03-15-2004 Planning Packet - Laserfiche WebLink

Home Browse Search

M4-29N STS Wiyzats Bonitvard Mtrcb If. 2004 Piftl 4. Given that the areu recently re-guided for higher density housing have not yet developed, isn't it premature to consider additional areas for higher densit>? Wouldn't it be more appropriate to wait until those areas have developed, then consider whether additional such areas are warranted'* 5. Similarly, if in the future the areas to the north in Long Lake are redeveloped at a higher density, would that be a more appropriate time to consider higher density at this site? Staff Recommendation Staff reconunends denial of the request, for the following reasons: ♦ The basic characteristics used to establish the areas recently rc-guided higher density residential use are not present at this site. Primarily, the site is not near a commercial area that can provide the urban services, nearby shopping, public transportation, walkability, etc. that were compelling reasons for the recent rc-guidings ♦ Insertion ofhigher density housing into the defined Rural Area for a property that the on ^tict finds difficult to develop does not necessarily promote or advance the City's housing goals of providing life-cycle housing where appropriate services can be provided ♦ The property does have a variety of potential uses under the current Rural status and RR-IB zoning, and the fact that the property will now have a freeway along its S W boundary does not in itself suggest that those uses are no longer viable. Frankly, if the site is acceptable for multi-family housing units, why isn't it acceptable for single family units as currently guided? ♦ The development ofhousing at a density of6 units per acre on this site, or potentially as many as 18 units of townhomes, would be totally inconsistent with surrounding development. ♦ The potential negative visual and related activity impacts associated high-dersity residential development abutting the Luce Line Trail would be incorsistent with the City ’s vision for the Rural Area. ♦ The areas rc-guided for hi^cr density housing in the 2000-2020 CMP have yci lo be dev'cloped, and it is premature to consider additional areas until those initial areas arc dc . doped. Plaaoing Commission Action Requested Make a recommendation to the Council as to whether the 2000-2020 CMP should be amended as requested by the applicant A recommendation for denial should slate reasons fc denial. /\ny recommendation for approval should be accompanied by recommended standards to be established for development of the property.