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SITE CHARACTERISTICS <br />Location: 2700 Rice Creek Road <br />Lot Size: 2.28 acres (98,881 SF) <br />Topography: generally flat <br />Comprehensive Plan Designation: MDR, Medium Density Residential <br />Zoning: R – 2, Two Family Residential <br />Surrounding Land Uses: <br /> North: Meadow Wood Park, twin homes <br /> South: Rice Creek Road, townhomes, apartments <br /> East: Cub Foods, apartments <br /> West: twin homes, quad homes <br /> <br />PLANNED RESIDENTIAL DEVELOPMENT AMENDMENT ANALYSIS <br />There are no planned improvements to the property. This request consists of a legislative <br />exercise to confirm 76 units are permitted at 2700 Rice Creek Road. This property was approved <br />through Chapter 7 of the City’s Zoning Code and is considered a Planned Development, <br />specifically a Planned Residential Development. <br /> <br />Zoning Code Section 7-110 outlines amendment procedures for a Planned Residential <br />Development. This section lists amendments as either minor or major, with minor amendments <br />being administratively approved and major amendments requiring Planning Commission and <br />City Council review. Because unit count or density is not an issue specifically outlined in the <br />minor or major categories, staff advised the applicant to make application as if it were considered <br />a major amendment, especially in light of the fact the October 16, 2015 letter was not acceptable <br />for the applicant’s refinancing application. <br /> <br />Section 7-110 (6) requires the Planning Commission to consider amendments based upon the <br />stated principals in Section 7-070 (2) (A – G), with approval being recommended if the <br />amendment is in conformance with these state principals (staff responses in italics): <br /> <br />A. Consistency of the plan with type, density, height and bulk of surrounding lands and the <br />Zoning Code. <br /> <br />Staff finds this criterion to be met. 76 units have existed on this site since 2009. <br />Additionally, the presence of 76 units verses 72 units is a non-substantive increase being <br />the building’s footprint has not increased since original construction. Further, these <br />units are for use of the elderly, some with memory care needs, not producing additional <br />demand on public resources. Lastly, the density that exists (approximately 33 units per <br />acre) is not out of character of the adjacent Meadow Wood Shores Apartments (also 33 <br />units per acre). <br /> <br />B. Consistency with the stated principles of the planned residential development. <br /> <br />Staff finds this criterion to be met. This project was originally approved as a Planned <br />Residential Development so as to increase density to accommodate senior housing, which <br />was in demand at the time. The additional units were created to meet a senior housing <br />need and have not increased the footprint of the building. <br /> <br />C. The plat of the plan and its provisions for public facilities, internal circulation, and <br />recreational spaces. <br />