Details of Action
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Approve the MDR (Medium Density Residential) land use classification because it is consistent with changing conditions in the area and is adjacent to property that is zoned RN-5 (General Residential Neighborhood). The W (Water), HP (Hillside Protection), and SP (Stream Protection) areas will remain.
Property Information
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Location0 LYONS BEND RD
North side of Lyons Bend Rd, east of S Northshore Dr
Council District 2
Size15.07 acres
Planning SectorSouthwest County
Land Use Classification LDR (Low Density Residential), W (Water), PP (Public Parks and Refuges), HP (Hillside Protection), S LDR (Low Density Residential), W (Water), PP (Public Parks and Refuges), HP (Hillside Protection), S
Currently on the Property
Agriculture/Forestry/Vacant Land, Water, Rural Residential
Growth PlanN/A (Within City Limits)
- Utilities
SewerKnoxville Utilities Board
WaterKnoxville Utilities Board
Case Notes
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Disposition Summary
Approve the MDR (Medium Density Residential) land use classification because it is consistent with changing conditions in the area and is adjacent to property that is zoned RN-5 (General Residential Neighborhood). The W (Water), HP (Hillside Protection), and SP (Stream Protection) areas will remain.
Details of Action
Approve the MDR (Medium Density Residential) land use classification because it is consistent with changing conditions in the area and is adjacent to property that is zoned RN-5 (General Residential Neighborhood). The W (Water), HP (Hillside Protection), and SP (Stream Protection) areas will remain.
Staff Recommendation
Deny the sector plan amendment to the MDR (Medium Density Residential) land use classification because it is inconsistent with the criteria for a sector plan amendment. The W (Water), HP (Hillside Protection), and SP (Stream Protection) areas will remain.
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. The subject property is located at the northeast corner of the intersection of Lyons Bend Road and S Northshore Drive. This intersection was examined in the 2021 Northshore Drive Corridor Study by the Knoxville Regional Transportation Planning Organization, as shown in Exhibit B. The current level of service for northbound traffic on Lyons Bend Road is rated E, which means there is an unstable traffic flow with considerable delay, and a volume of traffic that is at or slightly exceeding capacity. It goes on to state that with future growth, the level of service is expected to deteriorate to a rating of F. A signalized intersection is recommended in the future, but is not yet slated to occur.
2. Current road conditions do not support the requested sector plan amendment to intensify the land use classification here from LDR (Low Density Residential) and PP (Public Parks and Refuges) to MDR (Medium Density Residential).
AN OBVIOUS AND SIGNIFICANT ERROR OR OMISSION IN THE PLAN.
1. The current PP and LDR land use classifications are consistent with surrounding conditions and are not the result of an error in the plan. Lakeshore Park is adjacent to the north, and is classified as PP. The Westminster Ridge neighborhood to the south is comprised of single-family residences on lots that generally exceed an acre in size, and it is classified as LDR.
CHANGES IN GOVERNMENT POLICY, SUCH AS A DECISION TO CONCENTRATE DEVELOPMENT IN CERTAIN AREAS.
1. There is no change in government policy that pertains to increasing residential intensity in or around the subject property.
TRENDS IN DEVELOPMENT, POPULATION OR TRAFFIC THAT WARRANT RECONSIDERATION OF THE ORIGINAL PLAN PROPOSAL
1. While the City has been experiencing an overall increase in population and housing demand, the traffic and environmental conditions around the subject property do not warrant reconsideration of the land use classification.
OTHER CONSIDERATIONS:
1. The subject property is within the boundary of the West City Sector Plan and the Southwest County Sector Plan. The West City Sector includes a substantial portion of Fourth Creek, which flows through and constitutes much of the subject property. In the hydrology section of the West City Sector Plan, it identifies Fourth Creek as the most prone to flooding as it drains a large portion of the center of the sector. These conditions referenced in the plan do not support denser residential development at this location.
2. The location criteria for the MDR land use classification includes being in a transitional area between commercial development and low density residential neighborhoods, and being along or near corridors that are served by or proposed to be served by transit and sidewalks. These features are not present where the subject property is located.
