HomeMy WebLinkAboutS-0328-A Staff AnalysisJune 11, 1985
SUBDIVISIONS
Item No. 25 - Z-3889-B
OWNER:
APPLICANT:
LOCATION:
REQUEST:
PURPOSE:
SIZE:
FXTSTTNG USE!
Floyd Fulkerson
John A. Castin
Hinson Road East of Windsor
Court
Rezone from "PRD" to "MF-6"
Multifamily Units
15.0 acres +
Vacant
SURROUNDING LAND USE AND ZONING:
North - Vacant, Zoned "R-2"
South - Residential, Zoned "PRD"
East - Single Family, Zoned "R-2"
West - Residential, Zoned "MF-6"
STAFF REPORT
The request before the Planning Commission is to rescind the
existing PRD for the property and rezone approximately 15+
acres to an "MF-6" classification. The property was
reclassified from "R-2" to "PRD" in March 1983. That action
included the tract directly to the south which will remain a
PRD .and had been previously identified as Phase 1 of the
overall project. The PRD approval for the site under
consideration was only tentative.
The primary issue involved with this request is the transfer
of densities involving four tracts of land along Hinson
Road. One of the tracts is the site being considered for
rezoning. Based on what has already occurred with the
density transfers, an "MF-6" reclassification would be the
maximum density allowed on the site in question. To achieve
this density, the property would have to gain an additional
60 units from the tract directly to the north. This is
assuming that the area has an allowable density of three
units per acre. Using figures that the Planning staff has
developed, the land to the north has a buildable density of
approximately 120 units on 68 acres or less than two units
per acre. The preliminary plat for this addition of
June 11, 1985
SUBDIVISIONS
Item No. 25 - Continued
Pleasant Valley, the property to the north, shows 47 lots to
be developed. This does appear to permit a transfer of the
needed units to the property in question to achieve an
'IMF-6" density or 120 units on approximately 20 acres total.
(On the final approved PRD to the south, there are 18 units
on 3.5 acres.) This is a somewhat complicated issue but the
preceding information should provide the necessary
background regarding the density limitations in the area.
The Suburban Development Plan identifies the location for
"Single Family Attached" which normally allows densities up
to a "MF-6." The plan was amended in January 1983 to reduce
the amount of land for "Single Family Attached" in the
general area. This was accomplished for the land directly
to the east.
STAFF RECOMMENDATION:
At this time, there are still some issues needing
clarification and because of this, staff is unprepared to
make a formal recommendation. A recommendation will be
presented at the public hearing.
PLANNING COMMISSION ACTION:
The applicant, Jack Castin, was present. There were no
objectors in attendance. There was a brief discussion about
the notices that were mailed to the required property
owners. The Planning Commission determined that proper
notification was given. Staff then reviewed the case and
recommended denial of the "MF-6" request. Mr. Castin then
spoke and discussed the previous "PRD." He said that the
owner was having a difficult time developing the property as
a "PRD" and that was the primary reason for requesting a
rezoning change to "MF-6." There was a long discussion
about the "PRD" approval and what density limits were placed
on it. Staff indicated that the project was approved for a
maximum of six units per acre. There were several comments
made about the differences between a "PRD" and "MF-6" if
site approval was necessary prior to any developing
occurring on the property. Staff then indicated that they
had no objections to the "MF-6" reclassification. At this
time, the Planning Commission voted to adopt a resolution
recommending that the existing "PRD" be revoked. The vote -
9 ayes, 0 noes, 2 absent. The Planning Commission then
voted to recommend approval of the "MF-6" rezoning by a vote
of 9 ayes, 0 noes and 2 absent. The request was approved.