| ITEM #: 18. DATE: 02/28/2022 AI #:681 |
 |
CITY COUNCIL ACTION REPORT
| SUBJECT: | REZONE APPROXIMATELY 6.23 ACRES FROM AGRICULTURAL URBAN TO MF-18 WITH THE CLEVELAND DEVELOPMENT REGULATIONS MF-18 WITH PAD OVERLAY |
| STAFF PRESENTER(S): | Christian M. Williams, Senior Planner |
OTHER PRESENTER(S):
Taylor Earl, Applicant
SUMMARY
Public Hearing followed by vote on request to rezone for approximately 6.23 acres generally located approximately 50 feet south of the southeast corner of Sarival Avenue and Portland Street from Agricultural Urban (AU) to MF-18 with a PAD Overlay.
Recommendation
1. ADOPT RESOLUTION NO. 2022-2209, DECLARING AS PUBLIC RECORDS THOSE CERTAIN DOCUMENTS FILED WITH THE CITY CLERK AND TITLED, “OFFICIAL SUPPLEMENTARY ZONING MAP NO. 21-14” AND “LEGAL DESCRIPTION – PROPERTY,” AND “THE CLEVELAND DEVELOPMENT REGULATIONS MF-18 WITH PAD OVERLAY (JANUARY 2022).
2. ADOPT ORDINANCE NO. 2022-1524, CONDITIONALLY REZONING APPROXIMATELY 6.23 ACRES OF PROPERTY LOCATED APPROXIMATELY 50 FEET SOUTH OF THE SOUTHEAST CORNER OF SARIVAL AVENUE AND PORTLAND STREET FROM AU URBAN TO MF-18 WITH PAD OVERLAY TO BE KNOWN AS THE CLEVELAND; AMENDING THE ZONING MAP OF THE CITY OF GOODYEAR; PROVIDING FOR NON-ABRIDGMENT; PROVIDING FOR CORRECTIONS; PROVIDING FOR SEVERABILITY; PROVIDING FOR AN EFFECTIVE DATE; PROVIDING FOR PENALTIES; AND DIRECTING THE CITY CLERK TO RECORD A COPY OF THIS ORDINANCE. (Christian M. Williams, Senior Planner)
2. ADOPT ORDINANCE NO. 2022-1524, CONDITIONALLY REZONING APPROXIMATELY 6.23 ACRES OF PROPERTY LOCATED APPROXIMATELY 50 FEET SOUTH OF THE SOUTHEAST CORNER OF SARIVAL AVENUE AND PORTLAND STREET FROM AU URBAN TO MF-18 WITH PAD OVERLAY TO BE KNOWN AS THE CLEVELAND; AMENDING THE ZONING MAP OF THE CITY OF GOODYEAR; PROVIDING FOR NON-ABRIDGMENT; PROVIDING FOR CORRECTIONS; PROVIDING FOR SEVERABILITY; PROVIDING FOR AN EFFECTIVE DATE; PROVIDING FOR PENALTIES; AND DIRECTING THE CITY CLERK TO RECORD A COPY OF THIS ORDINANCE. (Christian M. Williams, Senior Planner)
FISCAL IMPACT
Although a fiscal impact analysis has not been conducted on this specific project, all new development will have an ongoing fiscal impact on the city. The development is responsible for construction of all infrastructure necessary to serve the site and will generate one-time revenue for the city through payment of permits, construction sales tax and development impact fees. Longer term fiscal impacts include increased demands for municipal services, the costs of which may or may not be offset by increased property values/tax levies, city sales tax, state shared revenues and the increased demand for commercial and retail development. Any areas that will be maintained by the city are constructed by the developer and then conveyed to the city two years after construction.
BACKGROUND AND PREVIOUS ACTIONS
The zoning for this property is Agricultural Urban (AU) as established in 1983 through Ordinance No. 83-156.
Additionally, in 2014, a Special Use Permit for a Wireless Communication Facility (WCF) to construct a 70-foot tall monopalm and support equipment was approved with a waiver to allow a reduced setback of 83 feet from the north property line in lieu of the required 140 feet (Case No. 14-350-00001).
The current request proposed to rezone 6.23-acres of Agricultural Urban residential to a residential use in the form of a townhouse style multi-family development.
Additionally, in 2014, a Special Use Permit for a Wireless Communication Facility (WCF) to construct a 70-foot tall monopalm and support equipment was approved with a waiver to allow a reduced setback of 83 feet from the north property line in lieu of the required 140 feet (Case No. 14-350-00001).
The current request proposed to rezone 6.23-acres of Agricultural Urban residential to a residential use in the form of a townhouse style multi-family development.
STAFF ANALYSIS
A rezoning request requires public review and vote by the Planning and Zoning Commission and the City Council. The proposed rezoning must be in conformance with the General Plan and should not adversely impact the surrounding area.
Details of the Request:
The applicant is requesting a zoning change from the current Agricultural Urban (AU) to MF-18 with a Planned Area Development Overlay to facilitate the development of a townhouse style multi-family development under the existing City of Goodyear Zoning District. An MF-18 Zoning District shall be developed under the Multi-Family Design Guidelines as outlined in the Goodyear Design Guidelines.
The use of a PAD Overlay is justified as the current development standards for the MF-18 zoning district do not address some of the unique circumstances found within this infill development with a narrow lot and existing wireless communications facility.
The proposed PAD overlay will modify the MF-18 standards as follows:
Development Standards:
(1) The increased setbacks required for buildings that exceed a height of 20 feet shall not apply.
(2) Trash enclosures shall be visually screened, be oriented away from the residential buildings on the Property and shall contain landscaping between the trash enclosure when near a residential building on the Property
In addition to retaining the existing Special Use Permit for the Wireless Communications Facility, the PAD Overlay contains standards for trash enclosures, recreational open space, private open space, architecture, pedestrian connectivity, walls, amenities and continuity within the adjacent Canyon Trails community.
Setbacks and Landscaping:
The proposed PAD Overlay reduces side yard setbacks from 30 feet to 20 feet on the north side and to 15 feet on the south side of the community. This reduction is mitigated by the presence of a 65-foot landscape tract on the north side of the property line, which is owned and maintained by Canyon Trails Homeowners Association. This tract does not contain any pathways, nor is it otherwise active. It appears to function as drainage only. Combining this open space with the proposed setbacks totals a combined setback of 87 feet to Portland Street.
Adjacent to the southern property line is a church, zoned AU. There is an existing 10-foot landscaped buffer on the church property adjacent to the property line, then there is a parking lot. The proposed 15-foot setback will not have an impact on the parking lot or church itself.
Additionally, the PAD Overlay proposes to reduce the rear yard setback from 30 feet to 15 feet on the east side. There is an existing canal along the eastern property line that creates an additional 20-foot buffer to the existing single-family residential lot.
Trash Enclosures:
The PAD Overlay would permit a trash enclosure within 50 feet of a residentially zoned tract, however, this tract is a landscape buffer/ drainage tract owned by the Canyon Trails Homeowners Association and does not contain single-family homes. The trash enclosures will be well over 150 feet from existing single-family residential homes and more than 80 feet away from a vacant lot which may, in the future, contain a residential home. The PAD Overlay deviation request is for trash enclosures to be no closer than 80 feet from residential lots.
Additionally, trash enclosures will not be closer than 20 feet to a residential multi-family residential structure on the property and will contain landscaping between the trash enclosure when near the residential multi-family building, will be oriented away from adjacent residential multi-family buildings and be visually screened.
Double Walls:
An existing block wall is located along the northern property line owned by the Canyon Trails Homeowners Association (the “HOA Wall”). South of this wall there is an APS easement along that boundary, which cannot be enclosed into a private backyard; the area must remain open.
The PAD Overlay would allow the construction of a parallel rear yard private yard walls no closer than 10 feet from the existing HOA Wall, The constructed rear yard private yard walls would be required to be view fencing (entirely wrought iron minus support columns) along this area and if any side yard privacy walls (i.e. perpendicular to the existing HOA wall) are built within 20 feet of the existing HOA Wall those portions of the wall would be required to be constructed of view wall with a maximum of 4 feet of CMU (Concrete Masonry Unit) or a similar material (i.e.: the view wall shall contain view fencing (wrought iron) or no fencing above the 4 foot height). Additionally, the space between the HOA wall and the private view fence would be required to be activated with a 4-foot-wide compacted decomposed granite (DG) walking pathway.
Wireless Communications Facility:
The existing communication tower will remain on the property in its existing location with an existing 10-foot-high wall enclosure. Washingtonian Palm trees are to be planted around the existing monopole to mitigate the visual impact.
Evaluation Criteria:
Per the city of Goodyear Zoning Ordinance, the city’s review and recommendation on a zoning amendment is to be guided by the following criteria:
1. Consistency with the General Plan.
2. Suitability of the subject property’s physical and natural features for the uses permitted under the proposed zoning district.
3. Compatibility of all potential uses allowed in the proposed zoning district with surrounding uses and zoning.
4. Proposed zoning district’s consistency with other land uses within the immediate area and whether uses allowed under the proposed zoning district would be better suited to the subject property than the uses allowed under the current zoning.
Phoenix-Goodyear Airport:
5. Demand for the types of uses permitted in the proposed zoning district in relation to the amount of land currently zoned and available to accommodate the demand.
6. Demands for public services that will be generated by the uses permitted in the proposed zoning district.
Fire Response:
Police Response:
Streets/Transportation:
Water/Wastewater:
7. Potential adverse fiscal impacts that will result from providing services to areas not in proximity to where existing public services are provided.
8. General public concerns.
9. Whether the amendment promotes orderly growth and development.
10. Any other factors related to the impact of the amendment on the general health, safety and welfare of the citizens of the City and the general public.
Details of the Request:
The applicant is requesting a zoning change from the current Agricultural Urban (AU) to MF-18 with a Planned Area Development Overlay to facilitate the development of a townhouse style multi-family development under the existing City of Goodyear Zoning District. An MF-18 Zoning District shall be developed under the Multi-Family Design Guidelines as outlined in the Goodyear Design Guidelines.
The use of a PAD Overlay is justified as the current development standards for the MF-18 zoning district do not address some of the unique circumstances found within this infill development with a narrow lot and existing wireless communications facility.
The proposed PAD overlay will modify the MF-18 standards as follows:
Development Standards:
| Development Standard | The Cleveland PAD Overlay |
| Min. Side Setback (North) (1) | 20 ft. |
| Min. Side Setback (South) (1) | 15 ft. |
| Min. Rear Setback (East) (1) | 15 ft. |
| Min. Trash Enclosure Setback from Residential Buildings on the Property (2) | 20 ft. |
(2) Trash enclosures shall be visually screened, be oriented away from the residential buildings on the Property and shall contain landscaping between the trash enclosure when near a residential building on the Property
In addition to retaining the existing Special Use Permit for the Wireless Communications Facility, the PAD Overlay contains standards for trash enclosures, recreational open space, private open space, architecture, pedestrian connectivity, walls, amenities and continuity within the adjacent Canyon Trails community.
Setbacks and Landscaping:
The proposed PAD Overlay reduces side yard setbacks from 30 feet to 20 feet on the north side and to 15 feet on the south side of the community. This reduction is mitigated by the presence of a 65-foot landscape tract on the north side of the property line, which is owned and maintained by Canyon Trails Homeowners Association. This tract does not contain any pathways, nor is it otherwise active. It appears to function as drainage only. Combining this open space with the proposed setbacks totals a combined setback of 87 feet to Portland Street.
Adjacent to the southern property line is a church, zoned AU. There is an existing 10-foot landscaped buffer on the church property adjacent to the property line, then there is a parking lot. The proposed 15-foot setback will not have an impact on the parking lot or church itself.
Additionally, the PAD Overlay proposes to reduce the rear yard setback from 30 feet to 15 feet on the east side. There is an existing canal along the eastern property line that creates an additional 20-foot buffer to the existing single-family residential lot.
Trash Enclosures:
The PAD Overlay would permit a trash enclosure within 50 feet of a residentially zoned tract, however, this tract is a landscape buffer/ drainage tract owned by the Canyon Trails Homeowners Association and does not contain single-family homes. The trash enclosures will be well over 150 feet from existing single-family residential homes and more than 80 feet away from a vacant lot which may, in the future, contain a residential home. The PAD Overlay deviation request is for trash enclosures to be no closer than 80 feet from residential lots.
Additionally, trash enclosures will not be closer than 20 feet to a residential multi-family residential structure on the property and will contain landscaping between the trash enclosure when near the residential multi-family building, will be oriented away from adjacent residential multi-family buildings and be visually screened.
Double Walls:
An existing block wall is located along the northern property line owned by the Canyon Trails Homeowners Association (the “HOA Wall”). South of this wall there is an APS easement along that boundary, which cannot be enclosed into a private backyard; the area must remain open.
The PAD Overlay would allow the construction of a parallel rear yard private yard walls no closer than 10 feet from the existing HOA Wall, The constructed rear yard private yard walls would be required to be view fencing (entirely wrought iron minus support columns) along this area and if any side yard privacy walls (i.e. perpendicular to the existing HOA wall) are built within 20 feet of the existing HOA Wall those portions of the wall would be required to be constructed of view wall with a maximum of 4 feet of CMU (Concrete Masonry Unit) or a similar material (i.e.: the view wall shall contain view fencing (wrought iron) or no fencing above the 4 foot height). Additionally, the space between the HOA wall and the private view fence would be required to be activated with a 4-foot-wide compacted decomposed granite (DG) walking pathway.
Wireless Communications Facility:
The existing communication tower will remain on the property in its existing location with an existing 10-foot-high wall enclosure. Washingtonian Palm trees are to be planted around the existing monopole to mitigate the visual impact.
Evaluation Criteria:
Per the city of Goodyear Zoning Ordinance, the city’s review and recommendation on a zoning amendment is to be guided by the following criteria:
1. Consistency with the General Plan.
The General Plan designation for this site is “Neighborhood.” As stated earlier, the Neighborhood designation allows for “a wide range of densities and housing products, public and community facilities such as schools and places of worship, and commercials uses at appropriate densities and locations.” The immediate surrounding area and this proposed development can be qualified as fitting within the Neighborhood category. There are existing churches, schools, and residential uses ranging from a lower density single family to a higher density multifamily within a half mile of the subject property. The Neighborhood Land Use Category would permit a multi-family development with a density of 18 units per acre adjacent to an arterial roadway.
2. Suitability of the subject property’s physical and natural features for the uses permitted under the proposed zoning district.
The Property is relatively flat with no natural features. The long narrow shape is a development constraint for many types of development but works well for multi-family.
3. Compatibility of all potential uses allowed in the proposed zoning district with surrounding uses and zoning.
Current and future uses and development of the properties surrounding the subject property include:
North – Approximately 50-foot open space tract and Canyon Trails (PAD) with single-family residential uses;
South – Agricultural Urban zoned land and religious facilities;
East – Canal and Agricultural Urban zoned land vacant and rural residential;
West – Sarival Avenue and Canyon Trails (PAD) with single-family residential uses;
The proposed zoning district is MF?18. The properties along the east side of Sarival Avenue have developed with uses such as church as a school.
The Property is well buffered from its neighbors. To the north, between the boundary of the Property and the residential lots on the north side of Portland Street, there is an approximately 65-foot-wide landscaped tract owned by the Canyon Trails Homeowners Association and Portland Street. The residential lots on the north side of Portland Street are approximately 130 feet north of the northern property line. To the east, there is a 20-foot-wide canal parcel between the Property and the rural residential parcel to the east. To the south is the church property, which has a landscape tract, two rows of parking and a drive aisle before reaching the church. The church operation would not be negatively impacted by adjacent residential development of two?story homes. Sarival Avenue acts as a buffer to the west. There are 120 feet between the west property line and the neighbors’ east property line on the other west side of Sarival Avenue. The distance is even greater, approximately 165 feet, between the first building and that community’s nearest house.
North – Approximately 50-foot open space tract and Canyon Trails (PAD) with single-family residential uses;
South – Agricultural Urban zoned land and religious facilities;
East – Canal and Agricultural Urban zoned land vacant and rural residential;
West – Sarival Avenue and Canyon Trails (PAD) with single-family residential uses;
The proposed zoning district is MF?18. The properties along the east side of Sarival Avenue have developed with uses such as church as a school.
The Property is well buffered from its neighbors. To the north, between the boundary of the Property and the residential lots on the north side of Portland Street, there is an approximately 65-foot-wide landscaped tract owned by the Canyon Trails Homeowners Association and Portland Street. The residential lots on the north side of Portland Street are approximately 130 feet north of the northern property line. To the east, there is a 20-foot-wide canal parcel between the Property and the rural residential parcel to the east. To the south is the church property, which has a landscape tract, two rows of parking and a drive aisle before reaching the church. The church operation would not be negatively impacted by adjacent residential development of two?story homes. Sarival Avenue acts as a buffer to the west. There are 120 feet between the west property line and the neighbors’ east property line on the other west side of Sarival Avenue. The distance is even greater, approximately 165 feet, between the first building and that community’s nearest house.
4. Proposed zoning district’s consistency with other land uses within the immediate area and whether uses allowed under the proposed zoning district would be better suited to the subject property than the uses allowed under the current zoning.
Luke Air Force Base:
The property does not fall within the Luke Air Force Base Accident Potential Zone or the DNL. However, the subject property is located within the vicinity of a military airport. Given the location of the property the proposed zoning, base operations will not be adversely impacted by this development and stipulations have been crafted to address potential future noise concerns and resident disclosures.
Phoenix-Goodyear Airport:
The property does not fall within the Phoenix-Goodyear Airport DNL.
5. Demand for the types of uses permitted in the proposed zoning district in relation to the amount of land currently zoned and available to accommodate the demand.
There is a high demand for multifamily in the area. This area has seen an uptick in
development and zoning activity as the area is positioned between the Arizona State Route 101 Loop (Agua Fria Freeway) and Arizona State Route 303 Loop (Stump Freeway), which link the Interstate?10 (Papago Freeway) with the Interstate?17 (Black Canyon Freeway) through this area and serves as a major growth center within the West Valley. The proximity of Luke Air Force Base, PV|303, and many other larger employers and an expanding base of businesses in the area. The proposed development will deliver needed housing diversity in this area.
development and zoning activity as the area is positioned between the Arizona State Route 101 Loop (Agua Fria Freeway) and Arizona State Route 303 Loop (Stump Freeway), which link the Interstate?10 (Papago Freeway) with the Interstate?17 (Black Canyon Freeway) through this area and serves as a major growth center within the West Valley. The proximity of Luke Air Force Base, PV|303, and many other larger employers and an expanding base of businesses in the area. The proposed development will deliver needed housing diversity in this area.
6. Demands for public services that will be generated by the uses permitted in the proposed zoning district.
School Districts:
The subject property is located within the Avondale Elementary School District and the Agua Fria Union High School District. Both school districts have been notified of the rezoning request.
Fire Response:
Emergency response times and distances are provided below:
|
Nearest Goodyear Fire Station
|
Shortest path
|
Longest path
|
2nd Nearest Goodyear Fire Station
|
Shortest path
|
Longest path
|
||||
|
Mins
|
Miles
|
Mins
|
Miles
|
Mins
|
Miles
|
Mins
|
Miles
|
||
|
Fire Station #184
|
3.47
|
1.74
|
3.47
|
1.74
|
Fire Station #181
|
6.24
|
3.12
|
6.24
|
3.12
|
Police Response:
The proposed development is located within an existing police patrol beat and the current level of service within the beat can accommodate the development of the property.
Streets/Transportation:
The property will be accessed via Sarival Avenue. The Engineering Department has created stipulations to address traffic issues caused by the development of this property such as limiting access from Sarival Avenue onto the property to a right-in-right-out.
Water/Wastewater:
The subject property will be served by city of Goodyear water and wastewater utilities.
7. Potential adverse fiscal impacts that will result from providing services to areas not in proximity to where existing public services are provided.
There are existing public services already provided in the area.
8. General public concerns.
Public Participation, Public Comment and Planning and Zoning Commission Meeting:
Prior to the application submittal, a virtual meeting was held on May 19, 2021. The majority of the comments and questions received were regarding traffic and privacy concerns for the homes across Sarival Avenue. It was explained that the development was only proposing 2-stories and with the separation between the existing homes and the proposed homes, it would be unlikely for there to be views into the backyards. Following that meeting, representative with Porter Kyle had a follow up meeting with one of the attendees that lives on the west side of Sarival Avenue to discuss the proposed development in further detail.
Following the formal application submittal, an in-person neighborhood meeting was conducted for this proposal on November 8, 2021. Notice of the neighborhood meeting was sent to property owners within 500 feet of the property at least 15 calendar days prior to public hearing to provide ample opportunity for input prior to noticing the public hearing itself, those notices were mailed on October 22, 2021; a sign advertising the neighborhood meeting was posted to the site on October 22, 2021. Residents in attendance at the neighborhood meeting were concerned about added traffic and turning movements at the intersection of Sarival Avenue and Portland Avenue as well as potential cut through traffic on local residential streets in Canyon Trails due to medians, turning movement restrictions and the limited access provided to the project from Sarival Avenue.
A public notice that this rezoning request would be considered and reviewed at a public hearing to be held before the Planning and Zoning Commission on February 16, 2022 appeared in the Arizona Republic Southwest Valley Edition January 28, 2022; postcards were mailed to adjoining owners on January 22, 2022; and the sign(s) on the site were updated on January 26, 2022 to notify residents of the scheduled public hearings.
At the Planning and Zoning Commission meeting, two residents spoke in opposition to the proposal, specifically they were concerned about the project not having access to Portland Street, additional U-Turns at Sarival Avenue and Portland Street and increased cut-thru traffic onto local residential streets within Canon Trails. Additionally, resident emails were received by Staff concerning traffic and the “blocky” appearance of the buildings. Following the public comment period, the Planning and Zoning Commission also voiced concerns about a single-access point as it relates to emergency services and the allowable density. Additional stipulations were requested by the Planning and Zoning Commission to address the lack of access onto Portland Street. Staff provided language to the Commission which would require a secondary access point be provided to and from Portland Street; this would address additional access to the site for residents, visitors and emergency service personnel as well as provide full access and turning movements at Portland Street and Sarival Avenue without the need for U-Turns.
After public discussion, the Commission voted (6-0) to recommend approval of the proposed rezoning, subject to the inclusion of the additional stipulation to require the additional access point to Portland Street. This stipulation, which is set forth below is Stipulation 16 in Ordinance 2022-1524:
Prior to the application submittal, a virtual meeting was held on May 19, 2021. The majority of the comments and questions received were regarding traffic and privacy concerns for the homes across Sarival Avenue. It was explained that the development was only proposing 2-stories and with the separation between the existing homes and the proposed homes, it would be unlikely for there to be views into the backyards. Following that meeting, representative with Porter Kyle had a follow up meeting with one of the attendees that lives on the west side of Sarival Avenue to discuss the proposed development in further detail.
Following the formal application submittal, an in-person neighborhood meeting was conducted for this proposal on November 8, 2021. Notice of the neighborhood meeting was sent to property owners within 500 feet of the property at least 15 calendar days prior to public hearing to provide ample opportunity for input prior to noticing the public hearing itself, those notices were mailed on October 22, 2021; a sign advertising the neighborhood meeting was posted to the site on October 22, 2021. Residents in attendance at the neighborhood meeting were concerned about added traffic and turning movements at the intersection of Sarival Avenue and Portland Avenue as well as potential cut through traffic on local residential streets in Canyon Trails due to medians, turning movement restrictions and the limited access provided to the project from Sarival Avenue.
A public notice that this rezoning request would be considered and reviewed at a public hearing to be held before the Planning and Zoning Commission on February 16, 2022 appeared in the Arizona Republic Southwest Valley Edition January 28, 2022; postcards were mailed to adjoining owners on January 22, 2022; and the sign(s) on the site were updated on January 26, 2022 to notify residents of the scheduled public hearings.
At the Planning and Zoning Commission meeting, two residents spoke in opposition to the proposal, specifically they were concerned about the project not having access to Portland Street, additional U-Turns at Sarival Avenue and Portland Street and increased cut-thru traffic onto local residential streets within Canon Trails. Additionally, resident emails were received by Staff concerning traffic and the “blocky” appearance of the buildings. Following the public comment period, the Planning and Zoning Commission also voiced concerns about a single-access point as it relates to emergency services and the allowable density. Additional stipulations were requested by the Planning and Zoning Commission to address the lack of access onto Portland Street. Staff provided language to the Commission which would require a secondary access point be provided to and from Portland Street; this would address additional access to the site for residents, visitors and emergency service personnel as well as provide full access and turning movements at Portland Street and Sarival Avenue without the need for U-Turns.
After public discussion, the Commission voted (6-0) to recommend approval of the proposed rezoning, subject to the inclusion of the additional stipulation to require the additional access point to Portland Street. This stipulation, which is set forth below is Stipulation 16 in Ordinance 2022-1524:
16. Owner shall acquire, and convey to the city, at no cost to the city, right-of-way to provide access from the Property to Portland Street and from Portland Street to the Property and Owner shall, at no cost to the city, construct all improvements required to provide such access.
9. Whether the amendment promotes orderly growth and development.
The subject property is within a quarter mile of existing development and located within the proximity of City services and infrastructure and is immediately adjacent to an existing development.
10. Any other factors related to the impact of the amendment on the general health, safety and welfare of the citizens of the City and the general public.
The proposed amendment will add residential to an infill parcel within close proximity of transportation facilities.
Attachments
- Resolution
- Supplemental Zoning Map
- Legal Description
- PAD Overlay
- Ordinance
- Aerial Exhibit
- Narrative
- Staff Presentation
- Applicant Presentation