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PLANNING
COMMISSION REPORT SUMMARY Regular Agenda - Public Hearing Item |
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ITEM NO. 12A: RS-2
[RS7] TO PRD-1; .85 ACRES; Summary Z-06-15-06: A request to rezone a tract of land
approximately .85 acres, from RS-2 [RS7] (Single-Family Residence) to PRD-1
(Planned Residential). The property is located at |
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STAFF
RECOMMENDATION: Staff
recommends approval of the .85 acres from RS-2 [RS7] (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.
Recording of a final plat prior to publication
of the rezoning ordinance; 2.
Approval of a preliminary development plan prior
to the publication of a rezoning ordinance. 3.
Provision of a note that indicates housing type
shall be limited to single-family detached dwelling units. |
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Reason
for Request: |
Residential infill development |
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KEY
POINT ·
Proposed development extends the approved
development pattern of the Hanscom-Tappan area at 15th &
Haskell. ·
Previous development anticipated this property
to be redeveloped in the future with similar pattern. |
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GOLDEN
FACTORS TO CONSIDER CHARACTER OF THE AREA ·
Infill residential development within the Brook
Creek Neighborhood. CONFORMANCE WITH THE COMPREHENSIVE PLAN ·
The proposed request is consistent with land use
recommendations of Horizon 2020 |
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ASSOCIATED CASES/OTHER ACTION REQUIRED ·
PDP-06-05-06; preliminary development plan
concurrent consideration on the July Agenda. · Final Plat to be submitted and approved · Final Development plan to be submitted and approved · Public improvement plans required. |
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PUBLIC
COMMENT RECEIVED PRIOR TO PRINTING None received |
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GENERAL INFORMATION |
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Current Zoning and Land Use: |
RS7 (Single-Dwelling Residential)
District [formerly RS-2 (Single-Family Residence) District]; existing
single-family detached home. |
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Surrounding Zoning and Land Use: |
PUD
[Hanscom-Tappan Phase I and Phase II] formerly PRD-1 (Planned Residential
District) to the north, west and south. Hanscom – Tappen PRD. Developing
single-family planned subdivision. RS7 (Single-Dwelling Residential)
District [formerly RS-2 (Single-Family Residence) District] to the east;
existing single-family detached homes. |
I. ZONING
AND LAND USES OF SURROUNDING PROPERTIES
Staff Finding – The subject property is surrounded by residential uses in all directions.
The subject property is immediately adjacent to an approved residential
development and is intended to be an extension of the Hanscom-Tappen
Development that surrounds the subject property.
II. CHARACTER OF THE AREA
Staff Finding – The subject
property is located within the western portion of the Brook Creek Neighborhood
(originally called Far East Lawrence). The
area is characterized as being moderately developed with a mix of residential
and community uses. The subject abuts an arterial street,
III. SUITABILITY OF SUBJECT PROPERTY FOR THE
USES TO WHICH IT HAS BEEN RESTRICTED
The subject property is currently zoned
for low-density residential uses that are limited to single-family dwellings. The
approval of the original phases of the development anticipated redevelopment of
the subject tract. The approved and developing land use pattern of smaller lots
makes the current land configuration of the subject property disconnected from
its immediate surroundings. The current zoning is not suitable for
redevelopment and infill consistent with the surrounding land use pattern.
The proposed zoning district is for
a planned unit development. The PRD-1 (Planned Residential District) allows a
maximum density of seven (7) dwelling units per acre. The general purposes for a planned unit
development are set out in Section 20-1001 (a) as follows: “The regulations for the Planned Unit Development Districts are
designed to provide for the growing demand for housing of all types and designs
and for necessary supportive commercial facilities conveniently located to such
housing.” The proposed zoning
allows the Planning Commission to limit the housing type and density within the
district.
Staff Finding - Both the existing
and proposed district allow for detached single-family residential land use of
a given density. The subject property shares common property lines with the
surrounding development. It is intended to be an extension of that development
(Hanscom-Tappen PRD Phase I and II). The
proposed zoning will allow for infill development that can be tailored in a way
to assure compatibility with the existing neighborhood pattern.
IV. LENGTH OF TIME SUBJECT PROPERTY HAS
REMAINED VACANT AS ZONED
Staff Finding - The property has
been zoned RS-2 (Single-Family Residence) District District
since the adoption of the 1966 Zoning Regulations. The current zoning RS7 was
established on
V. EXTENT TO WHICH REMOVAL OF RESTRICTIONS
WILL DETRIMENTALLY AFFECT NEARBY PROPERTY
Denial of the request would limit the
property to its current use as a single-family residence with direct access to
an arterial street. The existing and proposed zoning districts are comparable
in terms of density and both are considered to be low-density. Approval of the
request will increase the level of review criteria that must be addressed prior
to development.
A key goal noted in the Far East Lawrence
Neighborhood Plan is to “stabilize the
neighborhood with low-density single-family residential land use.” This was
to be “accomplished by rezoning several areas from multi-family zoning district
to a single-family district, and by preventing the encroachment and expansion
of existing commercial and industrial development” (4-24-96 PC staff report
related to the larger neighborhood down zoning).
The proposed request is essentially an
extension of the existing district boundary as was anticipated for the subject
property. The ownership of the property is separate as is the actual
development plan.
Staff Finding – The proposed
request should be limited to building type. No detrimental impacts are
anticipated from approval of the zoning change.
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
Approval of the request will allow for
redevelopment that will remove an existing driveway from the abutting arterial
street and provide access to the existing local street network. The approval
will add housing choices within the neighborhood as an infill development and
continuation of an approved land use pattern for the immediately surrounding
area.
Staff Finding - Approval of the
request as a planned unit development would provide coordination and
compatibility of development with the surrounding land uses.
VII. CONFORMANCE WITH THE COMPREHENSIVE PLAN
Horizon
2020 defines low-density residential development as “reflecting a density of six or fewer dwelling units per acre.” The plan places emphasis on single-family
detached development. The plan states:
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. New low-density residential areas
are located generally in the southern and western portions of the community and
in the urban growth area.
Residential Goals 3, 4 and 5 address
specifically the neighborhood conservation and location criteria for
low-density development. It should be made clear that staff recommends the
continuance of low-density development for the subject property. The prevailing density of the surrounding
area is 5.5 to 7 dwelling units to the acre as estimated by staff.
Horizon
2020 supports infill development and addresses the concept with Policy 3.3: Encourage Compatible Infill Development and its
subparts “a” through “f”.
Many of these sub-items will be considered
as part of the physical site review of the development plan. The proposed
request is consistent with the land use intent of the proposed land use
recommendations.
Staff Finding – The proposed request conforms with the
recommended land use with limitations on building type and density. Staff
recommends that approval of the request be subject to the approval of a
Preliminary Development Plan.
STAFF REVIEW
The proposed rezoning allows for the
maximum review through the public process and allows for the ability to develop
smaller lots and address the configuration of the subject property. It is
consistent with the previous land use decisions that surround the property on the
west side of