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HomeMy WebLinkAboutStaff ReportSTAFF`REPORT Item: Public. hearing and consideration: of a rezoning approximately 4.13 acres located near the. Holleman and Welsh intersection and .being.. the proposed Lot 2, Block 1 of the Holleman/Welsh Addition. (99-112) Applicant: Blake Cathey Item Summarys The applicant is preparing the subject property for development as a low density multi-family. The intended use is for either duplex, fourplex, or a mix of these two building types on individual lots. The property will be required to be platted before building permits can be issued. The 4.13 acres were shown as a reserve tract on the Holleman & Welsh Addition preliminary plat. It has frontage both on Holleman and on Welsh and wraps around the two lots located at the. intersection of these. two streets. The two .lots contain a remodeled converixence store/service station and the Commission for the Blind building, both of which are zoned C-1. The tract also immediately abuts R:1 and R=1A single family zoning and development to the east and to the south. The requested zoning district would act as a step down transition. zone between the commercial corner and the existing. single family developments. R-4 zoning .could be considered compatible with single'family if it is oriented away (from the single family and through the use of screening.' If fourplexes are built: on the subject property, the Zoning Ordinance would require a 6' screening .fence between them and the existing single family.. However,. if duplexes are built, no screen fence would be required unless the rezoning. includes. such a :condition. The height restriction (35') in the R:4 is the ame as in the R-1 and R A zoning districts. Item Background: The property has remained vacant. Recently, the commercial corner has seen .activity by way of the remodeling of an .existing building that had deteriorated over time. The Commission for the Blind wasconstructed last:year. Budgetary & Financial Summary: N/A at this time Staff Recommendations: Staff recommends approval with the condition that a screening fence is installed between: the subject property and the>: single family areas regardless of the housing type chosen and with,the condition that the buildings are oriented away from the existing homes. Related Advisory Board Recommendations: N/A Commission Action. Options:; The: Commission. acts as a recommending.. body on the question of rezoning, which will be ultimately decided. by .City .Council. The Commission options are to recommend approval of rezoning. as submitted, recommend approval with physical conditions that will mitigate negative impacts, recommend aless -intense zoning. classification, recommend denial, table indefinitely, or defer action to a pecified date. Supporting Materials:. 1. Location .Map 2. Application 3. Infrastructure and Facilities INFRASTRUCTURE-AND FACILITIES. Water: Will. be ..required to be extended. to and through .this development with the platting process. Sewer: Will be required to be extended to and through this development with the platting. process. Streets: Welsh-is a major collector and Holleman is a minor arterial.. Both are adequate to .support. the. requested rezoning. The plat will likely include. a residential street that will provide :access to the future lots. Off.-site Easements:. N/A at this time. Drainage: The final plat: and. site: plans will be required to meet .the City's Drainage Ordinance. Flood Plain: None on site. Oversize request: None;at this time. Impact Fees:. The site is not in an impact fee area. Parkland:. Parkland .dedication will be required and will likely be made by way of a fee in lieu of land dedication. The timing of the project. is such that the recently adopted parkland dedication fee upgrades will apply. NOTIFICATION: Legal Notice Publication(s); The Eagle; 4-21-99 and 4 28-99 Advertised Commission Hearing Dates(s): 5-6-99 Advertised Council Hearing Dates.: 5-13-99 Number ofNotices Mailed to Property Owners Within 200': 21 Response Received: None as of date of staff report STAFF REPORT Item: Public hearing and consideration of a rezoning. of approximately 4.13 acres located near the Holleman and Welsh intersection and being the proposed Lot 2, Block 1 of the Holleman/Welsh Addition, from R-1 Single Family to PDD H Planned Development District -Housing. (99-112) Applicant:. Blake Cathey Item 5ummary3 The applicant is preparing the subject property for development as a high density single family. The 4.13 acres were shown as a reserve tract on the Holleman & Welsh Addition preliminary plat. It has frontage both on Holleman and on .Welsh. and wraps around the two lots located at the intersection of these two streets. These two lots contain a remodeled convenience store/service. station and the Commission for the Blind building, both of which are zoned C-1. The tract also inunedately abuts R-l and R A single family zoning-and development to the east and to the south. The.. requested zoning district would act as a .step down transition zone. between. the commercial corner and the existing single. family. developments. The Land Use Plan shows .the tract as high density single family at a density of 7-9 dwelling. units per acre, and the proposal is in compliance, showing townhomes at a density of 6.7 units per acre. The PDD-H zoning requires submittal of a development plan that will be tied to the ordinance that rezones the property. Thee proposed development plan is for 28 townhomes on individually platted lots. The proposed parking exceeds the typical townhome requirement of 2 spaces per .unit by increasing. the ratio to 35 ,spaces per unit. This parking :standard also exceeds the City's muuwnum parking requirement for apartments, which is 3 spaces per unit for two and three bedroom units. The development plan and project specifications call for brick wall exteriors along the street elevations with either vinyl siding or 'painted masonry on the rear elevations. The. conceptual landscape plan is in compliance with the City's landscaping requirements (ordinarily, the City's landscape requirements do not apply to single family or townhome development). Item Background; The property has remained vacant. Recently, the commercial corner has seen activity by way of the remodeling of;an existing building that had deteriorated over time. The Commission for the Blind was constructed last year. On May 6 of this year, the applicant submitted a request for R-4 Apartments/Low density for the subject property. Several property owners in the area spoke. in opposition to, the rezoning due to concerns that the full build-out under R-4 could potentially alter: the, character of the area .and have a negative impact on traffic and parking in the urea. The. Planning. anal Zoning. Commission recommended denial without prejudice, ,which waived the 180-day waiting period for resubmittal of a rezoning on the-same.piece of property. The Coxnxnission advised the applicant to return with a PDD. request so that a more specific development: plan would be tied to the rezoning and thus ensure that the applicant's proposal would be built: The applicant agreed and withdrew his request before it would have gone: on to City Council. Budgetary & Financial Summary: N/A at this time Staff Recommendations: Staff recommends. approval with the development plan and specifications as attachments to the rezoning: ordinance. 7:~PZTEXT1PZ01405.DOC Related Advisory Board Recommendations:: N/A Commission Action Options:. The Commission acts as a recommending body on the question of rezoning, which will be :ultimately decided by City Council. The Commission options are as follows: 1. recommend approval of rezoning as submitted 2. recommend approval with physical conditions that will mitigate negative. impacts. 3. recommend a less intense zoning classification 4. recommend denial 5. recommend denial without prejudice 6: table indefinitely 7. or defer action to a specified date. Supporting Materials: 1. Location Map 2. Application 3. Infrastructure and Facilities 4. Copy of Development Plan 5. Additional specifications ~, , ~If ~ I' J:~PZTEXT~PZ01405.T10C '1 'i. i INFRASTRUCTURE AND FACILITIES Water: Will be required- to be extended to and. through this development with the platting :process. Sewer: Will be required to be extended to and through this development with the platting: process.. Streets: Welsh is a major collector and Holleman is a minor arterial. Both are adequate to support the requested rezoning. The Development. Plan includes a residential cuff-de- sac that will provide access to I6 of the future lots. A private access easement with one driveway off of Holleman :and one ,driveway off of Welsh will provide access to the remaining 121ots. Off-site Easements: N/A at this time. Drainage: The final plat. and site plans will be required to meet the City's Drainage Ordinance. Thee.. development. plan shows a detention area in the southeast quadrant of the subject property. Flood Plain: None on site. Oversize request: None at this time. The street will not be eligible for OP. The required aizing.. of the:. water/sewer: lines will determine whether or not OP may be requested on the future lines. Impact Fees The site is not in an impact fee -area. Parkland: Parkland dedication will be required and will likely be made. by way of a fee in lieu of land dedication. The timing of the project is such that the recently adopted parkland..dedication fee upgrades will. apply. NOTIFICATION: Legal Notice Publication(s); The Eagle; 6-2-99 and 6-23-99 Advertised Commission Hearing. Dates(s): 6-17-99 Advertised Council Hearing.Dates: 7-8-99 Number of Notices Mailed to Property Owners Within .200': 51 Response Received: None as of date of staff report J:tPZTEXT1PZ01405.DOC