Disposition Summary

Deny the SWMUD II (South Waterfront Mixed Use District Type 2) land use classification because the property is not part of the South Waterfront Vision Plan. The HP (Hillside Protection) area will be retained.

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Staff Recommendation

Deny the SWMUD II (South Waterfront Mixed Use District Type 2) land use classification because the property is not part of the South Waterfront Vision Plan. The HP (Hillside Protection) area will be retained.

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PURSUANT TO THE GENERAL PLAN, PLANNING FRAMEWORK CHAPTER, THE PLANNING COMMISSION RESERVES THE AUTHORITY TO RECOMMEND LAND USE PLAN CHANGES BASED ON SUBSTANTIALLY CHANGED CONDITIONS. SUBSTANTIALLY CHANGED CONDITIONS INCLUDE (may meet any of these):

INTRODUCTION OF SIGNIFICANT NEW ROADS OR UTILITIES THAT WERE NOT ANTICIPATED IN THE PLAN AND MAKE DEVELOPMENT MORE FEASIBLE:
1. There are no capital improvements planned along this section of Davenport Road or on intersecting streets surrounding the property. Streetscape and utility improvements to Sevier Avenue 1/3 of a mile to the north are ongoing.

AN OBVIOUS OR SIGNIFICANT ERROR OR OMISSION IN THE PLAN:
1. The subject property is not included in the boundaries of the South Waterfront Vision Plan, which resulted in the SWMUD II (South Waterfront Mixed Use District Type 2) land use designation. The SWMUD II designation is intended to be a phase two extension of SWMUD I, which is tied to the form-based code along the south shoreline of the Tennessee River. The form-based code permits intensive building forms and emphasizes design over prescribing specific uses on a property. SWMUD II is not tied to the form-based code and instead provides development flexibility by permitting consideration of a wide array of zoning districts, more than any other land use classification, including the C-G (General Commercial) and I-G (General Industrial) zones. SWMUD II anticipates more intensive development being made feasible with infrastructure improvements and growing amenities stemming from development created under the form-based code. Extending such a broad and intensive land use classification to a property that was not studied in the South Waterfront Vision Plan would be an inappropriate extension, especially considering the stable and built out single-family residential context in which the property is located.
2. The existing LDR (Low Density Residential) land use classification reflects established development in the area and is not the result of an error or omission in the South City Sector Plan. The HP (Hillside Protection) area reflects the steep slopes on the property and in the general area, and this designation will remain with the property.

CHANGES IN GOVERNMENT POLICY, SUCH AS A DECISION TO CONCENTRATE DEVELOPMENT IN CERTAIN AREAS.
1. There have been no recent changes in government policy pertaining to a heightened concentration of development in this area outside the boundaries of the South Waterfront Vision Plan.

TRENDS IN DEVELOPMENT, POPULATION OR TRAFFIC THAT WARRANT RECONSIDERATION OF THE ORIGINAL PLAN PROPOSAL:
1. There are no development trends in the immediate vicinity that warrant a reconsideration of the existing LDR (Low Density Residential) land use designation, which surrounds this property on all sides. There is no transit service available at this location.