General Conditions:

1. Meeting all relevant requirements of Knoxville City Engineering and Knox County Engineering and Public Works, as appropriate.
2. Meeting all relevant requirements of the Knoxville Zoning Ordinance.
3. Connection to sanitary sewer and meeting other relevant requirements of the Knox County Health Department.

Conditions for the Single-family and Townhouse Residential Area:

1. A perimeter open space plan shall be provided for the MPC Executive Director?s approval in writing. The plan shall, at minimum, provide information necessary to determine that tress over 10? DBH are protected to the extent reasonably possible, that the blue line stream is protected, and that a walking trail is designed as an integral part of the perimeter greenway.
2. Park spaces within the single-family and townhouse residential areas shall be appropriately designed, with appropriate protection of existing landscape features which are incorporated in the design. Small playgrounds/tot lots should be provided within portions of the park areas within a reasonable distance of each house.
3. Orientation of housing: as a more detailed housing plan is developed, the orientation of the front doors of townhouses and single-family detached housing should generally be toward the park, squares and boulevards.
4. The number of townhouses and single-family detached housing should not exceed the numbers listed in the schedule of accommodations in the development plan.
5. A housing plan map showing a more detailed layout of the single-family and townhouse residential areas, including build-to lines, shall be submitted for the MPC Executive Director?s approval in writing.
6. Documentation of any required approval from the appropriate State or local agency of appropriate protection, use or other treatment of such environmental resources as streams, springs and sink holes.
7. Approval of this use on review application does not constitute approval of a subdivision concept plan. A subdivision concept plan will be required. A revised use on review application may be required by the MPC Executive Director if the proposed concept plan varies significantly from the conditions of this approval.

Conditions for the Mixed-use Core and Apartment Area:

1. The height restrictions of the Scenic Highway Act shall apply (limiting buildings within 1000 feet of Northshore and Pellissippi Parkway to a 35 ft. elevation above the surface of the elevation of those highways).
2. Detailed operational standards shall be approved by the MPC Executive Director in writing for mixed use areas. This shall acknowledge that the parking for the retail, restaurant, office and cinema uses shall be shared with no reserved spaces for those uses.
3. Provisions regarding refuse disposal, sound reduction between elevations and walls of buildings and lighting intensity shall be submitted for approval of appropriate city and the MPC Executive Director in writing.
4. Signs: the design of the monument sign shall be approved by the MPC Executive Director in writing (the provision of a directory sign at the periphery of the property is not recognized in the TC-1 zone). The dimensions of the other signs shall be approved by MPC Executive Director in writing.
5. Parks, plazas and similar spaces: detailed plans, depicting the landscape and improvements, shall be approved by the MPC Executive Director in writing.
6. Parking: the developer shall provide documentation that the shared parking model has been used in comparable situations, demonstrating the efficiency of the proposed system. All residential units within this area will be provided ?non-shared parking.?
7. Walkways: a connection should be created from the residential road to the theater court. The development should include a continuous walkway encircling the lake/detention basin to the extent reasonably possible.
8. Build-to and yard dimensions shall be outlined and approved by the MPC Executive Director in writing.
9. The total number of square feet of retail, office, restaurant and related commercial uses shall not exceed that listed in the schedule of accommodations in the development plan. The total number of apartment units (including those above commercial use) shall not exceed 450 units.
10. Documentation of any required approval from the appropriate State or local agency of appropriate protection, use or other treatment of such environmental resources as streams, springs and sink holes.
11. Prior to issuance of building permits for the mixed-use core and apartment area, construction plans showing compliance with these conditions shall be submitted to the MPC Executive Director in writing.

Transportation Conditions:

1. Obtaining all applicable permits from the Tennessee Department of Transportation for the proposed entrances and intersection improvements.
2. Obtaining all applicable permits from the Federal Highway Administration for any modifications to the 1-140 interchange ramp system at Northshore Drive.
3. Access to Northshore Drive from this development shall be limited to the two proposed access drives as shown on the current conceptual plan.
4. Providing signalization at the Northshore Drive / 1-140 northbound ramps intersection at such time as warrants are met to the satisfaction of the Tennessee Department of Transportation.
5. Providing signalization at the access drives (eastern and western) to this development at such time as warrants are met to the satisfaction of the Tennessee Department of Transportation.
6. The new traffic signals shall be coordinated with one another and the existing signal at the Northshore Drive /1-140 southbound ramp intersection. The signal design and hardware shall meet all requirements of the City of Knoxville Engineering Department.
7. Constructing a westbound right turn lane and an eastbound left turn lane on Northshore Drive at the development?s proposed eastern access prior to opening the development. The turn lanes should be of sufficient length so as not to be blocked by queuing through traffic.
8. Constructing a westbound right turn lane and an eastbound left turn lane on Northshore Drive at the development?s proposed western access in conjunction with the construction of the residential phase of the development. The turn lanes should be of sufficient length so as not to be blocked by queuing through traffic.
9. Constructing an additional eastbound left turn lane on Northshore Drive at the 1-140 northbound ramp intersection and widening the northbound on-ramp to accommodate an additional lane prior to completing 50% of the retail portion of the development.
10. The designs of any turn lanes or other modifications to any state routes shall require approval by the Tennessee Department of Transportation.

Please note: Materials submitted to MPC to satisfy the conditions and MPC staff action on those submittals will become part of the development plan, along with the original development materials submitted on February 9, 2004, and the addendum and substitute/additional pages submitted on March 4, 2004.

Staff Recommendation

APPROVE the use on review request for TC-1 development at this location, subject to the following conditions:

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General Conditions:

1. Meeting all relevant requirements of Knoxville City Engineering and Knox County Engineering and Public Works, as appropriate.
2. Meeting all relevant requirements of the Knoxville Zoning Ordinance.
3. Connection to sanitary sewer and meeting other relevant requirements of the Knox County Health Department.

Conditions for the Single-family and Townhouse Residential Area:

1. A perimeter open space plan shall be provided for the MPC Executive Director?s approval in writing. The plan shall, at minimum, provide information necessary to determine that tress over 10? DBH are protected to the extent reasonably possible, that the blue line stream is protected, and that a walking trail is designed as an integral part of the perimeter greenway.
2. Park spaces within the single-family and townhouse residential areas shall be appropriately designed, with appropriate protection of existing landscape features which are incorporated in the design. Small playgrounds/tot lots should be provided within portions of the park areas within a reasonable distance of each house.
3. Orientation of housing: as a more detailed housing plan is developed, the orientation of the front doors of townhouses and single-family detached housing should generally be toward the park, squares and boulevards.
4. The number of townhouses and single-family detached housing should not exceed the numbers listed in the schedule of accommodations in the development plan.
5. A housing plan map showing a more detailed layout of the single-family and townhouse residential areas, including build-to lines, shall be submitted for the MPC Executive Director?s approval in writing.
6. Documentation of any required approval from the appropriate State or local agency of appropriate protection, use or other treatment of such environmental resources as streams, springs and sink holes.
7. Approval of this use on review application does not constitute approval of a subdivision concept plan. A subdivision concept plan will be required. A revised use on review application may be required by the MPC Executive Director if the proposed concept plan varies significantly from the conditions of this approval.

Conditions for the Mixed-use Core and Apartment Area:

1. The height restrictions of the Scenic Highway Act shall apply (limiting buildings within 1000 feet of Northshore and Pellissippi Parkway to a 35 ft. elevation above the surface of the elevation of those highways).
2. Detailed operational standards shall be approved by the MPC Executive Director in writing for mixed use areas. This shall acknowledge that the parking for the retail, restaurant, office and cinema uses shall be shared with no reserved spaces for those uses.
3. Provisions regarding refuse disposal, sound reduction between elevations and walls of buildings and lighting intensity shall be submitted for approval of appropriate city and the MPC Executive Director in writing.
4. Signs: the design of the monument sign shall be approved by the MPC Executive Director in writing (the provision of a directory sign at the periphery of the property is not recognized in the TC-1 zone). The dimensions of the other signs shall be approved by MPC Executive Director in writing.
5. Parks, plazas and similar spaces: detailed plans, depicting the landscape and improvements, shall be approved by the MPC Executive Director in writing.
6. Parking: the developer shall provide documentation that the shared parking model has been used in comparable situations, demonstrating the efficiency of the proposed system. All residential units within this area will be provided ?non-shared parking.?
7. Walkways: a connection should be created from the residential road to the theater court. The development should include a continuous walkway encircling the lake/detention basin to the extent reasonably possible.
8. Build-to and yard dimensions shall be outlined and approved by the MPC Executive Director in writing.
9. The total number of square feet of retail, office, restaurant and related commercial uses shall not exceed that listed in the schedule of accommodations in the development plan. The total number of apartment units (including those above commercial use) shall not exceed 450 units.
10. Documentation of any required approval from the appropriate State or local agency of appropriate protection, use or other treatment of such environmental resources as streams, springs and sink holes.
11. Prior to issuance of building permits for the mixed-use core and apartment area, construction plans showing compliance with these conditions shall be submitted to the MPC Executive Director in writing.

Transportation Conditions:

1. Obtaining all applicable permits from the Tennessee Department of Transportation for the proposed entrances and intersection improvements.
2. Obtaining all applicable permits from the Federal Highway Administration for any modifications to the 1-140 interchange ramp system at Northshore Drive.
3. Access to Northshore Drive from this development shall be limited to the two proposed access drives as shown on the current conceptual plan.
4. Providing signalization at the Northshore Drive / 1-140 northbound ramps intersection at such time as warrants are met to the satisfaction of the Tennessee Department of Transportation.
5. Providing signalization at the access drives (eastern and western) to this development at such time as warrants are met to the satisfaction of the Tennessee Department of Transportation.
6. The new traffic signals shall be coordinated with one another and the existing signal at the Northshore Drive /1-140 southbound ramp intersection. The signal design and hardware shall meet all requirements of the City of Knoxville Engineering Department.
7. Constructing a westbound right turn lane and an eastbound left turn lane on Northshore Drive at the development?s proposed eastern access prior to opening the development. The turn lanes should be of sufficient length so as not to be blocked by queuing through traffic.
8. Constructing a westbound right turn lane and an eastbound left turn lane on Northshore Drive at the development?s proposed western access in conjunction with the construction of the residential phase of the development. The turn lanes should be of sufficient length so as not to be blocked by queuing through traffic.
9. Constructing an additional eastbound left turn lane on Northshore Drive at the 1-140 northbound ramp intersection and widening the northbound on-ramp to accommodate an additional lane prior to completing 50% of the retail portion of the development.
10. The designs of any turn lanes or other modifications to any state routes shall require approval by the Tennessee Department of Transportation.

Please note: Materials submitted to MPC to satisfy the conditions and MPC staff action on those submittals will become part of the development plan, along with the original development materials submitted on February 9, 2004, and the addendum and substitute/additional pages submitted on March 4, 2004.

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Disposition Summary

APPROVE the use on review request for TC-1 development at this location, subject to the following conditions:

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Details of Action

General Conditions:

1. Meeting all relevant requirements of Knoxville City Engineering and Knox County Engineering and Public Works, as appropriate.
2. Meeting all relevant requirements of the Knoxville Zoning Ordinance.
3. Connection to sanitary sewer and meeting other relevant requirements of the Knox County Health Department.

Conditions for the Single-family and Townhouse Residential Area:

1. A perimeter open space plan shall be provided for the MPC Executive Director?s approval in writing. The plan shall, at minimum, provide information necessary to determine that tress over 10? DBH are protected to the extent reasonably possible, that the blue line stream is protected, and that a walking trail is designed as an integral part of the perimeter greenway.
2. Park spaces within the single-family and townhouse residential areas shall be appropriately designed, with appropriate protection of existing landscape features which are incorporated in the design. Small playgrounds/tot lots should be provided within portions of the park areas within a reasonable distance of each house.
3. Orientation of housing: as a more detailed housing plan is developed, the orientation of the front doors of townhouses and single-family detached housing should generally be toward the park, squares and boulevards.
4. The number of townhouses and single-family detached housing should not exceed the numbers listed in the schedule of accommodations in the development plan.
5. A housing plan map showing a more detailed layout of the single-family and townhouse residential areas, including build-to lines, shall be submitted for the MPC Executive Director?s approval in writing.
6. Documentation of any required approval from the appropriate State or local agency of appropriate protection, use or other treatment of such environmental resources as streams, springs and sink holes.
7. Approval of this use on review application does not constitute approval of a subdivision concept plan. A subdivision concept plan will be required. A revised use on review application may be required by the MPC Executive Director if the proposed concept plan varies significantly from the conditions of this approval.

Conditions for the Mixed-use Core and Apartment Area:

1. The height restrictions of the Scenic Highway Act shall apply (limiting buildings within 1000 feet of Northshore and Pellissippi Parkway to a 35 ft. elevation above the surface of the elevation of those highways).
2. Detailed operational standards shall be approved by the MPC Executive Director in writing for mixed use areas. This shall acknowledge that the parking for the retail, restaurant, office and cinema uses shall be shared with no reserved spaces for those uses.
3. Provisions regarding refuse disposal, sound reduction between elevations and walls of buildings and lighting intensity shall be submitted for approval of appropriate city and the MPC Executive Director in writing.
4. Signs: the design of the monument sign shall be approved by the MPC Executive Director in writing (the provision of a directory sign at the periphery of the property is not recognized in the TC-1 zone). The dimensions of the other signs shall be approved by MPC Executive Director in writing.
5. Parks, plazas and similar spaces: detailed plans, depicting the landscape and improvements, shall be approved by the MPC Executive Director in writing.
6. Parking: the developer shall provide documentation that the shared parking model has been used in comparable situations, demonstrating the efficiency of the proposed system. All residential units within this area will be provided ?non-shared parking.?
7. Walkways: a connection should be created from the residential road to the theater court. The development should include a continuous walkway encircling the lake/detention basin to the extent reasonably possible.
8. Build-to and yard dimensions shall be outlined and approved by the MPC Executive Director in writing.
9. The total number of square feet of retail, office, restaurant and related commercial uses shall not exceed that listed in the schedule of accommodations in the development plan. The total number of apartment units (including those above commercial use) shall not exceed 450 units.
10. Documentation of any required approval from the appropriate State or local agency of appropriate protection, use or other treatment of such environmental resources as streams, springs and sink holes.
11. Prior to issuance of building permits for the mixed-use core and apartment area, construction plans showing compliance with these conditions shall be submitted to the MPC Executive Director in writing.

Transportation Conditions:

1. Obtaining all applicable permits from the Tennessee Department of Transportation for the proposed entrances and intersection improvements.
2. Obtaining all applicable permits from the Federal Highway Administration for any modifications to the 1-140 interchange ramp system at Northshore Drive.
3. Access to Northshore Drive from this development shall be limited to the two proposed access drives as shown on the current conceptual plan.
4. Providing signalization at the Northshore Drive / 1-140 northbound ramps intersection at such time as warrants are met to the satisfaction of the Tennessee Department of Transportation.
5. Providing signalization at the access drives (eastern and western) to this development at such time as warrants are met to the satisfaction of the Tennessee Department of Transportation.
6. The new traffic signals shall be coordinated with one another and the existing signal at the Northshore Drive /1-140 southbound ramp intersection. The signal design and hardware shall meet all requirements of the City of Knoxville Engineering Department.
7. Constructing a westbound right turn lane and an eastbound left turn lane on Northshore Drive at the development?s proposed eastern access prior to opening the development. The turn lanes should be of sufficient length so as not to be blocked by queuing through traffic.
8. Constructing a westbound right turn lane and an eastbound left turn lane on Northshore Drive at the development?s proposed western access in conjunction with the construction of the residential phase of the development. The turn lanes should be of sufficient length so as not to be blocked by queuing through traffic.
9. Constructing an additional eastbound left turn lane on Northshore Drive at the 1-140 northbound ramp intersection and widening the northbound on-ramp to accommodate an additional lane prior to completing 50% of the retail portion of the development.
10. The designs of any turn lanes or other modifications to any state routes shall require approval by the Tennessee Department of Transportation.

Please note: Materials submitted to MPC to satisfy the conditions and MPC staff action on those submittals will become part of the development plan, along with the original development materials submitted on February 9, 2004, and the addendum and substitute/additional pages submitted on March 4, 2004.