Item 5: Ordinance Amending Metro Plan and Refinement Plan - Huntington Crossing

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If approved, the applicant’s request to change the Metro Plan designation to Medium Density Residential would require a zone change to the appropriate R-2 Medium Density Residential zone prior to site development of a multi-family housing project. After this zoning is in place, the policy language above will require that the applicant get approval for any residential development through the planned unit development process. This process does serve as one form of master planning. What proposal was submitted to the neighbors: 3. Council asked what development proposal the applicant took to the neighborhood in response to a statement by the applicant at the hearing wherein the applicant indicated that they had asked for comments from the neighborhood on the proposed plan amendment. Staff response: There is no written record in the file regarding the development proposal the applicant took to the neighborhood. Staff understands from the applicant that the development proposal included in the applicant’s Metro Plan amendment request is the same as what was shown to the neighbors. That proposal (dated August 15, 2006) includes approximately 137 units of medium density housing. Extent of commercial development allowed: 4. Council asked what amount of commercial development could be allowed with a medium density residential zone. Staff response: Under the current zoning of R-1 Low Density Residential, no commercial development would be allowed. Assuming the property is re-designated to medium density residential and the applicant obtains a zone change to R-2, commercial development would only be permitted on the subject property through the PUD process. Approval of commercial use requires demonstration that the commercial uses will serve the residents living in the PUD. As noted below, the maximum density possible under the R-2 Medium Density Residential zone is 28 dwelling units per acre or 196 dwelling units for this site. However, the applicant would need to demonstrate that the proposed commercial uses will serve the actual number of units proposed. Given that 196 units is the maximum number of units possible, staff would envision that the amount of commercial uses permitted would be limited in scope. Reconciliation of Medium Density versus High Density: 5. Council asked about presumed inconsistencies between the applicant’s proposal for a medium density residential designation and the references in the applicant’s materials to plan policy statements that refer to high density residential, asking if this would make the Metro Plan internally inconsistent. Staff response:Staff does not believe that approval of the request for a medium density residential designation would create an internal inconsistency within the Metro Plan. Staff does note that the applicant was originally considering a request for high density residential rather than medium density residential, and that the applicant’s materials may have incorrectly retained references to high-density residential zoning. With regards to supporting policies such as the Metro Plan Residential Land Use and housing Element policy A.11 which states “Generally locate higher density residential development near employment or commercial services, in proximity to major transportation systems or within transportation-efficient nodes.”, staff believes that the term “higher density” is a relative term, and would include medium as well as high density residential zones. As such, approval of the applicant’s request will not make the Metro Plan internally inconsistent. Projected density on the subject property: 6. Council asked what the projected density is for the subject property. Staff response: Currently the property is zoned R-1 Low Density Residential, and this zoning permits one dwelling unit per lot. Assuming the Metro Plan designation is approved and the applicant obtains a