Disposition Summary

Approve the sector plan amendment to the MDR (Medium Density Residential) land use classification because it is consistent with surrounding development.

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Staff Recommendation

Approve the sector plan amendment to the MDR (Medium Density Residential) land use classification because it is consistent with surrounding development. The HP (Hillside Protection) area 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 SIGNFICIANT NEW ROADS OR UTILITIES THAT WERE NOT ANTICIPATED IN THE PLAN AND MAKE DEVELOPMENT MORE FEASIBLE.
1. This area of Northwest Knox County has seen a significant increase in residential and commercial development activity since Hardin Valley Road, a state-designated scenic highway, was expanded from two to four lanes with a landscaped median and turn lane in the late 1990s.
2. The Waterstone at Hardin Valley multi-family development was completed in 2020 adjacent to the subject property's southern and eastern borders. Its construction brought sewer utilities closer to the subject property, making residential development permitted under the requested MDR (Medium Density Residential) land use classification more feasible.

AN OBVIOUS AND SIGNIFICANT ERROR OR OMISSION IN THE PLAN.
1. The current GC (General Commercial) land use classification in the Northwest County Sector Plan is consistent with surrounding commercial and office development along this section of the major arterial corridor. However, MDR could have been considered on the subject property as a transition of land use intensity from low density residential development to the south and more intensive commercial land uses to the north across Hardin Valley Road.

CHANGES IN GOVERNMENT POLICY, SUCH AS A DECISION TO CONCENTRATE DEVELOPMENT IN CERTAIN AREAS.
1. There is no development policy change in this area that is pertinent to the requested MDR land use classification.

TRENDS IN DEVELOPMENT, POPULATION OR TRAFFIC THAT WARRANT RECONSIDERATION OF THE ORIGINAL PLAN PROPOSAL
1. The Waterstone at Hardin Valley development includes 248 apartments on a lot abutting the subject property in addition to a 170-unit single-family subdivision south of that, which was subsequently completed in 2022. The land use classification for these recently developed properties is MDR, making this request a minor extension of the land use that is compatible with surrounding development.