Disposition Summary

Deny the NC (Neighborhood Commercial) land use classification because it would be an encroachment of a commercial land use classification in a residential area and does not meet the location criteria for the NC land use classification.

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Staff Recommendation

Deny the NC (Neighborhood Commercial) land use classification because it would be an encroachment of a commercial land use classification in a residential area and does not meet the location criteria for the NC land use classification.

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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. The Sevier Avenue Roadway Project is underway northwest of the subject property. This project will add a roundabout at Sevier Avenue and Island Home Avenue intersection and new ADA-compliant sidewalks, streetlights, and traffic signals. However, this project is on a different section of Sevier Avenue that is more commercial in nature that has a different character than the section of Sevier Avenue where the subject property is located.
2. This section of Sevier Avenue is included in the annual resurfacing program and in the Sevier Avenue Utility and Conduit Project, which will relocate all overhead utilities to underground conduits and duct banks, but that project has not yet begun.
3. These significant infrastructure improvements, though notable, do not necessarily make nonresidential development at this location more feasible. The Sevier Avenue Roadway Project encourages the expansion of nonresidential development in the area more directly affected by the improvement, along the corridor to the northwest of the subject property and bounded by its intersection with Anita Drive. This is consistent with the recommendations of the sector plan.

AN OBVIOUS OR SIGNIFICANT ERROR OR OMISSION IN THE PLAN:
1. The current MDR (Medium Density Residential) land use classification reflects the property's current use as a duplex, and the surrounding apartment developments with RN-4 (General Residential Neighborhood) and RN-5 (General Residential Neighborhood Zoning). It is not the result of an error or omission in the sector plan. This section of Sevier Avenue is predominantly residential, so more commercial zoning at this site would be an encroachment of commercial zoning into a residential area.

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 NC (Neighborhood Commercial) land use classification at this location.

TRENDS IN DEVELOPMENT, POPULATION OR TRAFFIC THAT WARRANT RECONSIDERATION OF THE ORIGINAL PLAN PROPOSAL:
1. Development trends along this section of Sevier Avenue have not significantly changed since adopting the 2011 South City Sector Plan, and the area has remained stable outside of a 15-unit townhouse development within 250 feet to the north of the subject property that was completed in 2026. There has been a significant increase in commercial and mixed-use development focused along Sevier Avenue to the northwest of the subject property, to the west of its intersection with Island Home Avenue, whereas residential development has increased in the Old Sevier neighborhood to the south of this mixed-use corridor.

OTHER CONSIDERATIONS
1. The subject property does not meet all of the location criteria for the NC land use classification, as there is existing commercial development within a half-mile to the north and south. The location criteria for this land use states that new NC should not be zoned for or developed within a half-mile of existing commercial development that features sales of day-to-day goods and services.