Commissioner Mike Scott stated that the handout that the Planning Commission received labels the blocks as part of 1,5,and 9 and the vacant lots within them. They have photos of the adjoining and surrounding properties and the streets to give us an idea of what is surrounding them. Commissioner Lance Anderson arrived and disclosed that he has conflicts with the Taviawk final plats on the agenda. Kevin Rudd stated that Lot 1 is a 100 foot lot and is around 12,200 sq feet. Lot 5 is 24,800 sq feet and it has a building permit application for a single family dwelling. Lot 9 have two old township lots and with the leftover right-of-way they could obtain, they could be about an acre. Those were the blocks that Commissioner Mike Scott wanted to discuss tonight. Commissioner Mike Scott stated that since the lot on Block 5 is going to be a single family home, so we can ignore that one located on 100 West and 300 North. Kevin Rudd stated that the next one is 200 West and 300 North, on the Northeast corner. Commissioner Mike Scott stated that the number on the map correlates with the photos of the homes surrounding the vacant lots to give a sense of what is there. Then we can look at the options for each lot to help decide if we should do two single family homes, or townhomes, etc. Kevin Rudd stated across the street is a manufactured home, and a 1200 square foot stick-built home with a garage. Commissioner Bryan Pack inquired if this area is appropriate for townhomes, or maybe the twin-home concept is more appropriate. Kevin Rudd stated if the Planning Commission chose to change to high density residential and then deemed it a good place for a duplex, if the property owner agrees to it, when a developer comes in that is what they could build. We currently have an R2-6 Zone which is a duplex on a 6000 square foot lot, but we have never had anyone apply for that. This next lot is 12000 and two duplexes on the property would be pretty tight. The one located across the street and to the south used to be a duplex and we recognize it as such. Commissioner Bryan Pack stated he would be okay with a duplex there if it blends in. Kevin Rudd stated also a twin-home zone which we'd have to create first. We could do design guidelines to limit it to a single story and two car garage. Chairman Jeff Loris stated on the corner lot, if you put two homes on there, to blend with houses surrounding it would need to be set off the street a bit. Commissioner Lance Anderson inquired what if they include an existing ROW. Kevin Rudd stated that they would possibly have to custom build to fit on this property. On Block 12 is a duplex on a small lot and it works. They have garages. There is no reason why we couldn't put a duplex there. Commissioner Adel Murphy inquired if the duplex zone currently has to have garages. Kevin Rudd stated he doesn't believe so. Commissioner Adel Murphy stated she likes the twinhome zone because of garages. Kevin Rudd stated that the closest you can go is 5 feet for fire code without a fire wall. Chairman Jeff Loris stated that Block 9 is in the middle of the street. These are similar to Robert Ences. Kevin Rudd stated this property would require 6-7 different property owners to cooperate. If we approach this as high density we will not have this type of property anywhere. He inquired if the Planning Commission would rather leave the old township alone. If we think it's a good idea, we could change the land use only and not the zoning. These two lots are currently zoned RE-12.5. 12,500 square feet medium density residential. So the lowest they could ask for is 7500 and up to 4 lots there. Commissioner Adel Murphy stated they are both an acre. Commissioner Mike Scott stated that under the current zone it appears it is impractical to for the land owner to utilize it to its best extent. Chairman Jeff Loris inquired if they could have a shared driveway access. Kevin Rudd stated we'd have to create a shared driveway and not consider it a street. They would have to set up an HOA in order to maintain it and enough room in there to provide a turnaround. The question is if building four homes and building a road would the numbers crunch? Chairman Jeff Loris inquired yes would it be beneficial to do it? Commissioner Lance Anderson stated if it is for rentals then yes. but if they are building for a family member then no. Chairman Mike Scott stated so if it is on a corner lot, leave it as-is, but on those four inner blocks with the middle of the street, then we can work on them. Commissioner Adel Murphy stated she thinks we should add the twin-home zone and a neighbor would be more cohesive to that idea. It would blend in better. A duplex is two units without a garage. A twin-home looks more like a home. Kevin Rudd stated that if we define duplexes as rentals with carports on the end, and twin-homes with attached single family dwellings with two-car attached garages. Chairman Jeff Loris stated we should look at doing a twin-home zoning ordinance. Kevin Rudd stated yes or possibly a R-1-5 Single Family. Chairman Jeff Loris stated the street has to be 150 feet and a shared access without the turn-around. Commissioner Lance Anderson inquired on a R-1-5 zone can they share an access now? Kevin Rudd stated it needs to be a shared driveway access and not a street. So we need to look at a way to create a shared access driveway that goes in and look at small single family dwellings rather than twin-homes. Chairman Jeff Loris instructed Kevin Rudd to come up with a twin-home zone document for them to review. Kevin Rudd stated that doing a twin-home zone is a better choice for adjoining property owners, but they will still not be happy with it. Commissioner Adel Murphy stated that people get nervous about the word high density but we still have a say and can approve or disapprove of a plan. Kevin Rudd stated that currently we have a cross-hatch historic township overlay. We could create some uses in the overlay. We could do an overlay infill zone or uses and criteria in that zone. If we create a twin-home overlay use in that for the manufactured areas to buy two lots and do some twin-homes and clean that zone up. Commissioner Bryan Pack stated we could name it infill zone. Kevin Rudd stated we don't want to end up with big flaglots. Commissioner Lance Anderson stated that it shouldn't be just infill areas though. There should be an overlay area that could be applied for when the time comes. Commissioner Adel Murphy stated that we might want to do it in the historic area first. Commissioner Lance Anderson stated that we should make it citywide, not just the historic area. Kevin Rudd stated If we did it citywide we would just do a zone available in high density residential. We are able to justify doing the historic township area, they are blighted areas or need infill development and we are trying to encourage those property owners to improve that area. Commissioner Lance Anderson stated that Norm's Red Mountain Storage across the street could come in for twin-homes or high density residential and get bombarded with this same conversation. We are trying to make people feel comfortable with the idea. Commissioner Adel Murphy stated we could do two tiers of high density that is condos and apartments in one and a second tier that would have twin-homes, duplexes. Kevin Rudd stated we could say three units or more. Commissioner Lance Anderson stated exactly. One more tier in the land use. Kevin Rudd stated we should look at creating some uses in the overlay. They could also limit them to single story homes. He stated he got the twin-home idea from his trips to Anchorage Alaska. They have some really nice homes there.