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HomeMy WebLinkAboutStaff Reports... ~~~ (~ ~- STAFF REPORT Item: Public Hearing and Consideration of a Rezoning from R-4 and R-lA to PDD-H for 3.51 acres located in the Henton-Lincoln Subdivision (00-18). Applicant: SAHARA REALTY GROUP (David Scarmardo) Item Summary: In November of 1999, Council rezoned the tract adjacent and to the north from A-P to C-B. At that time the property owner indicated that a rezoning for PDD-H would be forthcoming on these 3.5 acres. nti, 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. The previous rezoning to CB did not alter this pattern. This rezoning will eliminate the R-4 that is in between the C-B and single family and place C-B zoning immediately adjacent to residential zoning with no step down effect. However, through the use of the PDD district, the impacts of this adjacency can be mitigated. With the recent request for C-B on the tract to the north, the applicant and the City accounted for this future adjacency by requiring a landscape buffer on the C-B tract. A request for PDD requires a development plan along with the rezoning request. As stated in Section 7.25.D. of the Zoning Ordinance "The form and content of the development plan shall be in sufficient detail to enable the Planning and Zoning Commission to evaluate the proposal and ascertain that it meets the following: 1. The proposal will constitute an environment of sustained stability and will be in harmony with the character of the surrounding area. 2. The proposal is in conformity with the policies and goals and objectives of the Comprehensive Plan including all its elements and will be consistent with the intent and purpose of this section. 3. The proposal will not adversely affect adjacent development. 4. Every dwelling unit has access to a public street directly or via a court, walkway or other public area or area owned by a homeowners association, but need not front on a public street. S. The provisions for parking spaces for all uses will be as established in Section 9 of this ordinance. Alternative parking standards may be allowed where the applicant provides evidence showing the alternative is acceptable to the City and meets the intent of Section 9. Development requirements for each separate PD District shall be included as a part of the development plan for each PD District and shall include, but may not be limited to: uses, density, lot area, lot width, lot depth, yard depths and widths, building height, building elevations, coverage, floor area ration, parking, access, streets and circulation, screening, landscaping, accessory buildings, signs, lighting, project phasing or ~~ scheduling, management associations, and other requirements as the City Council and Planning and Zoning Commission may deem appropriate." The proposed development plan shows the following: • USES: The project will consist of all residential land uses; 6 single family lots fronting Lincoln with rear access, 10 duplex units in 5 buildings and 12 units in 4 triplex buildings all located behind the single family lots. • DENSITY: Overall density will be 8.6 dwelling units per acre (matches density shown on land use plan). The single family will be similar to the R-lA along Lincoln while the duplex and triplex units will be similar to R-2 (duplex) zoning. • LOT AREA: Single family lots average approximately 6300 square feet. • SETBACK: Single family homes will be setback 20 feet from Lincoln. • HEIGHT /SQUARE FOOTAGE: The single family homes will be single story with approximately 1750 square feet while the other units will be two-story with approximately 1550 square feet. • ELEVATION: Refer to drawings submitted. Exterior front facades will be brick. • LOT COVERAGE: 59% • PARKING & ACCESS: There will be one curb cut onto Lincoln and there will be a 30 foot private easement providing access to all units in the project. Three parking spaces will be provided for each duplex/triplex unit and two spaces for each single- familyunit. 30 additional spaces are provided for visitor parking to avoid on-street overflow. • LANDSCAPING: The plan calculation shows the minimum but the plant list indicates that larger than minimum trees (3 %"caliper) will be planted along Lincoln for a more mature landscape appearance. • SIGNAGE: There will be a 16 SF. Sign interior to the project for the duplexes. There were no drawings submitted to show what this will look like. • SIDEWALK: Is proposed along Lincoln. • DUMPSTERS: Are interior to the project and screened with fences. • PARKLAND DEDICATION: Will be acquired at the time of platting • NEIGHBORHOOD INVOLVEMENT: As indicated in a letter from the design engineer, the applicant met with two residents from the nearby neighborhood to discuss the project. These residents were Dr. Miller and his wife and Peter Hugill. These individuals have been active in rezoning requests that have occurred along Lincoln over the years. According to the applicant there were no issues to be resolved. Refer to attached letter. 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. ~ ~ ~ ~u~~ ~ ~a~-~a )o C~~~s - ~ 3~~~ I `~ ~~ ~ ?,~ 5 = ~ '~ I ~ ~ ~ ~~`~ 3 Staff Recommendations: Staff recommends approval of the PDD-H with the associated development plan as submitted. 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: I. Location Map 2. Application 3. Infrastructure and Facilities 4. Development Plan 5. Rezoning ordinance for Council meeting INFRASTRUCTURE AND FACILITIES Water and Sewer: Are available along Lincoln and will be extended with the final plat to interior lots. Streets: Property fronts on Lincoln. Off-site Easements: To be determined at the time of platting. Drainage: Will be to an existing detention facility to the northeast. Flood Plain: NA Oversize request:: No indication that this will be requested. Impact Fees: NA NOTIFICATION: Legal Notice Publication(s): The Eagle; 2-16-00 and 3-8-00 Advertised Commission Hearing Dates(s): 3-16-00 Advertised Council Hearing Dates: 4-13-00 Number of Notices Mailed to Property Owners Within 200': 10 Response Received: None as of date of staff report (3-9-00)