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STAFF REPORT DATE: February 18, 1997 TO: Planning Commission Members FROM: Kim Moore-Sykes, Management Assistant ITEM: 97-01 -- Rezoning, Replatting and Backyard Setback Variance Requests of Verkins Addition; Larry Beach of Beach Construction. BACKGROUND: The applicant, Larry Beach of Beach Construction, is requesting that Lots 2,3,4, and 5 of Block 1, Verkins Addition be rezoned from an R-1 Single Family designation to an R-3 Townhouse designation. Mr. Beach has a tentative purchase agreement with Mrs. Mildred Verkins to purchase these lots and if his rezoning, replatting and setback variance requests are approved by the City, he.is proposing to build seven (7) townhomes. As part of the requirements of the R-3 zoning district, lots 2, 3, 4, and 5 of Verkins Addition need to be replatted to accommodate the proposed townhomes. Each unit meets the minimum floor area requirement of the City Ordinance for townhouses. Proposed Unit A will require a 12 foot backyard setback variance to make the 30 foot setback requirement for backyard setbacks in an R-3 zoning district. About two years ago, Mrs. Verkins replatted her property into residential lots for the purpose of facilitating the disposal of her property. To date, she has not been able to sell any of the lots and has an offer to purchase from Mr. Beach. This offer is contingent upon his ability to rezone, replat and secure a 12 foot backyard variance on the property so that he can build seven, owner-occupied townhomes. ANALYSIS: _ This property sits at,the corner of Highway 88 and 29th Avenue NE. Marketing these lots as single family has been difficult. The problem with these lots is apparently they are too close to Highway 88 and potential buyers'seem to be concerned with excessive traffic and noise. Mr. Beach's proposed townhouse development is a good use for this property because multi-family zoning districts have been traditionally used to make the transition between non-residential uses to single family detached areas. This project would also be beneficial to the surrounding neighborhood as it would create a screening affect for the single family residences along 29th Avenue NE. Allowing the rezoning request would be consistent to the City's land use strategy and planning. In several areas of the City, multi-family districts are used to screen single family districts from high traffic roadways, industrial areas, rail lines and retail areas. This proposed redevelopment project is especially consistent with the redevelopment that has been recently occurring along Highway 88, i.e., Village Townhomes and The Arbors Townhomes.