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 include any of these):

INTRODUCTION TO 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.
2. The Sevier Avenue Utility and Conduit Project will run concurrently with the roadway project and relocate all overhead utilities to underground conduits and duct banks. These significant infrastructure improvements, though notable, do not necessarily make nonresidential development at this location more feasible, as the subject property is a small lot at the entrance of a residential subdivision.

AN OBVIOUS AND SIGNIFICANT ERROR OR OMISSION IN THE PLAN.
1. The current LDR (Low Density Residential) land use classification is consistent with the residential character of the surrounding area and is not the result of an error or omission 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 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, as development has remained residential. In contrast, there has been an increase in commercial and mixed-use development focused on the northwest and southeast sections of Sevier Avenue. As such, the development patterns in this area do not warrant a plan amendment at this location.

OTHER CONSIDERATIONS.
1. The subject property does not meet all of the location criteria for the NC land use classification, as it is within a half-mile of existing commercial development that features sales of day-to-day goods and services.