Approve MDR (Medium Density Residential) because it is compatible with the development pattern and infrastructure. The HP (Hillside Protection) area would be retained.

Disposition Summary

Approve MDR (Medium Density Residential) because it is compatible with the development pattern and infrastructure. The HP (Hillside Protection) area would be retained.

---

Details of Action

Approve MDR (Medium Density Residential) because it is compatible with the development pattern and infrastructure. The HP (Hillside Protection) area would be retained.

---

Staff Recommendation

Deny the MDR (Medium Density Residential) land use classification because it is incompatible with the development pattern and infrastructure. The HP (Hillside Protection) would be retained.

---

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. While there are ongoing street and utility improvements occurring along Sevier Avenue, Gertrude Avenue where the subject property is addressed remains a sub-standard, unstriped residential street that is not designed for an increase in medium density residential development.

AN OBVIOUS OR SIGNIFICANT ERROR OR OMISSION IN THE PLAN:
1. The South City Sector Plan and the One Year Plan are not aligned on this property. The One Year Plan's land use classification is SWMUD II (South Waterfront Mixed Use District Type 2), which is a more contemporary classification for the expansion of South Waterfront development. The current sector plan classification is LDR (Low Density Residential), which aligns with the single-family residential lots along Gertrude Avenue. While the sector plan needs to be updated to reflect the newer land use classification as part of a broader comprehensive planning effort, the absence of the requested MDR (Medium Density Residential) designation is not the result of an error or omission in the sector plan.

CHANGES IN GOVERNMENT POLICY, SUCH AS A DECISION TO CONCENTRATE DEVELOPMENT IN CERTAIN AREAS.
1. There has not been a change in policy that supports a plan amendment to the MDR land use classification for this property.

TRENDS IN DEVELOPMENT, POPULATION OR TRAFFIC THAT WARRANT RECONSIDERATION OF THE ORIGINAL PLAN PROPOSAL:
1. The broader South Waterfront community has been developing rapidly with multifamily residential and commercial development in the flatter areas closer to the Tennessee River. However, the residential area where the subject property is located has remained virtually unchanged for decades. This is due in part to the steep topography there, as many of the lots are within the HP (Hillside Protection) area and contain steep slopes in the 25%-40% and over 40% ranges. Other than a few small apartment and condo developments from the 1970s and '80s, the surrounding context is long-established single-family homes on larger lots, which aligns with existing street infrastructure and steep wooded slopes.