O-2004-1501-LLL R04-002 - Laserfiche WebLink

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City of La POlie Es/uh1islwd 18.92 Memo To: Members of the Planning and Zoning Com From: Nicholas Finan, Interim Planning Director CC: John Joems, Assistant City Manager Wayne Sabo, City Planner Masood Malik, Planning Coordinator Date: March 26, 2004 Re: Canada Road Zone Change Request to Multi-Family I apologize for the lateness of this, but since the Planning and Zoning Commission meeting of March 24 was canceled, I wanted to update you. There was a staff meeting to discuss the agenda items. Unfortunately, in my absence, some of the thoughts on the Canada Road zone change request from R-2 to R-3 for a multi-family development were not totally incorporated into the analysis. This is one that has some history: In the past, the Planning and Zoning Commission has been reluctant to rezone property in this area, including nonconforming uses. Due to the growth in single-family development in the area and the Comprehensive Plan, this area over an extended period of time could become a strong single-family area. The City has recently purchased land directly across the street for a park. The plans are not finalized, but this park could be a passive park. The City has recently acquired the necessary right-of- way to make Canada Road a four-lane divided roadway to improve traffic in this area. The broker representing this property, as well as adjoining property, has been told previously that the 60 or so acres should be presented as a Planned Unit Development (PUD), but that even then, apartments may not be suitable. Concerns: Based on the Comprehensive Plan, if it is to be changed, an overall plan should be developed for the area taking into account the pipeline easement, drainage system, existing single-family developments, the proposed park, the nonconforming industrial enterprise, the widening of Canada Road, and the 40 to 60 acres of undeveloped property. A PUD with a specific land plan would be the better approach than the incremental parcel-by-parcel change. There is concem for an apartment (a minimum of 100 units and allowed up to 180 units that could have an average of two to four residents) could impact a passive park negatively (it has not been determined if the park will be passive or active, yet). While Canada Road would handle the traffic after the improvements, the apartments generate two to two and one-half times the traffic load as a typical single-family development. If this zone change is approved, but this particular development does not get financing, then any type of apartments could be constructed. Some staff does not feel this application should be approved. Again, I apologize for the lateness of this memo.