Background/Summary:
Summary of Proposal:
This request pertains to a vacant, infill site of 4.55 gross acres generally located north of the northwest corner of 67th Avenue and Olive in the Acacia District. The applicant proposes to develop a gated multi-family residential community of fifty-six (56), two-bedroom units on the site replete with various amenities, including a pool/spa and dog park. The development would yield a gross density of 12.3 units per acre.
In this request, the applicant is seeking a Minor General Plan Amendment to re-designate the site from Medium Density Residential (5-8 units per acre) to Medium High Density Residential (8-15 units per acre) to facilitate the proposed development program. This application is accompanied by a Rezone for Multi-Family Residential (RM-1) zoning.
Related History:
This site was annexed into the City of Peoria in 1971 through Ordinance 71-121. Subsequently, the initial zoning of Intermediate Commercial (C-2) was affixed to the property. The zoning has remained unchanged since 1971.
In 2005, a request was filed by the same owner (Case Z05-21 - "Portales II") to rezone the property to Multi-Family Residential (RM-1) for a 72-unit multi-family development with a density of 15.8 du/acre. The Planning and Zoning Commission voted 4-1 in favor, with one email of opposition recorded from the public. This rezoning case was withdrawn by the applicant before the Council hearing for economic reasons.
General Plan:
The current land use designation of Medium Density Residential (5-8 du/acre, target of 6 du/acre) does not support the development proposal, leading the applicant to file a land use amendment to the General Plan. The proposed Medium-High Density Residential (8-15 du/acre, target of 12 du/acre) designation, as described in Section 2.c of the General Plan supports multi-family residential developments such as attached single-family homes, apartments, condominiums, and townhouses. Suitability is determined on the basis of location, access and availability of existing or proposed public facilities and utilities and existing and future land use patterns.
Analysis of Request:
The proposed development that accompanies the land use change request, is designed for multi-family apartments consisting of 56 two-bedroom units, with open space amenities, and with an overall gross density of 12.3 du/acre. This is compatible with the nearest existing residential development, abutting the subject property to the west (Haciendas Del Sol). The density of that residential development is approximately 13.3 du/acre, consisting of 145 units on 10.88 acres, nearly matching the applicant’s proposed density at 12.3 du/acre, and consistent with the Medium-High Density category. Also, the subject property falls within the City’s Infill Incentive District, which allows up to one (1) additional du/acre for a property of this size. Staff finds that the request to change the land use designation to Medium-High Density Residential is an appropriate fit for the subject property, and is a better companion to the applicant’s development plan, based on the abutting commercial uses to the north and south, and the existing residential community to the west.
Other considerations to be noted, the property has held the commercial designation for many years without realizing its development potential. The parcel is deeper than it is wide, and removed from the corner, so it has limited commercial visibility. Mini-storage already exists to the north of the subject property, so as a true infill property, it is reasonable to have a more dense residential development here that can help support the existing commercial and provide continued improvements to the area.
The applicant has submitted a rezoning application (case Z16-0010) and companion development proposal that staff finds compatible with the Medium-High Density Residential land use description. Throughout the review process, staff received regular feedback, from the adjacent Haciendas Del Sol Homeowners Association and residents, indicating their support and enthusiasm to have a residential proposal that would be a good neighboring development. They are pleased that it will provide improvements to a property that has been vacant for so long, and that the new development will help the properties along that west boundary be safer and more secure, than if the subject property remained vacant and unimproved.
The property may receive consideration for an increase in residential density by as much as one (1) additional du/acre overall because it is within the City’s Infill Incentive District. From a density perspective, at 12.3 du/acre, the proposed density would be in compliance with the General Plan, if the proposed Medium-High Density Residential land use designation is adopted. If adopted, the developer would be permitted a new target density of 13.0 du/acre. The development shall be required to comply with all current engineering, and Zoning Ordinance standards, such as landscaping/open space, and design. In addition to the Infill Incentive, other General Plan criteria may also be considered for the target density to be exceeded. The development concept has exceeded these City standards, listed in the General Plan, for open space, reduced demand on City infrastructure, and community connectivity. Further discussion on the development concept has been provided in the associated report for the Rezoning request, case Z16-0010.
Staff has reviewed the proposal with regard to the Medium-High Density Residential land use description, the site context, and the goals, policies, and objectives found in the General Plan, and are of the opinion that this request should be supported.