Discuss a Zoning Amendment to Allow Higher Density Residential Development in the COR (proposed Norhart development)

Staff have received a Land Use Application from Norhart to request a Site Plan Review, Zoning Amendment, and Variance to the Height Regulations in the COR Zoning District. While the full application is scheduled to be heard by the Planning Commission on March 28th, Staff wanted direction on how to pursue a Zoning Amendment to allow the proposed density of the project.

Currently, the Subject Property is zoned COR-4b, which allows a residential density of four to fifteen (4-15) units per acre. Norhart's project is proposing 223 residential units on a four-acre parcel, resulting in a proposed residential density of about 55 units per acre. Thus, Staff is looking for guidance on how to accommodate Norhart's request. There are two different methods that Staff could pursue:

1. Rezone the Subject Property from COR-4b to COR-4c to accommodate the density. While COR-4b is limited to four to fifteen (4-15) units per acre, the COR-4c zoning district allows fifteen or more (15+) per acre.
2. Amend the Zoning Code to allow higher unit-per-acre densities in the COR-4b zoning district. This method could include any of the following components:
   • Raising the current maximum density from fifteen units per acre to a higher number;
   • Allowing densities higher than fifteen units per acre when the development exceeds four stories in height and/or includes added amenities for residents;
   • Eliminating the maximum density altogether. (This would result in any development in the COR-4b zoning district needing to meet or exceed four units per acre, but would not prohibit developers from proposing higher densities.)

Staff is looking for guidance from the Planning Commission to determine the best method to address density for the Norhart property and for any future development in the COR.

All costs associated with this request are the Applicant's responsibility.

Additionally, the Applicant is purchasing this property from the City.

While Staff has no recommendation on this item, it is requested that Planning Commission provides feedback and guidance to Staff to determine which method to address zoning and density regulations for the Norhart development.

Provide feedback and guidance to Staff to guide Norhart's Land Use Application for the March Planning Commission meeting.