HomeMy WebLinkAboutA010 - Council Action Form dated November 13, 1990 ITEM #:
DATE: 11/13/90
COUNCII, ACTION FORM
SUBJECT:
Hearing to Consider Rezoning of Vacant Land Located Directly West of the
First Addition to Prairie View Subdivision.
ACTION FORM SUMMARY: The Department recommends that this property be
rezoned from R-3 (Medium-Density Residential) to R-2 (Low-Density
Residential) to conform with the Land Use Policy Plan. Staff and the
Planning and Zoning Commission do not support the proposal to arbi-
trarily divide this unplatted parcel of land into two zoning districts
of R-2 in the northern portion and R1-6 in the southern portion.
BACKGROUND:
On October 23, 1990, City Council considered the Council-initiated rezon-
ing of this property. At this meeting, City Council considered two (2)
alternatives, described as follows:
1. Rezone the entire property from R-3 (Medium-Density Residen-
tial) to R-2 (Low-Density Residential); and
2. Rezone the entire property from R-3 (Medium-Density Residen-
tial) to R1-6 (Low-Density Residential).
No Motion was approved by the Council to rezone this property, however,
the Council did refer the rezoning proposal back to staff to analyze the
alternative of rezoning the northern portion of this site to R-2 and the
remaining portion of the site to R1-6.
The northern portion of the site would include the land located south of
24th Street for a distance of 468 feet which would be the westerly exten-
sion of the zoning line between R-2 and R1-6 zoning districts proposed for
the Prairie View Subdivision.
The property proposed for rezoning includes approximately 13.5 acres of
land and is legally described as shown on the attached property survey.
The southern portion of this tract of land has been zoned as R-3 (Medium-
Density Residential) since 1965.
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The northern portion of this tract of land has been zoned as R-3 (Medium-
Density Residential) since 1977. Prior to 1977, this property was located
outside the corporate limits of the City.
ANALYSIS:
Staff Comments. Presently, this parcel of land, the entire 13.5 acres, is
one undivided parcel not platted into lots and not served by an internal
street system.
Typically zoning lines, which separate abutting zoning districts, follow
property lines and/or public right-of-way lines, such as streets. From
the standpoint of good planning practice, zoning lines are not arbitrarily
placed across a single unplatted parcel of land, such as the land under
consideration for rezoning.
Such a practice of arbitrarily locating zoning district lines across an
unplatted parcel can interfere with the future platting and development of
the land.
Density. The permitted maximum dwelling unit density per gross acre
shall not exceed the following:
111-6 : 7.2 dwelling units/acre;
R-2 : 12.4 dwelling units/acre.
The proposal suggested by City Council would allow the following density
on this property:
Location Proposed Acres Permitted D.U. Maximum Allowed
Zoning Per Acre Dwelling Units
North Portion of Site R-2 3.866 12.4 47.9
South Portion of Site R1-6 9.712 7.2 69.9
Total -- 13.578 -- 117.8
The maximum permitted density on the entire site, should it be developed
as a PUD, would be 8.6 dwelling units per acre (117/13.578 acres).
Note: The maximum allowed dwelling units for each zoning district could
be located anywhere on the 13.5 acre site with approval by City Council.
PUD. If this site were to be developed as a Planned Unit Development
(PUD), normal permitted uses would include the following:
Single-Family Dwellings (detached or attached);
Two-Family Dwellings;
Multiple-Family Dwellings;
Churches;
Accessory Buildings;
Maintenance Structures; and
Buildings for Recreational Purposes.
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Note: A mixture of permitted uses could be located throughout the entire
site, as approved by City Council.
Existing Land Use/Zoning.
PROPERTY LAND USE ZONING
Subject Property Vacant R-3
North of Site Agricultural Story Co. A-1
East of Site Single-Family and Two-Family R-2
South of Site High School R-3
West of Site ISU Student Housing R-3
Land Use Policy Plan (LUPP). The LUPP designates this property as
suitable for low-density residential development (1-9 units/acre).
The following POLICIES for residential development, as found in the LUPP,
apply to this rezoning proposal:
B. RESIDENTIAL
Community Priorities
- Maintain and enhance the integrity and character of
existing residential neighborhoods.
B.1. GOAL:
- To provide a wide choice of housing types and locations
to serve the residential needs of the present and future
populations.
B.1.1. Policy:
The Land Use Policy Plan will serve as the basis
to provide for functional new developments,
conservation and preservation of existing neigh-
borhoods and the rehabilitation and/or redevelop-
ment of deteriorating areas.
- The Planning and Zoning Commission plays a
key role in the review of new developments
including both internal and external land use
relationships. This role places the Commis-
sion in the position to direct the type and
quality of new development.
The Commission plays a similar role regard-
ing existing neighborhoods. Through the
recommendation of modifications in existing
ordinances and approval of redevelopment
studies, the Commission provides direction
for preservation and redevelopment efforts.
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B.1.2. Policy-
New housing development will be located adjacent
to existing development to better utilize existing
public facilities and to ensure the orderly growth
of the community.
- This is accomplished by adherence to the
City Council policy that no development
outside the corporate limits will be served by
public utilities. Identification of areas
suitable for residential development in
proximity to existing development can be
accomplished through the Land Use Policy
Plan.
Utilities.
Water: Six-inch line located in the street right-of-way of Prairie
View East.
Sanitary Sewer: Eight-inch line located in the street right-of-way of
Prairie View East.
Storm Sewer: 24-inch line located in the street right-of-way of
Prairie View East.
Comparison of Bulk Regulations.
R-3 R-2 R1-6
Lot Area: S.F. : 6,000 sq. ft. S.F. : 6,000 sq. ft. S.F. : 6,000 sq. ft.
T.F. : 7,000 sq. ft. T.F. : 7,000 sq. ft.
1,800 sq. ft. for ea.
unit over two
Lot Width: Dwellings @ St. Line: Dwellings @ St. Line: Dwellings @ St. Line:
35 feet 35 feet 35 feet
Dwellings @ St. Line: Dwellings @ St. Line: Dwellings @ St. Line:
50 feet 50 feet 50 feet
Front Yard: 25 feet minimum 25 feet minimum 25 feet minimum
Rear Yard: 25 feet minimum 20 feet minimum 20 feet minimum
Side Yard: 6 feet - 1 story 6 feet - 1 story 6 feet - 1 story
8 feet - 2 stories 8 feet - 2 stories 8 feet - 2 stories
10 feet - 3 stories 10 feet - 3 stories 10 feet - 3 stories
20 feet - 4 stories 15 feet - street side 15 feet - street side
20 feet - street side for corner lot for corner lot
for corner lot
Max. Height: 4 stories or 50 ft. 3 stories or 40 feet 3 stories or 40 ft.
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Planning and Zoning Commission Recommendation: The Planning and
Zoning Commission reviewed this request at their meeting of November 7,
1990, and recommended that the area generally referred to as Prairie View
West be rezoned to R1-6 and that the City Council not arbitrarily create a
zoning line of R-2 for the northern portion and R1-6 for the southern
portion. The Planning and Zoning Commission further advises that if an
R-2 and R1-6 zoning combination is desired by the City Council, this
zoning combination should be applied at the time that Prairie View West is
platted.
ALTERNATIVES:
1. The City Council can approve that the subject property be rezoned
from R-3 (Medium-Density Residential) to R-2 (Low-Density Residen-
tial)
2. The City Council can approve that the subject property be rezoned
from R-3 (Medium-Density Residential) to R1-6 (Low-Density Resi-
dential).
3. The City Council can approve that the north 468 feet of the subject
property be rezoned to R-2 (Low-Density Residential), and that the
remaining portion of the site be rezoned to R1-6 (Low-Density
Residential).
4. The City Council can recommend that the subject property not be
rezoned, and remain as an R-3 (Medium-Density Residential) district.
MANAGER'S RECOMMENDED ACTION:
It is the recommendation of the City Manager that the City Council adopt
Alternative #1, a recommendation to rezone the subject property from R-3
(Medium-Density Residential) to R-2 (Low-Density Residential) .
Staff believes that such rezoning will bring this property into conformance
with the Land Use Policy Plan designation.
COUNCIL ACTION:
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