10-26-1994 Council Agenda - Laserfiche WebLink

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1. Consistency with the Comprehensive Plan. 2. Compatibility with present and future land uses. 3. Conformance with all performance standards. 4. Avoidance of depreciation of surrounding land values. 5. Ability of existing community facilities, including utilities to accommodate the use. The proposal is arguably more consistent with the surrounding land uses than would be commercial development. Such uses include Institutional, low density residential, and limited commercial. The Comprehensive Plan policies relating to this proposal are primarily concerned with transitions in land use, compatibility, and traffic. Other concerns would be related to the utilization of the site, including impervious surface coverage, however, the proposal is not likely to alter the existing conditions. The primary concern comes with compliance with performance standards, and general land use compatibility. Due to the location of the building and the topography of the site, parking is difficult to accommodate on site. The Zoning Ordinance requires a minimum of two spaces per dwelling unit. The proposal illustrates a parking area to the north, which would require access through the City's parking lot, and access easement from the Credit Union property to allow use of the lower spaces, and turn - around area for vehicles. Finally, the driveway on the south leading to the lower area is of inadequate width to permit two -way driveway use, as well as the parallel spaces as shown. In addition to the performance standards issues, of concern would be land use patterns for the neighborhood. This rezoning would create a "spot" zone of R -3, together with the remaining 13-3, R -1, and R -B Zoning Districts. In order to develop less of a spot zoning pattern, the site could be considered for R -B District. However, the property would be limited to four residential units by Conditional Use Permit under the R -B Zoning District. In addition, the performance standard issues would still remain. Conclusion We believe that over the long term, residential use of this site is more desirable and consistent with surrounding land uses than would be commercial development. However, the topography of this property and intensity of neighboring land uses causes concern over the most appropriate density. The R -B District may be better suited to accommodate the mixture of uses in the area, and make sure that the further development of this site is sensitive to the neighboring low density residential area. 2 Page 75