential uses. Condition 1 is included because the site has some existing, mature vegetation and staff would like the opportunity to recommend the preservation of some vegetation, as deemed appropriate for buffering and other aesthetic purposes. CA zoning, without conditions, would allow a wide range of uses with no public review of a plan.

---

Disposition Summary

Recommend the Knox County Commission approve CA (General Business) zoning for the area depicted on the attached 'MPC Recommendation' map, subject to 4 conditions.

---

Details of Action

1. No clearing or grading of the site may be permitted until after the approval of a conceptual master plan as a use on review development plan by MPC.
2. Landscaping shall at a minimum include the following:
? Street trees adjacent to all streets and roads, including internal streets/roads/access routes planted at a ratio of 1 large maturing tree per 40 feet of street/road/access route frontage. Trees shall be a minimum of 1 ? inch caliper at planting and shall be planted in a minimum 10 foot wide planting strip. The planting strip shall be mulched and/or planted with a ground cover. Parking areas abutting any street/road/access route shall include a continuous row of shrubs within the planting strip.
? Within parking areas, all parking rows with 20 or more spaces shall have a terminating island planted with a minimum of 1 large maturing tree, minimum 1 ? inch caliper at planting. The terminating island shall be a minimum of 120 square feet for each parking row. Islands may be combined for double parking rows, resulting in a terminal island with a minimum area of two hundred forty (240.0) square feet
? A perimeter screening area at least fifteen (15.0) feet wide, measured from the edge of the parking lot to the property line or, if utilities exist, to the utility maintenance zone shall be provided between the parking lot and any adjacent residential and/or agricultural zoning district. Such perimeter screening area shall be planted with a minimum of four (4) evergreen trees, three (3) deciduous trees, and fourteen (14) shrubs for every one hundred (100.0) linear feet. A minimum of fifty (50) percent of the shrubs shall be evergreen. All trees shall be large maturing, deciduous trees having a minimum 1 ? inch caliper at planting and evergreen trees shall have a minimum height of 6 feet (measured from the ground to the top of the tree when planted) at planting. Locations requiring such perimeter screening area shall include the southwest property lines of parcels 33.01 and 33.02 and the southeast property line of parcel 33.02 adjacent to Ball Camp Pike.
3. No access to Ball Camp Pike shall be permitted, unless approved by the Knox County Department of Engineering and Public Works as part of the plan review and approval process.
4. After use on review approval of the conceptual master plan is granted by MPC, then individual sites or phases of the development may be approved administratively by MPC staff. MPC staff will be have 30 days to complete the review from the date of submission. MPC staff reserves the right to require MPC approval at a public hearing, if the individual proposal is substantially inconsistent with the approved master plan or if the intensity of the use is greater than what is reflected on the approved master plan. No additional lots/outparcels may be created beyond what is shown on the approved master plan, but the combination of lots, reducing the overall number of lots, will be permissible. Each individual site development plan shall depict proposed building elevations, specific use(s), parking and access points, as well as a detailed landscape plan showing street trees, parking lot landscaping and peripheral landscaping, subject to the above landscaping guidelines stated in condition #2 above.