5.1. SR 03-07-2005 - Laserfiche WebLink

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J Del Larson Request March 7, 2005 Page 3 the parcel should be included in the Urban Service Area, but when. Sewer and water is located in 17Sth Avenue and is available to this property. The subject property is towards the east end of an 80 acre area that is surrounded on three sides by properties that are within the Urban Service Area. Issues . Timing - is it appropriate to include this parcel in the Urban Service Area at this time? The property is of sufficient size that it could be developed on its own without adversely impacting the future development of adjacent parcels. Including it in the Urban Service Area would be consistent with the land use designation of High Density Residential. Therefore, it would be appropriate to include this property in the Urban Service Area at this time. . Is it appropriate to expand the proposed amendment to include additional lots on the south side of 17 Sth or is it fine to do it lot by lot? This issue has been raised because the argument has been made that by including all the properties south of 17Sth in the Urban Service Area the city would be a position to review a unified development plan for the entire area. This is a valid issue and should be considered independently from this proposal. Rezoning The applicant is requesting a rezoning to R3. The R3 zoning district allows a density up to 8 units per acre and sets specific lot layout requirements and design and material standards for the townhouse units. The High Density Residential land use, when adjacent to lower density neighborhoods, allows for lower density development such as townhomes. The proposed R3 zoning would meet this criterion. There are larger residential lots directly north of this site and to the northeast is Park Point, which is a residential development platted at the R1 c density. The proposed zoning would allow for a transition from potential higher density residential on the west to the lower density residential to the east and north. Issue . Should the zoning be R4 to allow for higher density given the land use designation is High Density Residential? The R4 zoning district, which allows up to about 11 or 12 units per acre, would be more consistent with the High Density Residential density of 8 to 20 units per acre. However, given the proximity of single family residences to the north and northeast, the R3 density, which allows only up to 8 units per acre, is more appropriate. Development at R3 density would act as a buffer between the single family residences and future higher density development to the west. S:\pLANNING\Case Files\2004\LU 04-06 Larson\LU04-06CC03-07.doc