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Everett Road, new storage center before FMPC


Construction of a center turn lane on Kingston Pike at Everett Road intersection near Little Turkey Creek is anticipated to start sometime in spring or early summer 2009.

The plan, which also includes widening of the existing four lanes of Kingston Pike at a 700-foot stretch where the center turn lane would be constructed, received unanimous approval from Farragut Municipal Planning Commission.

The 8-0 vote (Commissioner Dorothy “Dot” LaMarche absent) highlighted FMPC’s Thursday, April 17 meeting in Town Hall.

Other issues addressed included a workshop concerning rezoning property off Kingston Pike between North Fork Turkey Creek and Farragut High School at the request of a “high clientele” storage company seeking to a new location. (More about this later in the story).

As for needing a center turn lane at Everett Road, Town engineer Darryl Smith said, “With all the growth and development we’ve had over the years with Fox Run and Saddleridge and the other subdivisions up there, it’s very difficult to pull out of Everett Road onto Kingston Pike, and vice-versa.”

Plans include widening the viaduct over Little Turkey Creek “and try to bring that up to standards, and would include sidewalks, curb and gutter,” Smith said.

Smith said the project would extend “from about 200 feet east of Way Station Trails to about 500 feet east of Everett Road, and will have curb, gutter and sidewalks on both sides.”

Working with Tennessee Department of Transportation, Smith said, “The understanding has been if we widen the bridge and do the grading, T-DOT will do the rest of the work. Widening the bridge is a pretty expensive piece of work in itself.”

Smith said the viaduct would be widened “about 18 feet on either side … to include everything we need,” while all four lanes of Kingston Pike would be widened from 11 to 12 feet. The center turn lane also would be 12 feet.

Saying plans have been submitted for TDOT approval, Smith added, “We anticipate having final right-of-way plans probably within the next month or so.

“We’d like to see a [bid] letting date for this project probably in the spring of next year,” Smith added.

Smith emphasized the town “wants to include” a traffic signal at the intersection, “But T-DOT has not yet given us permission to include a signal” based on failing to meet traffic warrant requirements such as necessary traffic volume.

However, “I think it’s a reasonable expectation that if there’s a center turn lane constructed there, there’s going to be a lot more traffic at that intersection,” Smith said. “I’m certain it will meet warrants.”

Sidewalks would be extended onto Everett Road’s east side up to St. Andrews at Fox Run. “At some point we will also extend, as a separate project, from St. Andrews up to Union Road to join the sidewalk from Union Road to points north,” Smith said.

Smith said “some utility work” would be required and handled through TDOT.

STORAGE FACILITY

Representatives of Security Central Storage, which would be the fourth of its kind owned by developer H. Craig Allen of Knox County, were seeking rezoning of 16.27 acres adjacent to FHS and near Kingston Pike from R-2, O-1, C-1, and FPD to FPD and Planned Commercial District, to allow for the facility.

The issue was a workshop item to be voted on next month pending further information being acquired by FMPC about its three facilities.

Doris Allen, a Knoxville attorney who is married to the owner, told FMPC the facility would be “high end,” serving “high income clientele, not conducive to break-ins” with “a brick veneer exterior very similar to office design in terms of the external appearance.

“And also, most of our facilities are designed so that they can be converted to office, at least with respect to the main building,” Allen, pictured above with rendering, added.

The attorney said the property in question should be commercial and not “high-end residential given the surrounding area,” which includes noise and lighting coming from Bill Clabo Field, the FHS stadium, and John Heatherly Field, the FHS baseball facility.

“The lights are way up in the air and shine down on the property,” Allen said. “People will not like the noise.”

As for other commercial use, Allen said very few businesses other than storage “could be this far back off of the main street [Kingston Pike] and be successful.”

Allen also said this storage facility is superior commercially because of limited in-out traffic — “between twenty and thirty trips a day” — and limited access with codes required to enter and “video surveillance” and “fencing around the

property.”

“And you don’t have to have much parking,” Allen added. “Very few vehicles there at the same time.”

Accessing the business from Kingston Pike prompted one suggestion to make the proposed entrance-exit there right-in, right-out. Allen said the proposed facility would need its own new access onto Kingston Pike, and would request full access in both directions, in and out, that also would serve as an entrance-exit for the new Village Veterinary Clinic, to be located west of the current vet clinic.

With traffic signals nearby in both directions that would include an additional outlet/traffic signal for the new Kroger complex, Commission chair Robert “Bob Hill said, “It’s going to be difficult to make those left turns.”

Hill also expressed concern that because storage facilities do not do business “with the public in-and-out [that] sold merchandise,” it was therefore not suitable for a PCD-zoned area. However, “You found a loophole … and so you’re here,” Hill added.

The chairman agreed that noise makes the property atypical for Farragut residential

zoning.

In the future, if Farragut’s Security Central Storage becomes a reality, Allen proposed an office facility as part of the company’s phase three development, which would involve “paper” and “records” type storage that would increase traffic to “around a hundred trips a day — still less intensive than other retail operations.”

The development would include an “eight-foot asphalt” walkway adjacent to the facility and trails tying in Kingston Pike and Campbell Station Road.

Allen said the largest storage units could hold a small boat. Various Commissioners expres-sed encouragement when Allen promised no outside storage.

Concerns also were expressed about an aquatic buffer line, with Allen saying the development would leave “about three-and-a-half acres of open space … six acres total down at that front portion of the property, including open spaces, that won’t have any development on it.”

Walkways “will connect eventually with the park planned by the town of Farragut” while “the natural environment, including trees, flood plains, wetlands, endangered species” would be maintained, Allen added.

Allen also said grading to prepare the property would be less intensive than a typical residential development.

Town staff rejected the rezoning, stating in its official recommendations report: “this property is not visible from Kingston Pike or Campbell Station Road, therefore it is not appropriate to zone it commercial,” adding that “mini-warehouses were … not compatible with the type of commercial development the town wanted to see along Kingston Pike, Campbell Station Road and Watt Road.”

The proposed Farragut location would join sister locations at 6002 Kingston Pike, Western Avenue and in Nashville.

Mike Knapp, a biology teacher at FHS, spoke against the facility while advocating the property be preserved due to its ecological value “for the purpose of education.” He also expressed concerns about how any development “might impact that

creek.”

 

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