Disposition Summary

Approve the sector plan amendment to the MDR (Medium Density Residential) land use classification because it provides a transition of land use intensity and is supported by local residential amenities.

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Staff Recommendation

Approve the sector plan amendment to the MDR (Medium Density Residential) land use classification because it provides a transition of land use intensity and is supported by local residential amenities.

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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):

TRENDS IN DEVELOPMENT, POPULATION OR TRAFFIC THAT WARRANT RECONSIDERATION OF THE ORIGINAL PLAN PROPOSAL:
1. This property is located at the edge of the Alice Bell/Springhill neighborhood, in an area that has experienced significant commercial and single-family residential development. Around 2007, a Walmart 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 southwest.
2. The subject property is in a more secluded segment of Loves Creek Road that is appropriate for residential development. The wooded Loves Creek Greenway Trail across the Loves Creek Road leads to Spring Place Park southeast of the parcel. The only adjacent property is to the north, and it was recently approved for a sector plan amendment to the MDR/O (Medium Density Residential/Office) classification. That change supports this request for the MDR (Medium Density Residential) classification as a compatible transition of land use intensity.
3. Given the surrounding context and development changes to the area, staff recommends a land use amendment in the Northeast County Sector Plan from the PP (Public Parks and Refuges) classification to the MDR classification. The MDR land use reflects the property's location between a large commercial node to the northwest and single-family residential development to the south.

INTRODUCTION OF SIGNIFICANT NEW ROADS OR UTILITIES THAT WERE NOT ANTICIPATED IN THE PLAN AND MAKE DEVELOPMENT MORE FEASIBLE:
1. Loves Creek Road is a major collector street, and the property is a short drive from an on-ramp to Interstate 640. The subject property is also less than a quarter-mile from transit, which will remain in service after the implementation of the Reimagine Knoxville Area Transit network plan. This transportation infrastructure can support MDR development on this small 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 property's close proximity to Spring Place Park may be the reason for its current PP land use classification in the sector plan. However, a future expansion of this park system to the subject property across a busy major collector street is inadvisable.
2. MDR could have been considered in the plan as a transition between the GC (General Commercial) O (Office) and MDR/O land use classifications to the northwest and the 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 the greenway trail, which is planned to be extended north to the Knoxville Center Mall and New Harvest Park. The property is also walking distance from a major retail hub where there is a bus stop.
3. The MDR classification would being the property into alignment with its current RN-4 (General Residential Neighborhood) zoning, which is a mixed medium density residential district

TRENDS IN DEVELOPMENT, POPULATION OR TRAFFIC THAT WARRANT RECONSIDERATION OF THE ORIGINAL PLAN PROPOSAL:
1. 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 amenities.

CHANGES IN GOVERNMENT POLICY, SUCH AS A DECISION TO CONCENTRATE DEVELOPMENT IN CERTAIN AREAS:
1. There are no changes in government policy that are pertinent to the requested land use change.