Kevin Rudd stated that this subdivision about 3-4 years ago was submitted and they took it to Preliminary plan approval, and then about 6 months ago they got an extension. That extension on the Preliminary plan expired in September and so the applicant has to resubmit and go through that process again. It is exactly as you originally saw it. It is a standard subdivision. The zoning is RE-12.5, which is minimum lot size 12,500 sq feet and these lots conform to that. This has on-site retaining and goes through the retention basin and feeds through an underground line to Red Mountain Estates street and it also provides some overflow over the surface. That will come forward in the construction drawings and the design of that. There is an existing home where Craig Flowers lives. The TRC has reviewed this and it complies with our subdivision ordinance, and even though this was submitted years ago, it complies with the current ordinance as well and staff brings this forward with recommendation for approval.
MOTION: Commissioner Bryan Pack moved to approve recommendation on a Preliminary Plan for Crimson Canyon, located at approximately 300 N. 350 E. Craig Flowers-Owner. Development Solutions-Applicant.
SECOND: Commissioner Mike Scott
VOTE: The motion carried unanimously.
| Commissioner Adel Murphy |
AYE |
| Commissioner Bryan Pack |
AYE |
| Commissioner Mike Scott |
AYE |
| Commissioner Lance Anderson |
AYE |
| Chairman Jeff Loris |
ABSENT |
Kevin Rudd stated last meeting we discussed possible areas and lots in the old township and possibly creating some high density residential in the city. There was some hesitation on that, but the Planning Commission did show interest in creating different land use options when it comes to high density residential. We discussed at that time that perhaps within the high density residential and the land use, creating two tiers. Tier One would be an R-1-5 which is a single family residential on a 5,000 sq foot lot, and then we currently have an R-2-6 for duplexes on 6,000 sq foot lot. Maybe we would want to discuss changing that to a larger size lot. Tier Two would be multi-family housing; RM would be apartments, condos townhomes, and then there are RM townhouse only, which is restricted to attached townhomes. When Tier One came forward for a change, the neighbors could feel this was a little more neighbor-friendly, more so than apartments and townhomes. It would give another option when someone comes in to do high density residential. Everyone worries and questions what zone will they be when an applicant comes in, and we don't know until they do the zone change. With Tier One or Tier Two the neighbors would know up front what will be there. It provides more options for the Planning Commission and the City Council and gives the neighbors and public on a land use change to know what will actually go in there. Commissioner Adel Murphy inquired if someone wants to come in on a Tier Two and we say no it would be better to be a Tier One, we could recommend that? Kevin Rudd stated absolutely. It would be an option if someone came in and requested high density residential in Tier Two that the Planning Commission may make a recommendation to City Council that you feel Tier One is more appropriate for that location. The neighbors will know a little bit more of what type of use it's going to be. Before, it could be R-1-5 clear up to apartments. With land use, we couldn't say which one it would be for certain until the applicant went through the zone change. Commissioner Lance Anderson stated with the tiers it will still cause a little controversy, but with RM or RM townhome it will only be one or the other instead of a big range and it will also be with our design standards and a two-car garage. Kevin Rudd stated this was staff's idea of one way to help and give more options and give the neighbors a better idea from step one, which is land use, on what they are looking at. Townhomes are attached housing and they can start as small as three units together, but you can hook together as many as you want to so it can become a large building. Commissioner Lance Anderson stated that the townhome ordinance that the Planning Commission recommended was to stay under three units. Kevin Rudd stated yes and if they do four units or less it is a reduced setback on them. This makes it a little bit more transparent. When we do a land use change the first question people ask on high density residential is what is the zoning going to be and we don't know until they do the zone change. This would narrow it down. Commissioner Bryan Pack inquired didn't we have a fifth option? We had a twinhome or a concept similar to that. R-2-10? Kevin Rudd stated yes and the other thing staff is proposing is to define these two zones a bit more. Right now in an R-2-5 they can be up to 25 feet and it is not restricted to a single story. Staff proposes to limit that to a single story home with a maximum height of 18 feet. Most of these Tuscan-style single family dwellings are under 18 feet. They would require a 2000 sq foot garage and a minimum living space of 1000 sq feet. So if someone chose this zone the neighboring properties would know they'd be limited to a single story. You could limit it further to say no bonus room in the attic space. If they can keep it within 18 feet they can possibly put a family or game room in the attic that is affordable space. High density would be allowed but these are the restrictions to it and it would be less impactful to the neighboring properties. R-2-10 would make it bigger. R-2-6 is kind of small and nobody has ever applied in that zone. Duplexes don't seem to be a popular sell here. This is another housing option to have a duplex but it would require a two car garage and a minimum living space of 1000 square feet. Another idea would be to put in a requirement that the twinhome be designed in such a way that it looks like a single family dwelling. We could ask Dale Coulam the best way of how we define that. Commissioner Mike Scott stated that it may be a good idea to identify that as R-2-10 is a twinhome. Kevin Rudd stated he has been to an upscale twinhome neighborhood and seen some nice homes. Commissioner Adel Murphy stated that duplex just has a different sound to it. Commissioner Mike Scott stated that he thinks having the requirements, like the two car garage, brands this differently. Kevin Rudd stated it should also be built as a townhome, where there are two separate dwelling units so there is more of a two-hour fire wall to create a property line between them. It would encourage more people to buy these and live in them; rather than buy them and rent them out. Maybe have a little higher-end product when it's done. It will provide some protection. Anthem, Copper Canyon, Eagle Rock are all $300,000+ homes in there and they are built on 5000 sq foot lots. This is staff's idea on how to help give options on high density zoning. Commissioner Lance Anderson inquired about recapping on what is required in the townhome ordinance. Kevin Rudd stated that City Council created a townhome zone that defines what a townhome is. It is a dwelling unit where two sides are open to a front and back yard. Condominiums do not do that. Apartments are stacked on each other. City Council required a two-car garage with it. and complies with design guideline. Commissioner Lance Anderson inquired why not insert this up by the R-1-5 and R-2-10? Commissioner Adel Murphy inquired if City Council changed it to where they can have four attached to each other? Kevin Rudd stated if they went to more than four units then it increased the setback. Commissioner Lance Anderson stated that they will have a real similar look to a big house. Kevin Rudd stated that the thing about the townhomes is that they will wind up being two-story. Roberts is a smaller example and go down 400 East in Santa Clara's Tuscan Ridge, and those are 4-6 unit buildings. It is impactful. Commissioner Mike Scott stated that he likes the Tier One and Tier Two breakout. Commissioner Adel Murphy inquired if the townhome garages are attached though? That was the Planning Commission's intent. Kevin Rudd stated he can't say for sure on that. If we take a development like Anthem Estates those homes don't actually sit on a lot. Padres Lakes are called townhomes but are single story. Those are all owned in common and they only own that dwelling unit footprint. Commissioner Lance Anderson inquired in the R-1-5 and the R-2-10 they can't do short-term rentals? Kevin Rudd stated they could do a short-term rental overlay on any one of these zones as part of that zone change. We had started to look at some of the vacant properties in the old township. He doesn't know if the Planning Commission wants to pursue that or not. Commissioner Bryan Pack stated if we give guidelines to help predict better what people are going to do with it, it has to be fairly consistent with what other structures are there. Tier One would be the one we would mostly be looking at. Kevin Rudd stated it would cost a property owner a thousand dollars to find out if it is possible or not. Commissioner Bryan Pack stated neighbors would like that better, and we perceive a need for that type of housing. He would say no we do not need to go through the vacant lots in the old township. It doesn't make sense to go through each individual lot. Kevin Rudd stated that his position is to tell people what his odds are, but it will cost the applicant a thousand dollars to find out. Commissioner Bryan Pack stated that adding in the R-2-10 option they can do more with it. That extra zone makes me feel better about that. Kevin Rudd stated if we are not going to be proactive and leave it to the property owners when people ask the question if they have a chance; I would like to be able to say that we would consider that or not. Commissioner Lance Anderson stated that their chances would be better after we define these. Kevin Rudd stated he would like to have some indication from the Planning Commission and City Council if there is a chance in legal non-conforming lots of records. Nothing within a recorded subdivision plat. No CCRs, just zoning regulations. There is a little more flexibility but also less protection. So Staff will draft this up or does the Planning Commission want to think about it? We would call them twinhomes and limit those to single story. They would be 18 feet with a two car garage. Commissioner Mike Scott stated we would recommend the change to specifically Tier One and City Council could say no and Tier Two would be perfect. Commissioner Adel Murphy stated she is concerned about that as well. Chairman Jeff Loris stated that these would require Public Hearings. It will be easier to get the public input on what goes in there and then recommend. Kevin Rudd stated that the State mandates that we have affordable housing in our City. Land is the most significant cost when it comes to affordable housing. So Staff will tighten up a draft closer to ordinance form and put it on the agenda and talk about it more. Think about additional ideas to help make these more affordable.