Approve MDR (Medium Density Residential) because it does meet the criteria for a plan amendment. The HP (Hillside Protection) area would be retained.

Disposition Summary

Approve MDR (Medium Density Residential) because it does meet the criteria for a plan amendment. The HP (Hillside Protection) area would be retained.

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Details of Action

Approve MDR (Medium Density Residential) because it does meet the criteria for a plan amendment. The HP (Hillside Protection) area would be retained.

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Staff Recommendation

Deny the MDR (Medium Density Residential) land use classification because it does not meet any of the criteria for a plan amendment. The HP (Hillside Protection) would be retained.

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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. None of the streets that access the subject property are new, and no recent capital improvements to roadway infrastructure have been implemented. It is worth noting that sidewalks are planned to be added to the section of Boyds Bridge Pike that crosses the property, but it has not been designed yet.
2. There is a five-way stop sign intersection where Boyds Bridge Pike meets Brooks Avenue nearby to the southeast. Riverside Drive terminates at McDonald Road just 60 feet from this intersection as well, making it nearly a six-way intersection. This configuration is vulnerable to traffic conflicts and is not conducive to medium density residential development and related traffic volumes.
3. Utility infrastructure in this urbanized area could be expanded to serve new residential development on the subject property, but there have not been any significant infrastructure improvements that support the requested East City Sector Plan amendment from the LDR (Low Density Residential) to the MDR (Medium Density Residential) land use classification.

AN OBVIOUS OR SIGNIFICANT ERROR OR OMISSION IN THE PLAN:
1. The current LDR designation is consistent with the established residential development that surrounds this lot. It is also part of a cohesive and broad region of the LDR classification. This is not an error in the sector plan.

CHANGES IN GOVERNMENT POLICY, SUCH AS A DECISION TO CONCENTRATE DEVELOPMENT IN CERTAIN AREAS.
1. There has been no change in government policy that warrants a land use change to the MDR class for this 13-acre property.

TRENDS IN DEVELOPMENT, POPULATION OR TRAFFIC THAT WARRANT RECONSIDERATION OF THE ORIGINAL PLAN PROPOSAL:
1. This large property is surrounded by single-family detached residential development that has remained stable for several decades. While the City at large continues to experience an influx of new residents, there has been no change in this location that warrants a plan amendment to the MDR designation.