Loading...
HomeMy WebLinkAboutminutes LDR to MFOctober 30, 2008 ITEM NO.: G.1 FILE NO.: LU08-04-02B Name: Land Use Plan Amendment - Heights/Hillcrest Planning District Location: I Street and Kavanaugh Request: Low Density Residential (LDR) to Multi Family (MF) Source: Richard Harp, CAR Holdings, LLC PROPOSAL / REQUEST: A Land Use Plan amendment in the Heights/Hillcrest Planning District from Low Density Residential (LDR) to Multi Family (MF). Multi Family (MF) represents residential developments of ten to thirty six units per acre. The applicant has filed for a Planned Residential Development to allow 14 units on one-half of an acre. Prompted by this Land Use Amendment request, the Planning Staff expanded the area of review to include the area to the east between the application and Kavanaugh Boulevard. It is thought that the additional area would make the boundaries more logical. EXISTING LAND USE AND ZONING: The property is currently zoned for a Planned Residential Development (PRD) with R-2 and R-4 zoning fronting Kavanaugh Boulevard. The residences fronting Kavanaugh appear to be single family and the PRD has a duplex and two four- plexes. The amendment area is one acre ± in size. To the east is zoned R-2 Single Family with a Conditional Use Permit for Mount Saint Mary Academy. The south, west and northwest is also all zoned R-2 Single Family for single family residences and Holy Souls Church and School, which has a Conditional Use Permit. To the north of this amendment is zoned R-4 Two Family District for single family residences and some duplexes. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: There have not been any amendments in this vicinity in the past ten years. The amendment area is currently shown as Low Density Residential. The property to the north and west is shown as Single Family and the east is shown as Low Density Residential. The property on the south side of I Street is shown as Single Family and Multi Family. The property on the east side of Kavanaugh is shown as Public Institutional. October 30, 2008 SUBDIVISION ITEM NO.: G.1 (Cont.) FILE NO.: LU08-04-02B MASTER STREET PLAN: Kavanaugh Boulevard is a Minor Arterial. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. I Street is a Local Street. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. BICYCLE PLAN: A Class III bike route is shown on Kavanaugh Boulevard. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of- way is required. Class III bicycle route signage may be required. PARKS: This area is within eight blocks of a city park. Allsopp Park is located abut'/ mile northeast of the amendment area. Prospect Terrace Park is about 1/8 mile northwest of this area. HISTORIC DISTRICTS: There are no city recognized historic districts that would be affected by this amendment. CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: This amendment is covered by the Hillcrest Neighborhood Plan. The Housing Goal states: "Pursue establishing an overlay district that protects the eclectic architectural character of the Hillcrest Neighborhood without imposing unreasonable restrictions on property owners' rights to remodel of otherwise alter their property." The Hillcrest Design Overlay District has been implemented and the applicant has filed a Planned Development, which is a separate item on this agenda. ANALYSIS: The applicant's property is already zoned for a Planned Residential Development (PRD). The original PRD was filed in August of 2000 and a land use plan 2 October 30, 2008 SUBDIVISION ITEM NO.: G.1 (Cont. FILE NO.: LU08-04-02B amendment for the area was also filed at that time. The PRD was approved at that time, but the land use plan amendment from Low Density Residential to Multi Family was denied. With the approval of that PRD, this site was allowed to have 10 units on half an acre, with is 20 units per acre. The Multi Family land use category is for residential developments of 10 to 36 units per acre. The applicant is now proposing to add two more units, which would increase the density to 12 units, or 24 units per acre. Staff has reviewed this area and increased the amendment site to include the residences between this PRD and Kavanaugh Boulvard. This would bring the Multi Family category east all the way to Kavanaugh, which would make the plan more logical. The section of the Hillcrest Neighborhood is characterized by the balance between houses, duplexes and apartments. Small single family houses near Harrison Street and small duplexes located near Kavanaugh are typical examples of the surrounding neighborhood. There are small apartment buildings of varying size along Kavanaugh south of this amendment area. This amendment would increase the density of dwelling units located on the property, which is already a very dense development. There does not appear to be a demand for more intensity in this area. Several houses on I Street and in the surrounding neighborhood are former duplexes that have been converted back to single family residences. There is a balance of single family and multi family residences in Hillcrest, and adding more density at this time could disturb this balance. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood association: Hillcrest. Staff has received one positive comment from an adjacent property owner. STAFF RECOMMENDATIONS: Staff believes the change is not appropriate. PLANNING COMMISSION ACTION: (SEPTEMBER 18, 2008) This item was placed on the consent agenda for deferral to the October 30, 2008 hearing at the request of the applicant. By a vote of 6 for and 0 against the consent agenda was approved. 3 December 18, 2008 SUBDIVISION ITEM NO.: B.1 (Cont. STAFF UPDATE: FILE NO.: LU08-04-02B The applicant has requested this item be deferred to the December 18, 2008 agenda. Staff if supportive of this request. PLANNING COMMISSION ACTION: (OCTOBER 30, 2008) The applicant requested this item be deferred to the December 18, 2008 hearing. The item was placed on the consent agenda for Deferral. By a vote of 9 for and 0 against the consent agenda was approved. STAFF UPDA The application has been amended the rezoning request to limit the new development of the lots abutting I Street to single-family which more closely represents the current future land use classification of Low Density Residential. Staff recommends this item be withdrawn from consideration. PLANNING COMMISSION ACTIO (DECEMBER 18, 2008) The item was placed on consent agenda for withdrawal. By a vote of 6 for, 0 against and 3 vacancies the consent agenda was approved. C! ism U;'M 11SOT ® ���� -arm N lift off J �1 w lift m MI JW4 I-nmli m