2020/10/14 Council Agenda Packet

commercial or industrial development to provide a buffer for single family neighborhoods. This designation is applied to areas that are not disruptive of existing single family neighborhoods and are already developed with a significant amount of multifamily housing. Multifamily areas are supported by a full range of public facilities and services, including transit, pedestrian and bicycle routes, utilities (water, sewer, stormwater), fire, and police. Areas designated for multifamily use will be located so as to avoid or minimize traffic impacts on single- family neighborhoods. Open space and public parks are generally available within walling distance to help meet the needs of the residents of multifamily developments. Building heights can range from townhouse development to taller apartment buildings. Multifamily development should be compatible with, and transition to adjacent single-family neighborhoods using design features to ensure compatibility. Applicant Response: There are neighboring areas to the north, south and east that are designated as Residential, Multifamily. Urban infrastructure is located adjacent to the Subject Site and the property is well -served by public facilities. Open space areas are located nearby, as is public transportation (along Rucker Avenue). Sequoia High School is located adjacent to the site and includes a large maintained pyla field and basketball hoops. Doyle Park is one block north of the site and includes a playground and lawn. Jackson Elementary School is 0.3 miles southwest of the site and includes public access to a playfield, playground equipment and a large grass playfield. Sequoia High School is one of the schools identified as having homeless students (and their families), as well as nearby Jackson Elementary School. While the Comprehensive Plan Amendment process is a non -project action, there are conceptual design opportunities with the Subject Site that would allow transition and sensitivity to single-family areas adjacent to the site as depicted in the Concept Plan. The Subject Site is located within the Norton -Grand Historic Overlay Zone. Future compatibility with the surrounding uses would be part of the consideration in plan development and site layout. A Development Agreement is proposed on the entire Subject Site, which would finther the consistency and compatibility of the proposal with the abutting properties and the neighborhood. The agreement would provide enhancement of the entire site through a design such as the Concept Plan that balances the development density and historic overlay design features and enhances the neighborhood with its sensitive and beneficial design. The revised 2020 design proposes detached single-family houses on Norton (R-1), and multi -family (R-3) to the east along Grand. The proposal is sensitive to the historic overlay, existing single-family houses along Norton and input from significant neighborhood outreach. Providing for the removal of the historic overlay on the eastern portion of Subject Site (in area of proposed multi -family rezone to R-3) is a necessary part of the flexibility that is afforded by a Development Agreement, and allows requisite heights for the multi -family units and addresses constraints including easements, topography, parking and open space. Compatibility of the Concept Plan includes continuity of historic overlay design features throughout the entire site design, with the exception of height where multi -family units are proposed. A Development Agreement is proposed for the entire site to ensure that historic design features and project components enhance and compliment the neighborhood. In addition to these detailed comprehensive plan policies, future development of the Subject Site would meet the requirements for traffic concurrency/mitigation, comply with stormwater regulations and provide street frontage improvements where required. The proposed density is consistent with the r we keep hope dive HOUSING Comprehensive Plan Map Amendment and Concurrent Rezone Application A r Il HOPE Narrative Statement — Evaluation Criteria (Revision, August 2020) Page 13