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HomeMy WebLinkAboutStaff ReportSTAFF REPORT Staff Report Date: 10-14-99 Item: Public Hearing and Consideration of a Rezoning for property located in the Henton Subdivision between Lincoln Avenue and University Drive from A-P Administrative Professional to C-B Business Commercial.. (99-122) Applicant: David Scarmardo Item Summary: The applicant is requesting to change the current A-P Administrative Professional zoning to C-B Business Commercial in order to combine this property with the existing C-B Business Commercial adjacent and to the north. A plat is being reviewed presently which includes the existing C-B .and this tract into one development with multiple lots that share access. The land use plan shows this area for retail commercial uses along the University Drive frontage and high density single family uses along the Lincoln Avenue frontage. This land use pattern is reinforced with this rezoning and the step down zoning pattern is maintained. Item Background: The subject property combined with the land extending to University Drive north and to Lincoln south has been involved in several rezoning cases since 1973. The past rezoning decisions in this area. have made it clear that the residential areas should continue to be oriented to Lincoln while the commercial areas should orient to University Drive with no cross access between the two separate land uses. In all cases there have been impenetrable buffers of some type between the single family along Lincoln and any other more intense zoning to the north. Although there were buffer conditions at the time of the previous rezonings, there were never conditions placed limiting height. The maximum height;in the R-4 and R-lA zones is 2 1/2.stories and 35 feet. There is no maximum height in A-P or C-B. Staff has advised the applicant in this case that we will be researching this question with the Legal Staff to see if this is an appropriate condition to place on this rezoning and will modify the staff recommendation if appropriate. and advise the Commission at the meeting. Staff Recommendations: Staff recommends approval with the condition that a buffer be established meeting the R&D buffer requirements wherever the newly created C-B and the adjacent R-4 meet and that no penetration occur for vehicular access. This same type of zoning pattern exists adjacent and to the east in the One Lincoln Place Subdivision. Related Advisory Board Recommendations: NA 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 a less intense zoning classification, recommend denial, table indefinitely, or defer action to a`specified date. Supporting Materials: 1. Location Map 3. Notification 2. Application 4. Infrastructure and Facilities PZ02066 NOTIFICATION: Legal Notice Publication(s): The Eagle; 10-6-99 and 10-27-99 Advertised Commission Hearing Dates(s): 10-21-99 Advertised Council Hearing Dates: 11-11-99 Number of Notices Mailed. to Property Owners Within 200': 9 Response Received: None as of the date of this staff report INFRASTRUCTURE AND FACILITIES Water/Sewer: Are available in the area and will be extended with the platting of the property. Streets: Property will be incorporated with property to the north and access will be to University Dr. Drainage: Overland to the northeast. Flood Plain: A minor amount on the northeast corner. Parkland: Not applicable PZ02066 ;~. Case No.: 95-100 Applicant: Jesse Renton ITEM: PUBLIC HEARING ANDS 1A ALONG THE NORTH SIDE { ITEM SUMMARY AND STAFF The subject property includes 3,5 Munson Street. Thee. request.. will c STAFF REPORT CONSIDERATION OF A REZONING FROM R-4 TO R- iF LINCOLN ACROSS FROM MUNSON. RECOMl~~NDATION with a 1.8 acre R-4 zoned tract. 'or a tc a small single family: subdivi~~i~n will ~ area. In addition the con olidation of Gated on the north side of Lincoln across from _ _ ate an existing R-lA tract on -the Lincoln .frontage of 3.5 acres of R-lA property. The proposed vise of be in conflict with existing or planned uses in the _ r _,~perty will make it easier for he site to :meet - - - ordinance requiremen relating to access and lot size.: Staff recommends approval. At`the time that the.R-4 zoning was approved{1986):,. the Council saw a need for separating and buffering the R-4 from the R-lA. As a condition of that zoning, a-wall must be placed between the R-4 tract-and the R-lA. This condition was required in an effort to mitigate through traffic between Lincoln and University Drive and to buffer the R-IA from more intense uses to the north. This request is'also to remove the wall requirement to allow better consolidation of the two R-lA parcels and to allow future access from Lincolnto the commercial properties to the north. The ,Council has the discretion to either remove the wall requirement completely. or to relocate it between the requested R-lA and the existing A-P located to the north. COUNCII, POLICY ENDS STATEMENTS - Transportation/Mobility: The owner has been working with staff to consolidate accesspoints. to one drive off of Lincoln with access to individual lots to be internal Parks & Rec.-(parkland will be acquired) /Cultural Arts/Civic Pride: (request presents an opportunity for a well ,,planned approach to development) Health & Public Safety Education/Information/Employment/Prosperity Quality Service There are no Ends Statements that specifically address housing. COMPREHENSIVE PLAN-The following Goals and Objectives .that are in bold are applicable to this particular case. Complies with Future Land Use Plan Map': YES. -Land Use Plan shows low and medium density for residential use. Development Goals and Objectives: LAND USE Protection of residential- uses: There is an older, well established neighborhood to the south of the site. The request will protect existing uses by adding more single family. zoning to the area. Encourage use of vacant land w/ services: There. is no existing R-lA available for development in this area of the City. TRANSPORTATION .Provide.-major arterials o prevent congestion: Adequate pedestrian/bike movement: Ensure safety and .ease of maintenance: Location .of streets based on function: Drive~~ay access: Previous rezoning included a condition that access should be combined so that there is only one access point onto Lincoln. ECONOMIC DEVELOPMENT: N/A: -. - Compatible with environment: - No adverse impacts- are expected to occur Encourage retirees: Encourage tourism:. _- PARKS AND RECREATION: N/A - - - _ _ _ -__ Link parks by pathways and natural features: Parkland dedication will be acquired at time of ,platting. Combine parks with'schools HOUSING Maintain integrity of existing supply: The existing housing supply will not be adversely impacted Encourage diversified housing: R-1A zoning is slightly less restrictive that R-1 and could therefore' supply housing that is not as expensive as the single family-that is `currently being developed City-wide. COMMUNITY APPEARANCE: N/A Promote good site design: P~evEnt and eliminate unsightly conditions: ISTORICAL OVERVIEW - e s sect property combined with the land extending. to University Drive to the north as been it yolved in 8 rezoning cases since 1973. The initial requests. for commercial zoning along the'frontage of University (located just north of the subject property) were~irned-down, even when attempts were made to buffer the residential area so of-Lincoln from the University Drive tracts (buffering was to take the form of "step down zoning") The R-4 portion of this property was rezoned from R-1 to R-3 in 1982. Two years later, the property to the east that extends to University Drive was rezoned to A-P. Finally, in 1986, the property owner was successful at obtaining C-1 zoning on the tract that fronts on University, and the subdivision south of Lincoln was to be buffered from the C-1 tract by a series of A-P, R-4, and R-lA zoning. In: 1992,-the Gity rezoned the C-l tract to C-B. The R-4 and R-lA portions of that request are now under consideration for R-lA. R-1A zoning is generally used in areas where the terrain makes lot design difficult and developers need flexibility in the application of minimum lot dimensions (these lots are usually larger than the minimum lot size requirements of R-1 but do not met dimension criteria). This was the case in recent R-lA rezoning cases in Emerald Forest and Pebble Creek. R-lA is also used in areas of nfill where the tract is sized and shaped in such a way as to make site design difficult. This situation presented itself in the Southwood Terrace area near the Rio Grande/Ponderosa intersection and it is also the case in this request. ENGINEERING COMMENTS Water -Available in Lincoln Sewer- Available at the northeast corner of the tract. Streets -Adequate to handle the traffic Traffic` - At approximately 10 trips per unit per day there is the potential for up to 350 vehicle rips per day. Based on a more likely density there is the potential for approximately 170 trips per day Drainage- Overland to the northeast to an existing creek between this property & the Two Lincoln Place Subdivision. Flood Plain -Possible minor amount on_the northeast side. Sidewalks -Will be required along Lincoln at' time of platting Parkland Dedication -Acquired at time of platting NOTIFICATION: Legal Notice Publication(s): Advertised Commission Hearing Date(s): 1-2-95 Advertised. Council Hearing Dates: 1-9-95 Number of Notices Mailed to Property Owners Within 200': 10 Response Received: Four induiries as of date of staffreport ADDITIONAL COMMENTS The R-4 district allows multi-family dwellings at up to 16 units per acre, whereas the R-lA allows single family at l0 units per acre. The current zoning would allow up to 45 .multi-family and. single family units on the 3.5 acres, the requested zoning would allow up to 35 single family units. However, the property configuration as well as access,' detention, and parking- requirements would result in a maximum of about 35 units under the current zoning, and only 16 or 17 units under the proposed zoning.