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PLANNING COMMISSION REPORT SUMMARY Regular Agenda - Public Hearing Item |
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ITEM NO. 13B: |
A TO RM-1; 7.4 ACRES; SOUTH OF W. 6TH STREET & WEST OF STONECREEK DRIVE (EXTENDED) (SLD) |
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SUMMARY |
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Z-03-20-05: A request to rezone a tract of land approximately 7.4 acres from A (Agricultural) District to RM-1 (Multiple-Family Residential) District. The property is generally described as being located south of 6th Street and west of Stonecreek Drive (extended). Submitted by Landplan Engineering, PA, for MS Construction Co., Inc., and Alvamar, Inc., property owners of record. This item was deferred by the applicant from the 3/23/05 Planning Commission meeting.
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STAFF RECOMMENDATION:
Staff recommends approval of rezoning Z-03-20-05 approximately 7.4 acres from A (Agriculture) District to RM-1 (Multiple-Family Residence) District and forwarding it to the City Commission with a recommendation for approval based on the findings of fact found in the body of the staff report and subject to the following condition:
1. Recording of a final plat prior to publication of the rezoning ordinance.
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Reason for Request: |
“To provide an appropriate zoning classification for property located on a collector and immediately adjacent to a primary arterial. This property will provide a transition from what will be a heavily traveled road to a single family neighborhood.”
This property is well suited for medium density multi-family development providing a transition from a primary arterial to the single family area to the south. |
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KEY POINT
· Property has been annexed and still retains county zoning. · Property is adjacent to existing and approved single-family zoning to the east and proposed to the south |
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GOLDEN FACTORS TO CONSIDER CHARACTER OF THE AREA
CONFORMANCE WITH THE COMPREHENSIVE PLAN
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ASSOCIATED CASES/OTHER ACTION REQUIRED
1. Z-03-19-05 A to RS2; 4.9 acres 2. Z-03-20-05 A to RM1; 7.4 acres 3. Z-03-21-05 A to RM2; 4.2 acres 4. PP-01-02-05; preliminary plat 5. Z-01-01-05; A to RS2 (replaced by Z-03-20-05) to be withdrawn 6. Z-01-02-05; A to RO1A (replaced by Z-03-21-05) to be withdrawn 7. Z-01-03-05; A to RM1 (replaced by Z03-19-05 and Z-03-020-05) to be withdrawn
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PUBLIC COMMENT RECEIVED PRIOR TO PRINTING
Refer to plat for communications regarding proposed development |
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PUBLIC HEARING ITEM:
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ITEM NO. 13B: A TO RM 1; 7.4 ACRES; SOUTH OF W. 6TH STREET & WEST OF STONECREEK DRIVE (EXTENDED) (SLD) |
Z-03-20-05: A request to rezone a tract of land approximately 7.4 acres from A (Agricultural) District to RM-1 (Multiple-Family Residential) District. The property is generally described as being located south of 6th Street and west of Stonecreek Drive (extended). Submitted by Landplan Engineering, PA, for MS Construction Co., Inc., and Alvamar, Inc., property owners of record. This item was deferred by the applicant from the 3/23/05 Planning Commission meeting.
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GENERAL INFORMATION |
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Current Zoning and Land Use
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A (Agricultural) District; unimproved land. |
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Surrounding Zoning and Land Use: |
A (Agricultural) District to the north and west; undeveloped [Collister property to the west includes single-family residence].
Pending publication of RS-2 (Single-Family Residence) District to the southwest for plat known as Stoneridge North.
RS-2 (Single-Family Residence) District to the south and east; developed single-family homes [Fox Chase additions] and church property immediately east.
Proposed RS-2 (Single-Family Residence) District to the south per Z-03-19-05; undeveloped |
I. ZONING AND USES OF PROPERTY NEARBY
The subject property is “L” shaped and includes portions that abut W. 6th Street, an arterial street, on the north and Stoneridge Drive [extended], a collector street, along the west. Areas to the north and west are currently zoned for agricultural purposes. The zoning surrounding that subject property to the south and east is RS-2 (Single-Family Residence) District. This zoning district is consistent with the prevailing low-density development pattern to the south.
Staff Finding –As part of the W. 6th Street annexation, zoning was deferred until development applications were initiated. The area to the south is zoned for low-density detached residential development [RS-2 (Single-Family Residence) District]. A single-family subdivision has been approved to the southwest know as Stoneridge North and is pending publication of the RS-2 District. Additional RS-2 zoning is proposed immediately south of the subject property as part of this overall development proposal know as “Foxchase at 6th & Stoneridge.”
II. CHARACTER OF THE AREA
Much of the area south of W. 6th Street is developed or developing with low-density residential development characterized by detached single-family homes. Multi-family zoning districts can be found at the periphery of the neighborhood and are shown on the attached map titled Area Zoning Pattern. Several local and collector streets provide access to the overall area. Upon completion of W. 6th Street, street connections for Stoneridge Drive and Branchwood Drive/Queens Road to the west will be possible. These connections will enhance vehicular circulation within and between the surrounding neighborhood and the community.
Several pockets of higher density residential uses can be found clustered at the intersections of W. 6th Street and Congressional (Colonial NW) and George Williams Way and Bob Billings Parkway (Long Leaf). Long Leaf and the Colonial area along Wakarusa include both single-family and duplex housing and include individual lots.
The Collister property located to the northwest of the subject property is developed with a single-family residence with direct access to W. 6th Street. There are numerous parcels within the overall neighborhood between W. 6th Street and Bob Billings Parkway that are undeveloped and will have an overall impact on the area in the future.
Staff Finding – The defining character for this area has been established as a low-density single-family neighborhood. The neighborhood is anchored with an elementary school and public park land located south and west of the subject property. A large office/business park development is located in the southeast portion of the neighborhood. Commercial uses are planned at the northwest and exist at the northeast corner of the neighborhood located along W. 6th Street. Residential development is the predominant land use anticipated for the central and interior portions of the neighborhood. The property will abut conventional low-density single-family lots along the southern boundary of the subject property.
III. SUITABILITY OF SUBJECT PROPERTY FOR THE USES TO WHICH IT HAS BEEN RESTRICTED
The current A (Agricultural) District zoning designation is inappropriate since the property has been annexed into the City of Lawrence. Prior to annexation, this area was located within the Urban Growth Area and had been planned and anticipated for urban development for many years. The proposed request is for a zoning district that allows multi-family residential development.
The proposed request is intended to be considered with the proposed RM-2 (Multiple-Family Residence) District request to the north to establish a land use transition between W. 6th Street and the single-family development to the south.
The purpose of the RM districts is stated in Section 20-603 as follows: “RM Districts are designed to provide areas for medium and high population density. RM districts will consist mainly of (1) areas containing multi-family dwellings (including two-family dwellings) with some single-family dwellings, (2) areas which contain single-family and two-family dwellings, are centrally located, and are appropriate to ultimate multi-family development, and (3) open areas where future multi-family development appears desirable. In addition to the general purposes applying to the RM and RS districts, the regulations for the RM Districts are designed to encourage the provision of multiple-family accommodations in districts of four permitted densities.” The proposed RM-1 (Multiple-Family Residence) District extends into the north central portion of the neighborhood. Staff concurs that the request would be consistent with the purpose statement. The request is consistent with the transition concept if addressed in detail through the plat and site plan requirements for development.
Horizon 2020 is discussed in detail later in this report, but land use and density recommendations are elements of the suitability question. The Comprehensive Plan acknowledges that low and medium density residential development should be used for transitions between land uses.
Staff Finding - The current A (Agricultural) District zoning designation is inappropriate since the property has been annexed into the City of Lawrence. The proximity to W. 6th Street makes low-density residential development less desirable. The ability to mix housing types and transition land uses between 6th Street and the low-density detached housing to the south is beneficial because it provides housing choices within the neighborhood.
IV. LENGTH OF TIME SUBJECT PROPERTY HAS REMAINED VACANT AS ZONED
Staff Finding - The property is unimproved and has been zoned A (Agricultural) since the adoption of County zoning in 1966. The property is undeveloped.
V. EXTENT TO WHICH REMOVAL OF RESTRICTIONS WILL DETRIMENTALLY AFFECT NEARBY PROPERTY
Approval of the request would expand the types of housing that could be constructed at the north end of the neighborhood. Zoning and subdivision approval are required prior to development. The RS-2 (Single-Family Residence) District request located to the south will include single-family lots that abut this property in the future. The proposed district allows for a maximum density of 12 dwelling units per acre.
Staff Finding - Approval of this request will add restrictions to development of the property but will allow an increase in residential density and expand the housing type within the neighborhood.
VI. RELATIVE GAIN TO THE PUBLIC HEALTH, SAFETY AND WELFARE BY THE DESTRUCTION OF THE VALUE OF THE PETITIONER’S PROPERTY AS COMPARED TO THE HARDSHIP IMPOSED UPON THE INDIVIDUAL LANDOWNERS
The request abuts an arterial street on the north side. This area has been anticipated for residential development since the late 1980’s. Higher intensity uses have also been anticipated along the arterial street. The intent of providing a land use transition between higher and lower intensity uses is for the protection of the integrity of the low-density element of a neighborhood. The RM-1 (Multiple-Family Residence) District allows for a mix of multi-family housing choices.
Staff Finding – The RM-1 District is within the medium density residential range and is suitable to transition between low-density single-family detached housing and higher density uses and activities found along arterial streets.
VII. CONFORMANCE WITH THE COMPREHENSIVE PLAN
Horizon 2020 recommends that “Compatible densities and housing types should be encouraged in residential neighborhoods by providing appropriate transition zones between low-density residential land uses and more intensive residential development and between higher density residential uses and nonresidential uses.” The Plan also anticipates that low-density residential development will “continue to be the predominate land use in the City.” The most common method to assure compatibility is to extend or continue a particular zoning district. An alternative is to limit the location and depth of other land uses. The proposed request will abut a low-density residential district along the southeast and southwest property lines.
The proposed request allows for a maximum density of 12 dwelling units per acre. Horizon 2020 addresses medium-density development as follows:
Medium-density residential development, reflecting an overall density of 7 to 15 dwelling units per acre, is recommended as clustered development at selected locations along major roadways, near high-intensity activity areas, and when adjacent to important natural amenities. This type of land use may be a likely choice for cluster development where density can be transferred from the natural area to the remainder of the property to creatively retain natural features which will enhance the overall development.
Medium-density residential areas are intended to promote a mix of housing types within planned development areas. Medium-density areas should include a mix of single-family detached and attached homes, cluster homes, townhouses and similar housing types, designed and arranged to create compatible and attractive new residential environments. Extensive concentrations of the same housing type or development pattern should be avoided.
Most of the sites recommended for new medium-density residential development occupy transitional locations between single-family neighborhoods and office/commercial areas. Some sites are recommended near large open space or natural areas. In addition to providing attractive new housing options within the city, these areas should be designed to help avoid major and abrupt changes in density or use. Existing and planned medium-density residential development is widely scattered throughout the city.
The proposed request is consistent with this description and use of medium density land use.
Municipal services can be extended to this property. Horizon 2020 further provides recommendations for lot orientation and access which will be discussed as part of the preliminary plat review.
Staff Finding - The proposed request is consistent with Horizon 2020 land use recommendations.
STAFF REVIEW
Key elements related to appropriate development are integration of the subject property with the surrounding low-density development to the south. These elements will be included in a review of the physical development of the site through the subdivision plat and site plan development process.
Requiring the zoning to be contingent upon final platting reduces the errors that result when platted lot lines occur after zoning boundaries are set. These errors are often not discovered until developers or residents are attempting to finance a home and are informed that they have multiple zoning districts across their lot. The recommendation that the zoning be contingent upon approval and recording of a final plat is consistent with previous recommendations on land use requests.
PROFESSIONAL STAFF RECOMMENDATION
Staff recommends approval of rezoning Z-03-20-05 approximately 7.4 acres from A (Agriculture) District to RM-1 (Multiple-Family Residence) District and forwarding it to the City Commission with a recommendation for approval based on the findings of fact found in the body of the staff report and subject to the following condition:
1. Recording of a final plat prior to publication of the rezoning ordinance.