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Staff Recommendation

Approve the MDR (Medium Density Residential) land use classification because it will provide a buffer between more intensive commercial uses and low-density residential uses.

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The HP (Hillside Protection) designation would 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 have been no apparent changes to the roads or utilities in this area since the adoption of the 2007 West City Sector Plan.

AN OBVIOUS OR SIGNIFICANT ERROR OR OMISSION IN THE PLAN:
1. There are no apparent errors or omissions in the sector plan with regard to the subject property. However, the requested MDR classification will provide a buffer between the MU-SD MU-WC-1 (Mixed Use - Special District, Bearden Village) classification to the west that allows intense commercial uses within the Western Plaza strip mall and the LDR (Low Density Residential) classification to the east that is characterized by a single-family residential neighborhood.

CHANGES IN GOVERNMENT POLICY, SUCH AS A DECISION TO CONCENTRATE DEVELOPMENT IN CERTAIN AREAS.
1. There are no known changes in government policy pertaining to this area.

TRENDS IN DEVELOPMENT, POPULATION OR TRAFFIC THAT WARRANT RECONSIDERATION OF THE ORIGINAL PLAN PROPOSAL:
1. The subject parcels are located within the northwest side of the Kingston Pike-Sequoyah Hills Association where the LDR and MU-SD MU-WC-1 land use classifications establish the edge between a commercial development and a residential neighborhood. While the neighborhood has retained its low-density residential character over the years, there have been several commercial developments along the Kingston Pike corridor within the Bearden Village Mixed Use Special District. For example, the Western Plaza has experienced major redevelopments between 2016-2019 that included construction of a three-story commercial and office building on the west side of the subject parcel. The MDR classification will work as a transitional area between the intense commercial uses and the residential uses.

OTHER CONSIDERATIONS:
1. The property meets the location criteria of the MDR classification. It is located on a major arterial street served by sidewalks with a nearby transit route, has less than 15% slope for almost its entirety, works as transitional areas between more intensive non-residential uses and low density residential neighborhoods, and is within a mile of public activity centers, including West High and Sequoyah Elementary schools, Third Creek Greenway, Third Creek Greenway Park, UT RecSports Complex, and numerous community-serving commercial amenities.