Keep As Is Retain full LMN Low Density Mixed-Use Neighborhood Zoning Up to 8 dwelling units per acre are allowed, or up to 12 dwelling units per acre for qualified affordable housing projects. Single family dwellings, duplexes, townhouses and multiplexes of up to 8 dwelling units are allowed. New developments are required to provide right-of-way for a potential north-south street west of Taft Hill Road. The design drawing illustrates one possible outcome if several lots are developed under this scenario. Each of these developments takes access off of Taft Hill contributing to a safety hazard from left turning movements. None needed. Do nothing. Maintains status quo Not compatible with character of the neighborhood Single family up to multi-family (up to 8-plexes) allowed Some commercial uses are allowed (offices, banks, child care and clinics) Development occurs in piecemeal manner Projects must address tricky (expensive, hard to get approval for) vehicle and emergency access, dedicate portion of North-South road. City obtains North-South road right-of-way as parcels redevelop Difficult to develop long skinny lots. Outcomes are not always the most attractive or well-screened because of need to maximize site to offset cost of infrastructure. Many neighbors do not like development that is occurring When built out, could look like a series of long, skinny cul-de-sacs with no street or sidewalk connectivity Developers need maximum amount of density possible to make projects pencil out Not much opportunity for shared detention, so could see more ghetto swimming pools Higher market feasibility today than other options
OPTION # 1 Rezone to RL Low Density Residential The Low Density Residential (RL) zoning district requires minimum 6,000 square feet lots. Only single-family detached dwellings are allowed. This is considered a downzoning from the current Low Density Mixed-Use Neighborhoods (LMN) zoning district, which allows higher densities and other housing types. The design drawing illustrates one possible outcome if several lots are developed under this scenario. Since the development density is low and few lots redevelopment, there is no need for a north-south street. Could be done by the City as a part of the Northwest Subarea Plan. Maintains feel of existing neighborhood No significant new development New single family houses are allowed on subdivided lots but must address tricky vehicle and emergency access, utility issues, etc. Limits redevelopment potential/return on property investment most severely of the options Eliminates need for the North-South road The lack of North-South road limits commercial ability on SW corner Not planning for North-South road connection may preclude it in the future, depending on what is developed in the meantime No new commercial uses except licensed home occupations Significant neighborhood support (approx. 14 of 31 owners known) Low feasibility for development
OPTION # 2 Retain LMN Zoning, allow some low density redevelopment, interim connectivity This option would retain the Low Density Mixed-Use Neighborhood (LMN) zoning district, but limit the density to 5 dwelling units per acre and the housing types to single family detached dwelling units and duplexes. Like Option 1, it is a downzoning although slightly more development is allowed. The design drawing illustrates one possible outcome if several lots are assembled. In this scenario, cul-de-sacs that connect to either Laporte on the north or Oak Street from the west alleviate the need for Taft Hill Road access. The cul-de-sacs could eventually be connected to the north and south if other lots redeveloped. City-initiated Land Use Code Change to limit housing types in LMN Zone District, would be included in the NWSP New development limited to 5 dwelling units/acre; single family & some duplexes Low feasibility for development, at least until land values significantly increase More compatible to neighborhood than development that s occurring now Wider range of commercial allowed than RL Low Density Residential Zoning Cost of providing infrastructure (streets, stormwater detention, utility connections) very high in relation to density allowed Probably would not accommodate low-income or attainable housing Allows partial development of North-South road and access to Oak Street Some internal street connections that can stand alone for perpetuity Does not preclude opportunity to connect full North-South road in distant future Minimal erosion of rural feel Some new noise, traffic and density Development designed more comprehensively: sidewalks, connectivity As designed, avoids ditch crossing
OPTION # 3 Retain LMN Zoning, allow some moderate density redevelopment, interim connectivity Similar to the Keep As Is option, this option retains the existing Low Density Mixed- Use Neighborhood (LMN) zoning district and allows a variety of housing types. The design drawing illustrates one possible outcome if several lots are assembled. In this scenario, cul-de-sacs that connect to either Laporte on the north or Oak Street from the west alleviate the need for Taft Hill Road access. The cul-de-sacs could eventually be connected to the north and south if other lots redeveloped. City-initiated Land Use Code Change to limit housing types in LMN Zone District, would be included in the NWSP New development limited to 8 dwelling units/acre; single family homes, townhouses, some medium density multi-family Most feasible option from a market perspective Moderate feasibility for development, especially in future as land values increase Development designed more comprehensively: sidewalks, connectivity More compatible to neighborhood than development that s occurring now Wider range of commercial allowed than RL Low Density Residential Zoning Probably would not accommodate low-income or attainable housing Allows partial development of North-South road and access to Oak Street Allows for coordinated access Some internal street connections that can stand alone for perpetuity Does not preclude opportunity to connect full North-South road in distant future Enhanced ability for developers to share sub-regional detention ponds New residences on cul-de-sacs would require fire sprinkling As designed, avoids ditch crossing
Commercial Uses at Northwest Corner Taft Hill/Mulberry Commercial uses have been discussed during the Taft Hill Workshop for the northwest corner of Taft and Mulberry. There is no design drawing associated with this scenario. Development proposal for a neighborhood center would be submitted by property owners Commercial rezoning would be requested by property owners Considerations (Pros & Cons): Some commercial uses allowed (home occupations, B&Bs, child care centers, offices & financial services) under LMN zoning. A neighborhood center can contain additional, small scale commercial uses. If on arterial streets, they must be separated at least ¾ mile apart and must be located where a network of local streets provides direct access to the center. Intent is to provide a focal point to a neighborhood and provide small-scale commercial uses that serve the adjacent residential neighborhood without requiring residents to cross major streets. A neighborhood center would be difficult to achieve today at the northwest corner of Taft Hill Rd./Mulberry St. The NW corner constrained by the existence of a floodway and access issues. The Northwest Subarea Plan is recommending a center at the NE corner of Taft Hill Rd./Laporte Ave. (could preclude the Taft Hill/Mulberry Site). Commercial Rezoning: another option, though concerns by City staff. Concern over stripping out of commercial uses along arterial streets and permitting many uses/sizes inappropriate to the character of the area.