3 Rezoning 7305 Galpin Blvd.
Planning Commission
May 1,2001
Page 2
ZONING
LAND USE
DISCUSSION
Staff is looking at alternatives to resolve the potential future development of this parcel. To this
end, we proffer the following alternatives based on an assumption of 2.59 net developable acres.
Land Use Map Amendment from Residential - Low Density to Residential - Medium
Density. The rezoning of the property would be done as,part of the furore development of
the site.
This option leaves potential development of the parcel undetermined until a future developer
proposes a project. While the intent of the land use amendment was to permit a development that
would be consistent with the Walnut Grove project. There is no certainty of the f'mal development
outcome. With a land use designation of medium density, the property could be developed as any
project that maintains the four to eight units per acre net density.
e
Land Use Map Amendment from Residential- Low Density to Residential - Medium
Density and rezoning of the property to Planned Unit Development - Residential (PUD-R)
and develop design criteria that would permit development of up to 10 "craftman style" or
"detached townhouse" homes similar to those in Walnut Grove or up to 13 single loaded
attached townhouses. Walnut Grove developed at a net density of 5.77 units per acre.
These two proposals have a net density of 3.86 and 5.02 units per acre.
This option would be the most consistent with the surrounding development. It would give the
neighbors the greatest surety of the potential future development of the property. It would also
fulfill an implied consensus that the property should be developed with townhouseso
3. Leave the property guided Residential - Low Density. Development of the property would
then be required to meet criteria for Planned Unit Development (PUD) with a minimum lot
Planning Commission
May 1,2001
Page 3
size of 11,000 square feet and an average lot size of 15,000 square feet, Single Family
Residential (RSF) with a m/nimum lot size of 15,000 square feet, or Mixed Low Density
Residential (R4) which permits either single family detached homes on a minimuml 5,000
square foot lot or twin homes on a minimum lot of 10,000 square feet per unit. Staff
estimates that between four and six single family detached units would be developed or 10
twin units would be developed.
This option requires no action by the city. Development of the property would be undetermined
until a future developer proposes a project. However, this option does not accommodate the density
transfer/clustering of development required by the Bluff Creek Overlay (BCO) district. It also may
require approval of variances from the BCO standards.
4~
Amend the Planned Unit Development (PUD) Ordinance to permit density transfer with
attached and cluster housing within the Residential - Low Density district. Leave the
property guided Residential- Low Density.
This option would resolve the density transfer issue in Residential - Low Density lands. The
ultimate development of the property would be undetermined until a development proposal is
submitted. However, the ultimate density would be between 1.2 and four units per acre.
RECOMMENDATION
Staff is requesting that the Planning Commission direct staff as to which option it should pursue.
ATTACHMENT
1. Aerial topography with half section superimposed.
2. 1" = 100' aerial topography with half section superimposed
3. Half section of property
4. Half section of property with potential setback delineated
5. Zero lot line potential configuration
6. Townhouse development potential configuration
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