Approve MDR/O (Medium density Residential/Office) land use classification because it provides a transition of land use intensities and is supported by local residential amenities. The SP (Stream Protection) area would be retained.

Disposition Summary

Approve MDR/O (Medium density Residential/Office) land use classification because it provides a transition of land use intensities and is supported by local residential amenities. The SP (Stream Protection) area would be retained.

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Details of Action

Approve MDR/O (Medium density Residential/Office) land use classification because it provides a transition of land use intensities and is supported by local residential amenities. The SP (Stream Protection) area would be retained.

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Staff Recommendation

Approve the MDR (Medium Density Residential) land use classification because it provides a transition of land use intensities and is supported by local residential amenities.The SP (Stream Protection) area would be retained.

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SECTOR PLAN AMENDMENT REQUIREMENTS FROM GENERAL PLAN (May meet any one of these):

CHANGES OF CONDITIONS WARRANTING AMENDMENT OF THE LAND USE PLAN:
1. This property is located at the edge of the Alice Bell/ Springhill neighborhood association, in an area that has experienced significant commercial and single-family residential development. Around 2007, a Walmart big box store was expanded to the northwest where there has been substantial commercial infill development as well. The residential subdivisions of Clear Spring Plantation and Highlands at Clear Spring continue to be developed to the northeast, and the Springhill Villas subdivision is being completed to the south.
2. The subject property is in a more secluded segment of Loves Creek Road, where the wooded Loves Creek Greenway Trail across the street leads to Spring Place Park southeast of the parcel. The property is bordered on three sides by right-of-way, limiting future adjacent development. Interstate 640 runs along the western side with a forest buffer in between. To the north is Buffat Mill Road, and Loves Creek Road forms the eastern edge.
3. The subject property is historically significant as the site of Alfred Buffat's homestead, after whom Buffat Mill Road is named. The home, known as The Maples, was first built in 1867 and is listed on the National Register of Historic Places. Any demolition request is subject to review by staff's Historic Preservation Planner per Chapter 6, Article II, Section 6-32.105.1.1 of the City Code.
4. Given changes in surrounding development as well as the secluded context and historic integrity of the subject property, staff recommend a land use amendment in the Northeast County Sector Plan from the O (Office) classification to MDR (Medium Density Residential). The MDR designation reflects the property's location as a transition between a large commercial node to the northwest and single-family residential development to the northeast, southeast and southwest. The applicant requested the MDR/O (Medium Density Residential/Office) classification, which permits consideration of office and high-intensity residential zoning like the RN-6 (Multifamily Residential Neighborhood) district. The less intensive MDR designation aligns with the property's current RN-4 (General Residential Neighborhood) district and, at most, permits townhouses and small-scale multifamily development through Special Use review by the Planning Commission.

INTRODUCTION OF SIGNIFICANT NEW ROADS OR UTILITIES THAT WERE NOT ANTICIPATED IN THE PLAN AND MAKE DEVELOPMENT MORE FEASIBLE:
1. This property is directly accessible via two major collector streets, and it is a short drive from an onramp to Interstate 640. It is also less than .25 mile from transit, which will remain in service after the implementation of the Knoxville Area Transit Reimagined network plan in 2024. This traffic infrastructure can support MDR development on this 5.38-acre parcel.
2. This property is in an urbanized area where there is ample utility capacity for more residential development.

AN OBVIOUS OR SIGNIFICANT ERROR OR OMISSION IN THE PLAN:
1. The O land use classification on the site is not necessarily the result of an error in the Northeast County Sector Plan. However, MDR could have been considered here as a buffer between the GC (General Commercial) and O land use designations to the northwest and LDR (Low Density Residential) land uses on all other sides. This property is in an appropriate location for residential development, given the recreational amenities of the park and greenway trail, which is planned to be expanded. The property is also walking distance to a major retail hub where there is a bus stop within walking distance.
2. This property is historically residential, with stream considerations along its west and northeast borders. These conditions are more conducive to the residential districts permitted in the MDR classification rather than the O land use, which only permits the O (Office) and OP (Office Park) zoning districts, which have no impervious limitations.

TRENDS IN DEVELOPMENT, POPULATION OR TRAFFIC THAT WARRANT RECONSIDERATION OF THE ORIGINAL PLAN PROPOSAL:
1. As stated, there have been significant and ongoing residential, commercial and recreational developments over the past 16 years in this area, which warrants consideration of the MDR land use classification on this lot. More residential development is supported by close proximity commercial, recreational and transit offerings, and the MDR land use is appropriate considering the property's transitional location between land use intensities.