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Memo to Planning Commission/P 04-16 October 26,2004 Page 2 Overview Proposal The applicant is proposing a 76-unit townhouse development on 6.63 acres. The property is located on the west side of Jackson Avenue, east of Lions Park, between 6th and 8th Streets. The proposed townhouses are two story row-style units. The exteriors include a mix of brick and vinyl. Private streets will provide direct access to the townhouse garages. The front of the units will face Jackson Avenue and 6th Street. Existing Conditions The property is undeveloped. There is a drainage ditch the runs diagonally across the site and the northeast corner is wooded. The site is flat and has been hayed in the past. The property has frontage on Jackson Avenue and on 6th Street. Adjacent land uses include Lions Park to the west, an undeveloped parcel to the south, across 6th Street, a mix of single family and duplexes to the east and an undeveloped parcel to the north. The surrounding zoning includes C2 (Office District)to the north and south, PUD (Planned Unit Development)to the west and R2 (Two Family Residential) to the east. The property to the north has been purchased by Alliance Church. Analysis Land Use Amendment At the time the applicant submitted his formal application in July, the land use designation of the parcel was CB (Central Business) and the proposal required a land use plan amendment to MR(Medium Density Residential). Since that time the City has adopted a new Land Use Map. The new land use designation of this parcel is Old Town. The Old Town land use allows for high density residential development. In fact,the area of the city that is part of the Old Town district includes the apartment complexes around Lions Park, along School Street and along Gates Avenue. Staff believes that this request no longer requires a land use plan amendment given the current land use designation of Old Town. Zone Change The applicant is requesting a change in zoning from C2 Office District to PUD Planned Unit Development. The rezoning to PUD will allow the applicant and the City greater flexibility in designing the project.When reviewing a zone change,the Planning Commission and City Council need to evaluate the consistency of the request with the underlying land use,the consistency of the use with the proposed zoning district, and the compatibility of the requested zoning district to adjacent zoning districts. In the case of a Planned Unit Development,the City can also evaluate what the City is gaining in exchange for granting the zone change. S:\PL.ANNING\Case Files\2004\P 04-16 Jackson St Villas\P 04-16 PC10-26.doc