1. Connection to sanitary sewer and meeting any other relevant requirements of the Knox County Health Department.
2. Obtaining a variance from the Knoxville Board of Zoning Appeals for a reduction in the required parking to a proposed parking standard of 2.5 spaces per 1000 square feet for the entire development.
3. Installation of the recommended improvements and changes to Alcoa Hwy as outlined in the letter to W. Hollis Loveday from Tarren Barrett, dated March 18, 2015 (copy enclosed), subject to approval from the Planning Commission, Knoxville Department of Engineering and the Tennessee Department of Transportation Staff. The feasibility study identified in item 5, shall be submitted to Staff for review prior any development applications being submitted for review under the approved Master Plan. The Planning Commission, Knoxville Department of Engineering and the Tennessee Department of Transportation Staff shall make the determination on whether an acceleration lane will be required and if required when it will have to be installed.
4. A revised Traffic Impact Study (TIS) will be required for any proposed development application for BP-1 staff review that would exceed that development threshold of 600,000 sq. ft. if TDOT has not completed the interchange project at Alcoa Highway and Cherokee Trail/UT Medical Center exit. In the applicants TIS update letter of November 3, 2014, 600,000 sq. ft. of development was identified as the threshold for an undesirable LOS (Level of Service) for the existing access to Alcoa Highway. The development plan for any future applications for development shall include the proposed development square footage and total approved development square footage for the campus (approved projects) to determine if the 600,000 sq. ft. threshold will be met or exceeded.
5. The development plans submitted for staff review shall provide running totals for building square footage and approved parking to verify that adequate parking will be available on the campus.
6. Providing the design plans for the water quality system for the entire subdivision to the Knoxville Department of Engineering for their review and approval prior to obtaining a building permit for this site.
7. The minimum front yard building setback approved for the Master Plan is three (3) feet from the right-of-way of the interior private streets and fifty (50) feet from the right-of-way of Alcoa Hwy.
8. The final plat(s) that will create the lots for the campus need to identify any variances that may be required from the standard utility and drainage easement requirements of the Subdivision Regulations, based on the approved minimum building setbacks.
9. Meeting all applicable requirements of the Knoxville Department of Engineering.
10. Meeting all applicable requirements of the Tennessee Scenic Highway Act.
11. Proposed signage for the development is subject to the approval of Planning Commission staff and Knoxville's Sign Inspector.
12. Meeting all applicable requirements of the Knoxville Zoning Ordinance.
13. Any request to deviate from the approved Master Plan would require a use on review approval from the Planning Commission.

With the conditions noted, the Master Plan meets the requirements for approval of a use on review in the BP-1 district.

Staff Recommendation

APPROVE the Master Plan for the Cherokee Farm Innovation Campus subject to 13 conditions:

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1. Connection to sanitary sewer and meeting any other relevant requirements of the Knox County Health Department.
2. Obtaining a variance from the Knoxville Board of Zoning Appeals for a reduction in the required parking to a proposed parking standard of 2.5 spaces per 1000 square feet for the entire development.
3. Installation of the recommended improvements and changes to Alcoa Hwy as outlined in the letter to W. Hollis Loveday from Tarren Barrett, dated March 18, 2015 (copy enclosed), subject to approval from the Planning Commission, Knoxville Department of Engineering and the Tennessee Department of Transportation Staff. The feasibility study identified in item 5, shall be submitted to Staff for review prior any development applications being submitted for review under the approved Master Plan. The Planning Commission, Knoxville Department of Engineering and the Tennessee Department of Transportation Staff shall make the determination on whether an acceleration lane will be required and if required when it will have to be installed.
4. A revised Traffic Impact Study (TIS) will be required for any proposed development application for BP-1 staff review that would exceed that development threshold of 600,000 sq. ft. if TDOT has not completed the interchange project at Alcoa Highway and Cherokee Trail/UT Medical Center exit. In the applicants TIS update letter of November 3, 2014, 600,000 sq. ft. of development was identified as the threshold for an undesirable LOS (Level of Service) for the existing access to Alcoa Highway. The development plan for any future applications for development shall include the proposed development square footage and total approved development square footage for the campus (approved projects) to determine if the 600,000 sq. ft. threshold will be met or exceeded.
5. The development plans submitted for staff review shall provide running totals for building square footage and approved parking to verify that adequate parking will be available on the campus.
6. Providing the design plans for the water quality system for the entire subdivision to the Knoxville Department of Engineering for their review and approval prior to obtaining a building permit for this site.
7. The minimum front yard building setback approved for the Master Plan is three (3) feet from the right-of-way of the interior private streets and fifty (50) feet from the right-of-way of Alcoa Hwy.
8. The final plat(s) that will create the lots for the campus need to identify any variances that may be required from the standard utility and drainage easement requirements of the Subdivision Regulations, based on the approved minimum building setbacks.
9. Meeting all applicable requirements of the Knoxville Department of Engineering.
10. Meeting all applicable requirements of the Tennessee Scenic Highway Act.
11. Proposed signage for the development is subject to the approval of Planning Commission staff and Knoxville's Sign Inspector.
12. Meeting all applicable requirements of the Knoxville Zoning Ordinance.
13. Any request to deviate from the approved Master Plan would require a use on review approval from the Planning Commission.

With the conditions noted, the Master Plan meets the requirements for approval of a use on review in the BP-1 district.

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Disposition Summary

APPROVE the Master Plan for the Cherokee Farm Innovation Campus subject to 13 conditions:

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Details of Action

1. Connection to sanitary sewer and meeting any other relevant requirements of the Knox County Health Department.
2. Obtaining a variance from the Knoxville Board of Zoning Appeals for a reduction in the required parking to a proposed parking standard of 2.5 spaces per 1000 square feet for the entire development.
3. Installation of the recommended improvements and changes to Alcoa Hwy as outlined in the letter to W. Hollis Loveday from Tarren Barrett, dated March 18, 2015 (copy enclosed), subject to approval from the Planning Commission, Knoxville Department of Engineering and the Tennessee Department of Transportation Staff. The feasibility study identified in item 5, shall be submitted to Staff for review prior any development applications being submitted for review under the approved Master Plan. The Planning Commission, Knoxville Department of Engineering and the Tennessee Department of Transportation Staff shall make the determination on whether an acceleration lane will be required and if required when it will have to be installed.
4. A revised Traffic Impact Study (TIS) will be required for any proposed development application for BP-1 staff review that would exceed that development threshold of 600,000 sq. ft. if TDOT has not completed the interchange project at Alcoa Highway and Cherokee Trail/UT Medical Center exit. In the applicants TIS update letter of November 3, 2014, 600,000 sq. ft. of development was identified as the threshold for an undesirable LOS (Level of Service) for the existing access to Alcoa Highway. The development plan for any future applications for development shall include the proposed development square footage and total approved development square footage for the campus (approved projects) to determine if the 600,000 sq. ft. threshold will be met or exceeded.
5. The development plans submitted for staff review shall provide running totals for building square footage and approved parking to verify that adequate parking will be available on the campus.
6. Providing the design plans for the water quality system for the entire subdivision to the Knoxville Department of Engineering for their review and approval prior to obtaining a building permit for this site.
7. The minimum front yard building setback approved for the Master Plan is three (3) feet from the right-of-way of the interior private streets and fifty (50) feet from the right-of-way of Alcoa Hwy.
8. The final plat(s) that will create the lots for the campus need to identify any variances that may be required from the standard utility and drainage easement requirements of the Subdivision Regulations, based on the approved minimum building setbacks.
9. Meeting all applicable requirements of the Knoxville Department of Engineering.
10. Meeting all applicable requirements of the Tennessee Scenic Highway Act.
11. Proposed signage for the development is subject to the approval of Planning Commission staff and Knoxville's Sign Inspector.
12. Meeting all applicable requirements of the Knoxville Zoning Ordinance.
13. Any request to deviate from the approved Master Plan would require a use on review approval from the Planning Commission.

With the conditions noted, the Master Plan meets the requirements for approval of a use on review in the BP-1 district.