Disposition Summary

Deny the MDR (Medium Density Residential) land use classification because this does not meet the intent of the sector plan and Inskip Small Area Plan.

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Staff Recommendation

Deny the MDR (Medium Density Residential) land use classification because this does not meet the intent of the sector plan and Inskip Small Area Plan.

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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. No known new roads or utilities have been introduced to this area.

AN OBVIOUS OR SIGNIFICANT ERROR OR OMISSION IN THE PLAN:
1. There are no apparent errors or omissions in the North City Sector Plan with regard to the subject property.
2. The two nearby multifamily developments along Inskip Road were developed prior to the adoption of the North City Sector Plan (2007), but the sector plan still classified these parcels as low density residential.
3. The sector plan recommended rezoning the area between Central Avenue Pike and Inskip Road, which includes the subject property, to the R-1A (Low Density Residential) district to reflect the majority of uses in the area and allow medium density residential uses only on collector and arterial streets (p. 21). The R1-A zone is comparable to the RN-2 zone, which is the current zone of this property.
4. The intent to keep this area as low density residential is echoed by the Inskip Small Area Plan (2011), which also called for downzoning the subject parcel from R-2 (General Residential) to the R-1A district (p. 21-24).
5. Because the request runs counter to the recommendations of the sector plan, approval of the MDR classification to allow the requested RN-4 district could be considered a 'spot amendment' here.

CHANGES IN GOVERNMENT POLICY, SUCH AS A DECISION TO CONCENTRATE DEVELOPMENT IN CERTAIN AREAS.
1. There are no known changes in government policy pertaining to this area. While there is an increased demand for housing, this request is not aligned with the intent of the plans in place.

TRENDS IN DEVELOPMENT, POPULATION OR TRAFFIC THAT WARRANT RECONSIDERATION OF THE ORIGINAL PLAN PROPOSAL:
1. There are some significant development changes in the broader Inskip community, most notably the $6.5 million expansion of Inskip Elementary School in 2019 and two apartment complexes by KCDC (Central Terrace Apartments and Inskip Flats) built between 2023 and 2024 within 1.25 miles southwest of the subject parcel. However, recent development trends in the immediate vicinity remain low-density residential within properties zoned RN-1 and RN-2, which do not warrant a reconsideration of the original plan.

OTHER CONSIDERATIONS:
1. The location criteria of the MDR classification include properties that are located near community activity centers, on collector or arterial streets, have less than 15% slopes, work as transitional areas between more intensive non-residential uses and low-density residential neighborhoods, and are along or near corridors served by transit and sidewalks. The subject parcel is not situated in a transitional area.
2. Although the property is adjacent to a major collector street (Inskip Road), the property is accessed by a local street (West Parkview Avenue). Adjacent streets do not have any sidewalks. The nearby transit route along Cedar Lane was discontinued in 2024, as recommended in the KAT Reimagined network plan. Overall, the property does not meet the location criteria of the MDR classification.