Approve the SMR (Suburban Mixed Residential) and HP (Hillside Protection) placetypes for the entire parcel because it meets the criteria for a plan amendment, due to: 1) changes of conditions in the area, such as existing commercial zoning along Heiskell Rd. contiguous to the property and established SMR placetype existing to the south of the property; and 2) new data regarding population increase, leading to the need for new housing, diversity of the housing stock, and integration of neighborhood commercial uses near residential development.

Disposition Summary

Approve the SMR (Suburban Mixed Residential) and HP (Hillside Protection) placetypes for the entire parcel because it meets the criteria for a plan amendment, due to: 1) changes of conditions in the area, such as existing commercial zoning along Heiskell Rd. contiguous to the property and established SMR placetype existing to the south of the property; and 2) new data regarding population increase, leading to the need for new housing, diversity of the housing stock, and integration of neighborhood commercial uses near residential development.

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Details of Action

Approve the SMR (Suburban Mixed Residential) and HP (Hillside Protection) placetypes for the entire parcel because it meets the criteria for a plan amendment, due to: 1) changes of conditions in the area, such as existing commercial zoning along Heiskell Rd. contiguous to the property and established SMR placetype existing to the south of the property; and 2) new data regarding population increase, leading to the need for new housing, diversity of the housing stock, and integration of neighborhood commercial uses near residential development.

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Staff Recommendation

Deny the plan amendment to the SMR (Suburban Mixed Residential) place type because it does not meet the criteria for a plan amendment.

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This request includes a plan amendment for the entire 18-acre parcel and a rezoning request for the portion of the parcel currently zoned RA. The RA-zone portion of the parcel comprises approximately 1.5 acres of the 18.42-acre parcel.

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:
There is no error or omission in the plan.

OR, 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. There is not a change of conditions in the area that would warrant a plan amendment to the SMR place type. There has been a transition from A to PR zones with modest densities ranging from 2 to 3 du/ac, which are consistent with the existing SR place type.

INTRODUCTION OF SIGNIFICANT NEW UTILITIES OR LOCAL/STATE/FEDERAL ROAD PROJECTS THAT WERE NOT ANTICIPATED IN THE PLAN AND MAKE DEVELOPMENT MORE FEASIBLE:
1. No known improvements have been made recently to Heiskell Road close to this site. Public water and sewer utilities are on site.

NEW DATA REGARDING TRENDS OR PROJECTIONS, POPULATION, HOUSING CONDITIONS, OR TRAFFIC GROWTH THAT WARRANT RECONSIDERATION OF THE ORIGINAL PLAN:
1. No new data or trends warrant a change to the newly adopted plan.

THE PROPOSED CHANGES SUPPORT THE POLICIES AND ACTIONS, GOALS, OBJECTIVES, AND CRITERIA OF THE PLAN:
1. The requested SMR and SR place types are very similar as they contain similar development patterns and allow consideration of the PR zone with up to 12 du/ac. The main difference between the two place types is that SMR allows some of the less intense commercial zones and SR does not.
2. E Emory Road is a little over a mile to the south and is a commercial corridor in this location. Additional commercial zoning is not warranted here and contradicts Implementation Policy 4 of the Comprehensive Plan, which calls for commercial development to be in walkable areas. This area is not walkable as there are no sidewalks along Heiskell Road.