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Staff Recommendation

Approve the CC (Corridor Commercial) place type because it is a minor extension that is compatible with surrounding development.

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PURSUANT TO THE COMPREHENSIVE PLAN, CHAPTER 3 IMPLEMENTATION, A PLAN AMENDMENT MAY BE APPROPRIATE IF THERE IS AN OBVIOUS OR SIGNIFICANT ERROR OR OMISSION IN THE PLAN, OR IF TWO OR MORE OF THE OTHER CRITERIA APPLY.

OBVIOUS OR SIGNIFICANT ERROR OR OMMISSION IN THE PLAN:
1. The existing BP (Business Park) place type on the subject property is part of a cohesive segment of this designation along Kingston Pike . Existing office land uses in the area reflect one of the primary uses of the BP place type.
2. While the BP designation is not an error in the plan, the requested CC (Corridor Commercial) place type would be a minor extension from south that is compatible with the mix of office and service-oriented commercial businesses in this area. This is also a partial parcel request that maintains a band of connected BP place type along the rear, continuing the land use pattern intended by the Comprehensive Plan.

IF THERE ARE NO ERRORS OR OMMISSIONS, TWO OF THE FOLLOWING CRITIERIA MUST BE MET:

CHANGES OF CONDITIONS (SUCH AS SURROUNDING LAND USES, ZONING, UNCONTROLLED NATURAL FORCES/DISASTERS, ETC.):
1. Significant changes to development conditions along this corridor since the adoption of the Comprehensive Plan in the past year include the construction of a large neurological and orthopedic rehabilitation center to the southeast and infill development of a coffee shop to the southwest. These changes point to an increase in service-oriented commercial amenities and an increase in demand, since more people are coming to this location for the rehabilitation hospital. This supports consideration of the proposed expansion of the CC place type, whereas the BP place type is intended for more corporate, office, light industrial, and manufacturing uses.

INTRODUCTION OF SIGNIFICANT NEW UTILITIES OR LOCAL/STATE/FEDERAL ROAD PROJECTS THAT WERE NOT ANTICIPATED IN THE PLAN AND MAKE DEVELOPMENT MORE FEASIBLE:
1. There have not been any major improvements and there are no planned projects pertaining to transportation or utility infrastructure along this corridor, which were not anticipated by the Comprehensive Plan.

NEW DATA REGARDING TRENDS OR PROJECTIONS, POPULATION, HOUSING CONDITIONS, OR TRAFFIC GROWTH THAT WARRANT RECONSIDERATION OF THE ORIGINAL PLAN:
1. There are no new data sets or trends that pertain specifically to this request for a minor expansion of the CC place type.

THE PROPOSED CHANGES SUPPORT THE POLICIES AND ACTIONS, GOALS, OBJECTIVES, AND CRITERIA OF THE PLAN:
1. This modest extension of the CC place type is consistent with the Comprehensive Plan's Implementation Policy 3, to encourage infill and redevelopment of underutilized commercial land. The subject property is the only vacant lot surrounded predominantly by commercial and office development along the Kingston Pike corridor.