Disposition Summary

Approve the MU-RC (Mixed Use Regional Center) land use classification because it is consistent with the land use plan's recommendations and development trends in the area. The SP (Stream Protection) classification would be retained.

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Staff Recommendation

Approve the MU-RC (Mixed Use Regional Center) land use classification because it is consistent with the land use plan's recommendations and development trends in the area. The SP (Stream Protection) classification would be retained.

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SECTOR PLAN AMENDMENT REQUIREMENTS FROM GENERAL PLAN (May meet any one of these):

INTRODUCTION OF SIGNIFICANT NEW ROADS OR UTILITIES THAT WERE NOT ANTICIPATED IN THE PLAN AND MAKE DEVELOPMENT MORE FEASIBLE:
1. The property's main access is on Blackstock Avenue, a major collector street with sidewalks. Although there have not been significant new roads or utilities installed recently, this is an area with ample utility and road infrastructure for future development.
2. This property may seem remote with its location beneath two overpasses and the way it is divided from properties to the south by a three-lane railroad. However, a long-standing pedestrian crossing runs underneath the railroad to the east that could connect the subject property directly to Worlds Fair Park and the Fort Sanders neighborhood via a complete network of sidewalks.
3. This walkable access potential and close proximity to Downtown Knoxville's Central Business District is consistent with the land use description of the requested MU-RC (Mixed Use Regional Center) classification.

AN OBVIOUS OR SIGNIFICANT ERROR OR OMISSION IN THE PLAN:
1. The subject property's existing land use classification of MU-SD, CC-10 (Mixed-Use Special District, Gateway Corridor) is not the result of an error or omission in the Central City Sector Plan. This classification stems from the adopted Downtown North/I-275 Corridor Redevelopment and Urban Renewal Plan, which pertains to the area between I-275 and Second Creek south of Woodland Avenue and the area between I-40 and the railroad tracks west of Second Creek. However, the vision and recommendations of the Gateway Corridor Mixed Use Special District are generally compatible with the requested MU-RC designation, and MU-RC could have been included in the list of recommended land uses. It is called the Gateway Corridor because these properties are considered gateways to downtown. It calls for vertical mixed-use development, retail commercial, residential and office development. All of these uses are consistent with at least one of the recommended zoning districts in the MU-RC land use, and this context warrants considerations of the plan amendment request.

A CHANGE IN PUBLIC POLICY, UNANTICIPATED BY THE PLAN:
1. There are no changes in public policy that are relevant to the requested plan amendment.

TRENDS IN DEVELOPMENT, POPULATION, OR TRAFFIC THAT WARRANT RECONSIDERATION OF THE ORIGINAL PLAN PROPOSAL:
1. The Sansom Sports Complex completed a third playing field within the past year adjacent to the subject property to the west. The Emerald Youth Foundation oversees and operates this 14-acre sports complex that provides facilities for soccer, lacrosse, flag football and performance training for the children of Knoxville. Before the sports complex development began, that property was used for heavy industrial purposes. This shift in land use demonstrates a trend towards less intensive uses in an area that has close proximity to Downtown Knoxville.