Disposition Summary

Deny the sector plan amendment to the MDR/O (Medium Density Residential/Office) land use classification because it is inconsistent with the surrounding development and does not meet the location criteria for MDR/O.

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Staff Recommendation

Deny the sector plan amendment to the MDR/O (Medium Density Residential/Office) land use classification because it is inconsistent with the surrounding development and does not meet the location criteria for MDR/O.

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The subject property is in the Gettysvue subdivision, a golf course community consisting primarily of single family houses and some house-scale attached residential structures. The subject property is immediately surrounded by single family houses, Gettysvue County Club clubhouse and parking lot, and the golf course. A sector plan amendment is required for the rezoning because the applicant proposes to increase the area where attached dwellings can be developed, to include the area of the existing tennis courts, and this expansion would increase the density beyond what is allowed by the current LDR Low Density Residential) land use classification.

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

CHANGES OF CONDITIONS WARRANTING AMENDMENT OF THE LAND USE PLAN:
1. There have been no significant changes in the area that warrant amending the sector plan.

INTRODUCTION OF SIGNIFICANT NEW ROADS OR UTILITIES THAT WERE NOT ANTICIPATED IN THE PLAN AND MAKE DEVELOPMENT MORE FEASIBLE:
1. There have been no significant infrastructure improvements to this area recently, and there are no capital improvements planned for this location.

AN OBVIOUS OR SIGNIFICANT ERROR OR OMISSION IN THE PLAN:
1. There is no obvious or significant error or omission in the sector plan related to the subject property.

TRENDS IN DEVELOPMENT, POPULATION OR TRAFFIC THAT WARRANT RECONSIDERATION OF THE ORIGINAL PLAN PROPOSAL:
1. Residential construction started in the mid-1990's and the subdivision was largely built out by 2008. Individual houses have been incrementally built since.

OTHER CONSIDERATIONS:
1. The location criteria for the MDR/O land use classification states that it should be used in areas between commercial development and low density residential neighborhoods, on sites with less than 15% slopes, and along corridors to be served by transit or proposed by transit. This site does not meet these criteria. It is in the Hillside Protection area and has slopes above 15% and is within a residential neighborhood, so it is not located on a thoroughfare that could be served by transit.