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Home My WebLink About20070820 - VI-14 Memo VI-14 To: Planning Commission From: Justin Fortney, Associate Planner Date: August 20, 2007 ORDER A PUBLIC HEARING - City Code Amendment #2007-30 - Creation of R-1 L Zoning District\Rezoning of Various Properties along Redwing Blvd\31st Street Subject: REQUEST The City Council is asked to order a public hearing for September 3rd for the purpose of considering the following actions: 1) Amend various sections of Chapter 15 of the Hastings City Code to create the R- 1 L, Low Density, Large Lot Residential Zoning District. 2) Rezone various properties in the vicinity of Redwing Blvd and 31st Street from R- 2 to R-1 L A IT ACHMENTS · Ordinance Amendments PURPOSE The intent of the change is to better match zoning with existing lot sizes and uses. R- 1 L would create a single family zoning district with a minimum lot size of 18,000 Sq Ft (about .41 acres). The present R-2 District allows for both single and two family units with a minimum lot size of as little as 7,000 s.f. All lots in the proposed area exceed 18,000 s.f. and are single family. ORrnNANCEAMENDMENT Amendment of the following sections of the Hastings City Code is proposed: 150 Construction Regulations 150.09- Accessory Structures (B) Accessory Buildings (9) Chart 155 Zoning Code 155.01- Zoning Map 155.05- Application of District Regulations (D) Accessory Buildings (11) Chart 155.07- Special Provisions (E) Residential Care Facilities (5) Setbacks & height (Chart) 155.09- Parking and Loading (A) General Provisions (4) Add 155.22.5- R-1 L Low Density Residence Large Lot 155.50- Residential Lot Regulations (Chart) 158 Property Maintenance 158.04- Property Maintenance requirements (B) Parking and storage of vehicles (2) REZONING The geographical area considered for rezoning is generally along Redwing Blvd. from 31st Street E down to Malcom Ave. It is presently zoned R-2 Medium Density Residence. A new zoning district of R-1 L Low Density Residence Large Lot is being proposed as its new zoning designation. AFFECT The regulation and permitted use changes from rezoning property from R-2 to R-1 L are as follows: · Minimum lot size will be raised from 9,000 Sq Ft to 18,000 Sq Ft. · Residential care facilities will be required to provide a greater setback from the subject properties. · Minimum parcel widths would increase from 50' to 75' (all existing parcels are over 75' wide) · Interior side setbacks for main structures would increase from 7' to 10'. · Property owners will be allowed to park five vehicles on their property rather than three and two of those can be recreational rather than just one. · The following uses would no longer be allowed by right: o Two family units on one lot (Currently there are no instances of registered two-family units in the proposed rezoning area) o Fire stations o Bed and breakfast lodging facilities · The following uses would no longer be allowed by special use permit: o Residential care facilities o Neighborhood Commercial o Temporary auto sales supporting nonprofit social service organizations BACKGROUND INFORMATION In July the City Council denied a minor subdivision at 3605 Redwing Boulevard because the lot size was inconsistent with neighborhood, there were traffic safety concerns, concerns about the close proximity of the detached garage to a home, and the location of the split was not in character with the neighborhood. Upon direction from the City Council, staff has brought forward this rezoning proposal to assure the character of the neighborhood remains consistent. Comprehensive Plan Classification The 2020 Comprehensive Plan designates this area as U-II - Urban Residential, which allows 4 to 8 units per acre. The density of the proposed rezoning area is about 2 units per acre. Adjacent Zoning ! Notification of Adjoining Property Owners Notification was sent to adjoining property owners. No comments have been received at this time. In July all 37 of the affected property owners were sent a letter informing them of this rezoning proposal, which asked them if they would be in favor or opposed. We received 16 responses in favor of the proposal and only one opposed with no explanation. DRAFT NO. 1 Planning Commission - August 13, 2007 150.09- ACCESSORY STRUCTURES (B) (9) Accessory Building/Structure Number, Size, Setbacks and Setbacks Standards Property Zoning Number of Total Structure Size Side Side Corner* Rear Structures A R-l,R-IL,R-2,R-3,R- I 1,000 5 10 5 4,R-5 R-6 I 1,000 5 10 5 Multi-Family Site Plan Review Site Plan Review Commercial/Office Districts Industrial Districts Site Plan Review Site Plan Review NOTES TO TABLE: * Garages shall be set back 20 feet from right-of-way. 155.01- ESTABLISHMENT OF DISTRICTS; OFFICIAL ZONING MAP. Rezone the highlighted property from R-2 to R-1 L \ \ \ I I 31 ST~ST~E l w ~ ::E o () -I <t; ::E w ~ <t; ::i w ::E <l: 155.05- APPLICATION OF DISTRICT REGULATIONS D) (11) Accessory Building/Structure Number, Size, and Setback Setbacks Standards Property Zoning Number of Maximum Floor Side Comer Side (a) Rear Structures Area Size . A R-l, R-IL, R-2, 1 1,000 square feet 5 10 5 R-3, R-4, R-5 with attached garage (b) R-l,R-IL, R-2, 2 Combined total 5 10 5 R-3, R-4, R-5 1,000 square feet without attached garage R-6 1 1,000 square feet 5 10 5 Multi-Family Site Plan Review Site Plan Review Site Plan Review Site Plan Review Site Plan Review CornrnerciaVOffi ce Districts Industrial Site Plan Review Site Plan Review Site Plan Review Site Plan Review Site Plan Review Districts NOTES TO TABLE: (a) Garages shall be setback 20 feet from the right-of-way. (b) Residential properties with an attached garage are also permitted an accessory storage structure 120 square feet in size or less. 155.07- SPECIAL PROVISIONS (E) (5) Requirements for setbacks and height. Except when adjacent to R-1 or R-1L property, minimum setbacks are as follows: R.O.~ Interior Side Yard Rear Yard 35 feet* 25 feet* 35 feet* NOTES TO TABLE: * Minimum distance to adjacent R-1 or R-1 L property shall equal building height minus 30 feet plus 80 feet. 155.09- PARKING AND LOADING (A) (4) Required parking and loading spaces shall be located on the same development site as the use seNed. Except residential uses in the R-1, R-1 L, and R-2 zoning districts, the city may approve off-site parking if the City Council finds the following. Add: ~ 155.22.5 R-1L LOW DENSITY RESIDENCE LARGE LOT. (A) Intent. The intent of this chapter in establishinq a very low density residence district is to protect the desired character of the lamer lot environment from the possible proqression of a more dense nature. (B) Uses vermitted. (1) Same as permitted in the R-l Low Densitv Residence District. 155.50- RESIDENTIAL LOT REGULATIONS District A R-1 R-lL R-2, NC, and R-3 R-4 RMU R-6 OSR Minimum 10 acres 9,000 18.000 7,000-one 9,700- 5,000 2,500 12 d.u. per 2,500 Lot Area other* other* two other* acre Width At 150 75 75 50-one 66-two - - - - Setback Front 20 20 20 20 20 20 5 15 Interior Side- 10 10 10 7 7 1/2 building 1/4 building 5 b height height-g Corner 10 10 10 10 10 10 5 10 Side- candd Rear- 20 20 20 20 20 20 Y2 bldg. 5 b and d height Height 25-e 25-e 25-e 25-e 25-e 25-e 40-f 25-e NOTES TO TABLE: * Minimum lot area requirements for other uses and all other districts not listed above shall be determined by the city during site plan review. The Planning Director may, at his or her discretion, determine setbacks for accessory structures. a - Where adjacent structures have front yard setbacks different from those required, the minimum front yard setback shall be the average setback of the structures, but in no case shall the front yard setback be less than 10 feet. b - In the R-land R-IL District~, an accessory structure (garage, shed, open deck, and the like) shall be no closer than 5 feet to the rear or adjacent interior side lot line. c - In the R-2 District, an accessory structure (garage, shed, open deck, and the like) shall be no closer than 5 feet to the rear or adjacent interior side lot line. d - Garages facing the street/alley R.O.W. shall be setback at least 20 feet. e - Buildings over 25 feet in height shall require 1/2 foot additional setback for each additional I foot of building height on the required minimum side yard. f - Except as allowed by ~ 155.25. g - The maximum setback required shall be 15 feet, but in no case less than 5 feet. 158.04- PROPERTY MAINTENANCE REQUIREMENTS (8) (2) In the AgriculturalJ. aOO R-1. and. R-1 L Zoned Residential Districts, it is unlawful to park or store more than a combined total of 5 vehicles outside of a structure on a lot. Of these 5 no more than 2 may be of the recreational vehicle/equipment category or the commercial vehicle/equipment category, combined.