PLANNING COMMISSION REPORT

Regular Agenda – Public Hearing Item

 

ITEM NO. 11 A :       RS-2 TO PRD-1; 3.04 ACRES; 2620 HASKELL AVENUE (MKM)

 

Z-05-12-06:  A request to rezone a tract of land approximately 3.04 acres from RS-2 (Single Family Residential) District to PRD-1 (Planned Residential Development) District.  This property is generally described as being located at 2620 Haskell Avenue.  Submitted by Allen Belot, applicant, for Parnell Investors, L.L.C, contract purchasers, and Thorvald & Elaine M. Holmes, property owners of record. 

 

STAFF RECOMMENDATION: Staff recommends approval of the 3.04 acres from RS-2 (Single-family Residence) District to PRD-1 (Planned Residential District) and forwarding it to the City Commission with a recommendation for approval based on the findings of fact found in the body of the staff report and subject to the following conditions:

1.   Uses restricted to ‘detached single-family dwellings’

2.  Recording of a final plat prior to publication of the rezoning ordinance; and

3.  Approval of a preliminary development plan prior to the publication of a rezoning ordinance.

 

 

Applicant’s reason for request:        To allow for development of 17 single family detached residences on a one lot PRD.

 

KEY POINTS

·         The intent of the applicant is to develop a one-lot planned residential development with 17 single-family detached residences.

·         The property is unplatted and a Preliminary Development Plan [PDP-05-04-06] is being submitted concurrently with this rezoning request.

·         The Preliminary Development Plan acts as the Preliminary Plat.

·         A previous rezoning request from RS-1 to RM-D had been approved to RS-2 using the lesser change table. [Z-09-16-05] Ordinance 7957, published January, 2006.

 

 

GOLDEN FACTORS TO CONSIDER

CHARACTER OF THE AREA

·         The character of this area is residential with primarily low-density single-family residences and some multi-family residences. This property is located in the northwest portion of the Prairie Park neighborhood. There is public open space located nearby. The HAND neighborhood park and Chaparral Play-lot are within ¼ mile, and the Prairie Nature Center Park is within ½ mile, of this property.

 

CONFORMANCE WITH HORIZON 2020

 

§         The proposed request conforms to land use recommendations found in Horizon 2020.

 

 

ASSOCIATED CASES/OTHER ACTION REQUIRED

·         Rezoning [Z-09-61-05] Ordinance No. 7957, existing RS-2 zoning for this property approved by City Commission and published in January, 2006.

·         Approval of this rezoning request by the City Commission and Ordinance publication.

·         Prairie Wind Preliminary Development Plan [PDP-05-04-06] also scheduled for consideration at the June 28, 2006 Planning Commission meeting.

·         Final Plat to be submitted in the future. Acceptance of easements and road right-of-ways by the City Commission.

·         Submittal of Public Improvement Plans to Public Works Department.

·         Recordation of Final Development Plan and Final Plat at the Register of Deeds Office.

 

PUBLIC COMMENT RECEIVED PRIOR TO PRINTING

·         No public comment was received prior to the printing of this staff report.

 

GENERAL INFORMATION

Current Zoning and Land Use: 

 

 

 

Surrounding Zoning and Land Use:

RS-2 (Single-family Residence) District; farmhouse and several outbuildings proposed to be demolished.

 

RS-1 (Single-family Residence) District to the north and across Haskell Avenue to the west; single-family homes.

 

RS-2 (Single-family Residence) District to the east and south; single-family homes.

 

RM-D (Duplex Residence) District at the northeast corner, developed with duplexes.

 

RM-1 (Multiple-family Residence) District to the southwest, multi-family houses.

 

 

I.  ZONING AND LAND USES OF SURROUNDING PROPERTIES

 

Staff Finding  -- The subject parcel is surrounded by single-family homes with the exception of duplexes along the northeast and southwest portions.

 

II.  CHARACTER OF THE AREA

 

Staff Finding  -- The subject property is located within the northwestern portion of the Prairie Park Neighborhood. The area is developed with predominantly low-density, single-family residences and some multi-family residences. The property is located on the east side of Haskell Avenue, an arterial street. There is public open space in the area in the form of neighborhood and community parks.

 

III. SUITABILITY OF SUBJECT PROPERTY FOR THE USES TO WHICH IT HAS BEEN RESTRICTED

 

Applicant’s Response: 

“The requested PRD-1 plan submitted anticipates 6.56 units/acre. The existing RS-2 zoning allows 6.22 units/acre. The minor increase in density (.34 units/acre/5%) along with the stated goal of Horizon 2020 that this area should develop as low density residential (6.0 units/acre) make this zoning request compatible with both the existing zoning & Horizon 2020.”

 

The subject property is currently zoned RS-2 which allows for low-density residential uses that are limited to single-family dwellings with a maximum density of 6.22 dwelling units per acre. The proposed zoning district (PRD-1) is for a planned unit development. The PRD-1 allows a maximum density of 7 units per net residential acre. The PRD-1 Zoning District would also allow attached dwellings and multi-family uses. The proposed development is proposing 6.56 single-family detached units per acre. The development will access Haskell via E. 26th Street. The proposed rezoning will allow for infill development that can be tailored to assure compatibility with the existing neighborhood by restricting the use to single-family detached dwellings.

 

Staff Finding  --  While the proposed rezoning allows a slightly higher density (6.56 units per net residential acre vs. the 6.22 units per acre allowed with the RS-2 zoning) the preliminary development plan restricts the density increase. The rezoning to a PRD would allow additional review of the project’s design to insure compatibility with existing neighborhood and preservation of natural features. The subject property is suitable for a PRD-1 Zoning District with permitted uses restricted to single-family detached dwellings.

 

IV. LENGTH OF TIME SUBJECT PROPERTY HAS REMAINED VACANT AS ZONED

 

Staff Finding – In 2006, the property was rezoned to RS-2. The property had been zoned RS-1 (Single-family Residence) District since 1966. The property is not vacant but contains the remaining portions of an old farmstead, a farm house and several outbuildings. The existing buildings and the direct access to Haskell Avenue will be removed with the development.

 

V.     EXTENT TO WHICH REMOVAL OF RESTRICTIONS WILL DETRIMENTALLY AFFECT NEARBY PROPERTY

 

Applicant’s response:

“The requested change in zoning for single family residential is compatible with the surrounding single family neighborhoods and should not detrimentally affect nearby property.”

 

The density of the proposed development is very similar to the existing zoning; therefore, there should not be an increase in traffic generated by this development as a planned residential development over a conventional detached single-family subdivision. The PRD-1 Zoning District allows several uses including attached dwellings, and multi-family uses. The uses permitted with this Zoning District should be restricted to single-family dwellings only, to mitigate negative impacts on nearby properties.

 

Staff Finding –  The Zoning to PRD-1 should be restricted to single-family dwellings only.

 

VI.    RELATIVE GAIN TO THE PUBLIC HEALTH, SAFETY AND WELFARE BY THE DESTRUCTION OF THE VALUE OF THE PETITIONER’S PROPERTY AS COMPARED TO THE HARDSHIP IMPOSED UPON THE INDIVIDUAL LANDOWNERS

 

       Applicant’s Response:

       “The relative gain would be significant as well as positive. Infusion of 17 new single family detached, owner occupied houses, into this neighborhood can only stabilize and reinforce the integrity & value of the surrounding neighborhood, as well as provide new housing opportunities, in an area that has been overlooked by current residential development trends for two decades. This development will also contribute to the stated goals of the surrounding neighborhood to develop this parcel as single family detached homes and the present City Commission goal to meet the needs for more ‘affordable’ housing within the City.”

 

Evaluation of these criteria includes weighing the benefits to the public versus the benefits of the owner of the subject property. Benefits are measured based on the anticipated impacts of the rezoning request on the public health, safety and welfare. The subject property contains many mature trees and several significant tree masses. Rezoning this property to PRD-1 would allow the design flexibility to preserve more trees than with traditional development design.  Access to the development will be from the extension of Ryan Court from E. 26th Street. The proposed density is very similar to the current zoning and the amount of traffic generated is not anticipated to be greater than with the current RS-2 zoning.  The ownership strategy of the proposed PRD would allow individual ownership of the home and the land beneath it, only. This ownership strategy may provide more affordable housing in the area. The area surrounding each house site will be common space. Maintenance and ownership of all common space will be addressed as part of the development plan.

 

Staff Finding –  The rezoning to PRD-1 would have no negative public impact. The design flexibility may preserve more tree cover on the site and may result in attractive, affordable housing in the area.

 

VII. CONFORMANCE WITH THE COMPREHENSIVE PLAN

       Applicant’s Response:

  “Future Land Use Map (Figure 9) designates this property as Low Density Residential.

Strategies: Residential Development

·         The principal Comprehensive Plan strategies for the development and maintenance of residential areas are:

·         In-fill residential development should be considered prior to annexation of new residential areas.

·         The character and appearance of existing residential neighborhoods should be protected and enhanced. In-fill development, rehabilitation or reconstruction should reflect architectural qualities and styles of existing neighborhoods.

 

Low-Density Residential Development

·         Low-density residential development, reflecting a density of six or fewer dwelling units per acre, would continue to be the predominant land use in the city. While this classification includes densities that would encompass duplex and some townhome housing, emphasis is placed on single-family detached development.

 

·         While existing single-family neighborhoods are essentially built-up, several vacant parcels are scattered throughout the existing community where new low-density residential development should occur in the future. In general, new development should be of a scale and character, including building type, the same as and compatible with existing or planned homes in the immediate area.”

 

Horizon 2020 states that the ‘low-density’ zoning classification should place emphasis on single-family detached development. (page 5-3) 

Residential Goal 3: Neighborhood Conservation (page 5-14) states that the character and appearance of existing low-density residential neighborhood should be protected.

Residential Goal 3.3: Encourage Compatible Infill Development (page 5-14) states that infill development should conform to lot size, housing type, scale and general architectural style of the area in which it is proposed. This proposed development would not conform to lot size but the design concept would conform to the scale and general architectural style of the area. It would be necessary for the development plan to indicate that the housing architectural features will be of a sort that the development will blend with the surrounding neighborhood rather than stand apart as a separate unit. 

Residential Goal 5.1: Preserve and Protect the Environment (page 5-17) states that natural environmental features within residential areas should be preserved and protected. Large mature trees in residential areas add greatly to the appearance of the community as a whole and should be maintained.  The site contains several mature trees and significant tree masses. The PRD zoning would allow the design flexibility to protect the existing trees on the site.

 

Staff Finding  -- The proposed rezoning request conforms with the recommended land use with limitations on building type and density. Horizon 2020 encourages infill development which is compatible with the surrounding neighborhood. Care must be taken in the Preliminary Development Plan process to insure that the housing types, building materials and colors are varied to allow compatibility with neighborhood rather than being set apart as a separate unit.

 

STAFF REVIEW

The proposed rezoning, with restrictions, allows for the maximum review through the public process and allows for the design flexibility to provide affordable housing, create a compatible infill development, and preserve the natural environmental features of the site.