4.4 PCSR 10-25-2016 tik).11(1 ,
, Request for Action
River
To Item Number
Planning Commission 4.4
Agenda Section Meeting Date Prepared by
Public Hearings October 25, 2016 Zack Carlton,Planning Manager
Item Description Reviewed by
Pauline Clark—611 Xenia Avenue NW BrieAnna Simon, Planner
• Zone Change from R-1 c (Single Family Reviewed by
Residential) to R-2b (Two-family residential),
Case No. ZC 16-06
Action Requested
Recommend,by motion, approval of the zone change from R-1 c (single-family residential) to R-2b (two-
family residential) with the following conditions:
1. A rental license for the existing multi-family building be applied for and approved by January 31,
2017.
2. Prior to issuance of a rental license, the trash containers must be screened and relocated to a point
at least 10 feet from the property line.
Background/Discussion
Staff received a rental license application for a triplex located at 611 Xenia in August of 2016. During the
review process, staff identified that the use was not permitted in the district as the property is zoned
single-family residential, and does not permit multi-unit buildings. Staff researched the zoning of the
property as far back as we have records, and did not find information supporting a possible legal non-
conforming use. Staff directed the applicant to apply for a zone change to bring the property into zoning
compliance.
The home appears to have been constructed in the 1950's,when building permits were not required, as a
multi-family building. The Building Official had an opportunity to review the building and identify code
requirements specific to a multi-family building. He had a couple of concerns,but nothing that cannot be
handled during the rental license inspection process. Overall it appears to be a well constructed, multi-
family home.
The site does not meet the current parking standard of 2.5 stalls per unit for multi-family dwellings.
Additionally, one of the required stalls needs to be a covered parking stall. During staffs visit to the site,
six off-street parking stalls were identified,but there are no covered stalls. Due to the topography of the
site and the location of the house, staff does not recommend requiring construction of covered parking,
but any future modifications to the site will require the addition of a garage.
The trash containers are located next to the street and are not screened. Commercial and multi-family
facilites require screening for dumpsters. Single-family homes are also required to store trash containers
out of view from the public right-of-way. Staff recommends moving the containters, and screening them
I' OIERED ® r
NATURE
so they are not visible from the street. This can be accomplished with a fence,but it must meet the 10
foot setback described in ordinance.
Applicable Regulation
In reviewing a proposed amendment, consideration shall be given to existing conditions within the area directly and indirectly
affected by the proposal, the conservation of property values, the use to which the property affected is being devoted at the time,
and relevant provisions, ifanj, in the land use plan.
The purpose of the comprehensive plan is to establish a framework and expectations as to the future use
of land. The comprehensive plan guides the subject property for urban residential uses, and the
maximum density allowed by the R-2b zoning will not exceed the recommended density.
Properties within a half mile of the subject property are guided (comp plan) for residential uses and are
zoned residential. The home has been used as a triplex for many years, and the zone change brings the
parcel into compliance.
Spot zoning is always a consideration when looking at a small rezoning application. Standards define spot
zoning as "the process of singling out a small parcel of land for a use classification totally different from
that of the surrounding area for the benefit of the owner of such property and to the detriment of other
owners." The comprehensive plan notes that densities up to eight dwelling units per acre are encouraged
in the urban residential zones. The plan also identifies R-2b as an existing district appropriate for the
zone, and calls out townhomes and multi-family uses.
In the review of the standards for a Zone Change as outlined,it appears that the request is consistent
with all of these standards.
Financial Impact
None
Attachments
• Location Map
• Applicant's Narrative dated September 21, 2016
• Zoning Map
• Site Aerial
• Comprehensive Plan Language
N:\Departments\Community Development\Planning\Case Files\ZC\ZC 16-06 Clark-P and G Properties\ZC 16-06 sr PC 10-25-2016.docx
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Future Land Use Characteristics
Residential
Rural Residential
Rural Residential uses are guided to be developed as residential use in areas outside of the Urban
Service Area that are not currently served by municipal sewer and water. The predominant land
use in this area is single family detached homes. Forms of detached single family units can be
built in "cluster subdivision". Cluster subdivisions are development patterns that place housing
closer together in order to preserve greater areas of undeveloped land and to minimize the
number of individual on-site septic systems.
A gross density of 0.4 units per acre (1 unit per 2.5 acres) is the target density in the Rural
Residential area. Increases in density should be allowed for achieving certain public objectives such
as preserving natural features (which are not otherwise protected by ordinance), implementing the
City's trail and park master plan (beyond the typical required park dedication), incorporating energy
saving building techniques, or a combination of the above mentioned concepts.
Urban Residential
The Urban Residential area includes land guided for residential use in areas that will be served
by the municipal sanitary sewer system. This Urban Residential land use will be guided by the
density of development and not the type of housing. Densities of this development pattern
would range from a low density pattern consisting mostly of single family detached homes at 2
dwelling units per acre to a denser pattern of smaller lots or attached housing at a density of up
to 8 dwelling units per acre.
The intent of the Urban Residential land use is to have an average overall density of 3 to 4
dwelling units per acre throughout this land use. This density would be averaged over all lands
designated Urban Residential and would be achieved through the use of multiple zoning districts
that apply alternative density restrictions in order to achieve the overall density goals. Currently,
the City uses R-1 b, c, d, R-2a and R-2b to facilitate the density goals throughout the community.
Urban Residential land uses include single family detached housing, duplexes, townhomes and
multiple family dwellings. Housing units may be owner or renter occupied within this land use
designation. Urban residential should provide connections between neighborhoods, including
trails and streets, while also supporting screening and buffering from more intense traffic
corridors and uses.
High Density Residential
The High Density Residential land use category consists of multiple family attached housing
oriented in a vertical fashion, more commonly referred to as apartments and condominiums. This
land use category may accommodate a combination of side by side townhomes and multi-story
buildings. The densities targeted in this category are over 8 dwelling units and up to 20 dwelling
units per acre.
High Density Residential uses are located in places with compatible adjacent land uses and
where the local street system will accommodate the traffic. Preferred settings include adjacent
to Commercial Districts, employment and service centers, civic centers, park facilities, schools,
transit facilities and principal roadway corridors. When located adjacent to lower density
neighborhoods, high density housing can be designed to transition from its most intense use (3
Chapter 5: Land Use / 37