05 ATTACHMENTS 2-5 - Laserfiche WebLink

Dennis Drive A condition of approval for the adjacent PUD -97 (3520 Dennis Drive and 2201 Martin Avenue) required the property owner to dedicate to the City sufficient area to widen Dennis Drive in front of 3520 Dennis Drive to include a 28 -foot -wide street with a five-foot wide monolithic sidewalk. Although the property owner dedicated the land and deposited funds to allow the widening in the future, the Dennis Drive frontage was not fully widened when its parcel map was processed by the City in 2006. Similarly, the property owner for the applications being considered will be required to dedicate area for widening Dennis Drive along the property frontage, and to either implement the widening on the City's behalf or provide sufficient financial security to assure completion when the City constructs the widening project at some unspecified time in the future. Prior to commencement of the street widening, City Engineering Department staff will coordinate with the property owner of 3520 Dennis Drive. ANALYSIS Consistencv with General Plan and Zonina Land Uses: General Plan The density of any individual parcel must fall within the allowable density range for the General Plan land use designation. The subject property has a General Plan Land Use Designation of Low Density Residential (LDR), which allows a maximum density of less than two dwelling units per gross acre (translating to a density of 1.999... dwelling units per acre) with a mid -point density of one dwelling unit per gross -acre. The proposal, for two units would reflect an equivalent density of 1.2 dwelling units per acre, which is consistent with the low-density designation. The proposed density is above the mid -point density of 1 du/ac and would typically require a public amenity with development, per the General Plan. Examples of amenities include the provision of affordable housing, and dedication and/or improvement of parkland, open space, and/or trails beyond the standard requirements. However, at its public hearing on the prezoning (Ordinance No. 1709 for RZ-97-2) the City Council supported staff and Planning Commission recommendations of a density of a density "approaching two dwelling units per acre, i.e. 1.999 ... du/acre" for the entire areas subject to annexation, including this site. The Planning Commission agenda report also discussed the provision of amenities, recognizing this would be above the mid -point density. The Planning Commission and City Council concurred with staff's recommendation, at the time, that no additional amenities or benefits needed to be provided in conjunction with the density conferred, based on the following factors: 1. The average density of the area surrounding the prezoning project area is 2 du/ac. 2. The difference between 2 du/ac versus 1 du/ac would be approximately 33 more dwellings across the entire area. Although a substantial difference, available land designated for LDR land uses which, when averaged with these sites, would achieve the 1 du/ac Citywide average for this land use designation; and 3. Parkland, open space, and trails were already in place and available in the area to offset the greater number of units. These facilities included the five -acre neighborhood park at the end of Martin Avenue and the 150 -foot -wide buffer area located between Martin Avenue and the gravel quarry. Furthermore, the analysis concluded that PUD -140 & P21-0079, 2207 Martin Avenue Planning Commission 5of10