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PETITION #2017-2 TO AMEND ZONING ORDINANCE TO ALLOW STUDENT HOUSING CREATING A DEFINITION AND ZONES USE WOULD BE ALLOWED IN ---PAGE BREAK--- CONSIDERATIONS Petition MAY 18, 2016 Today Planning Commission recommendation on plan amendment Tabled petition to rezone August 3, 2016 October 5, 2016 November 2, 2016 February 1, 2017 Developer changes Planning Commission Recommendation on zoning March 1, 2017 March 15, 2017 Planning Commission recommendation on text amendment April 12, 2017 town hall meeting at WSU ---PAGE BREAK--- GENERAL HOUSING PROVISIONS • Definition of a family- Single house keeping unit-relationship by blood, marriage, two individuals and their children or up to 3 unrelated • Definition of a dwelling unit -Residence for a family with complete independent facilities. ---PAGE BREAK--- NUMBER OF UNRELATED AS FAMILY • 1964-1972 and 1980-2004- 5 unrelated. • Issues with 5 • Life Cycle in neighborhood • Parking- 5 to 10 cars • Limit on housing stock for “full time” family • Neighborhood stability with house conversions ---PAGE BREAK--- 3 UNREALTED • Most cities still define family with 4 or 5 unrelated. • State law provision after city set standard in 2004 ---PAGE BREAK--- OTHER HOUSING TYPES • Bachelor or bachelorette dwelling- 5 or more unrelated may or may not have cooking facilities (R-3 to R-5; 1964-1998) Evergreen Apartments, Harrison Heights • Boarding House- 5 rooms with 5-15 people occupancy, meals provided (R-4 to R-5; 1951 to present) • Lodging House- 5 rooms and no more than 5 people (R-4 to R-5; 1951 to present) • ADU- max of two adults and family of owner occupant (all zones 2008 expanded 2016) ---PAGE BREAK--- STUDENT HOUSING CONCEPT • 2006 Petition to allow 5 unrelated students- denied • 2007 Petition to allow 5 if within 2000 feet and was zoned as CO-denied • General concept Multi bedrooms and shared kitchen, living, bathrooms Seasonal fluctuation with school. Moving toward single bed per bedroom ---PAGE BREAK--- OTHER UNIVERSITY TOWNS University City Unrelated parking Building height Special provisions U.S.U Logan 6/3 1 per occupant 55 feet Building design, height to distance setback BYU Provo 6/4/2 2/bedroom +.25 75 feet 80/40 dua, amenities, Bach singles varies SUU Cedar City 4 1.3 per bedroom .85 per bedroom within ¼ mile Dixie State St. George 6/ at least 5 units .75 to 1 per occupant 55 feet 40 dua – 75% carry 8 credits WSU Ogden 4 .7 per bedroom Based on zone Minimum 10 units, bedroom size determines occupancy,50% exterior in brick ---PAGE BREAK--- LOCATION OF CAMPUS Dixie State SUU BYU usu ---PAGE BREAK--- LOCATION OF CAMPUS WSU wsu • Linear Development • Harrison Frontage • Walkable and Transit Connections ---PAGE BREAK--- RECOMMENDATION • 6-0 TO RECOMMEND APPROVAL • Definition creation to allow 4 unrelated • C-2 or R-5 property frontage on Harrison between 35th and 48th • Minimum 10 student dwelling units per building • .7 parking stalls per bedroom • Two person bedroom and minimum of 130 square feet. • New construction 50% exterior brick surface ---PAGE BREAK--- PETITI0N #2016-2 TO AMEND SOUTHEAST OGDEN COMMUNITY PLAN MAY 18, 2016 ---PAGE BREAK--- SOUTH EAST OGDEN COMMUNITY PLAN-1987 • Family definition allowed 5 unrelated. • R-4 and R-5 allowed offices • Area west of Harrison and north of WSU allowed duplexes. • Issues of homes converted to student housing. ---PAGE BREAK--- CHANGING PATTERNS • Southeast Ogden in 1951 • Country Hills Drive the south boundary • No McKay Dee Hospital ---PAGE BREAK--- ZONING CHANGES SINCE PLAN • R-4 to R-5 (1968) • R-5 zoned to PI (1992) • R-2 rezoned to R-1-6 (2002) • PI uses change (2003) ---PAGE BREAK--- DIFFERENCES IN ZONING R-5 pre 1992 Present R-5 PI 1992 PI after 2003 Dwellings- single family to multiple family (52 dua), boarding and lodging houses, nursing home, churches, schools, business and professional offices, social clubs, mortuary, bachelor or bachelorette dwellings, reception center, hospitals, charitable soup kitchens, limited banking, Dwellings- single family to multiple family (52 dua), boarding and lodging houses, retirement home, assisted living, nursing home, transitional housing, protective housing, churches, schools Indoor spas, professional and business office, hospital, daycare, social clubs, wedding chapels, accessory retail sales within office building, churches, schools, nursing home, three or more dwelling units (26 dua) Indoor spas, professional and business office, dwellings above office, pharmacies, hospital, daycare, social clubs, wedding chapels, accessory retail sales within office building, churches, schools, nursing home, assisted living. No height limit No height limit 3 stories or 35 feet less than 10 acres, none over 10 acres 35 feet less than 10 acres, none over 10 acres 60% lot coverage 60% lot coverage 50% lot coverage 50% lot coverage 20% open space 20% open space 30% open space 30% open space ---PAGE BREAK--- SPECIFIC LOCATION R-5 PI Lot from Brinker to Harrison. Lot divided by zone line. ---PAGE BREAK--- CONSIDERATIONS Petition MAY 18, 2016 Today Planning Commission recommendation on plan amendment Tabled petition to rezone August 3, 2016 October 5, 2016 November 2, 2016 February 1, 2017 Developer changes Planning Commission Recommendation on zoning ---PAGE BREAK--- CHANGING CONCEPTS • May to November 2016 • 130 units, 2.3 acres (56 dua) • 5 stories • Present proposal • 41 units, 1.8 acres (22.7 dua) • 3 stories above ground and 1 underground ---PAGE BREAK--- PLAN AMENDMENT CONSIDERATIONS • Property specific rezoning- R-5 /CO (conditional overlay) • Limits development to specifics so zoning is not speculative. • Types of uses allowed, densities, design. • Revocable if not developed. R-5 R-5/ CO Maximum Units 96 UNITS 41 UNITS Height none 44 feet Building materials No metal siding 50 % brick minimum ---PAGE BREAK--- BRINKER LIMITATION • Less neighborhood disruption ---PAGE BREAK--- ORIENTATION TO HARRISON/BUFFERING • Create massing along Harrison • Provide better buffer distance from homes to west. ---PAGE BREAK--- UNDERGROUND PARKING • Based on original proposal when recommendation made • Full lot utilization, increase height • Remove from condition. ---PAGE BREAK--- MAP AMENDMENT ---PAGE BREAK--- COMMISSION RECOMMENDATION • 8-0 to recommend approval of amending Southeast Ogden plan map to add R-5/CO as an option and text addition to 3.E • Northwest corner of 3850 South and Harrison including two properties that front 3850 and 3778 Brinker • Consider an option for R-5/CO • No access on Brinker • Building needs to be oriented to Harrison • Heavily landscaped/ bermed setback of sufficient distance shall be provided along Brinker 3800 frontage. • All required parking underground ---PAGE BREAK--- PETITI0N #2016-2 TO REZONE FROM PI AND R-1-6 TO R-5/CO WITH DEVELOPMENT AGREEMENT FEBRUARY 1, 2017 ---PAGE BREAK--- PROPERTY CONSIDERED FOR REZONING PI to R-5/CO R-1-6 to R-5/CO Consistency with community plan Individual project consideration since CO Zoning policies lot being divided frontage across local street Isolating neighborhoods Transition from uses ---PAGE BREAK--- PROPOSAL UNDER R-5/CO ---PAGE BREAK--- DEVELOPMENT ISSUES-SEWER • 8” lines on 3850 and 3800 • 8” can handle 400 units • Present capacity 3850 600 gpm, existing use 10.5 gpm • Present capacity 3800 S. 730 gpm, existing use 5 gpm • IHC not connected to these lines • Arc of line at perpendicular roads • Sewer line age is in medium category • Replacement of 495 feet of line needed on 36th Street. In sewer master plan ---PAGE BREAK--- DEVELOPMENT ISSUES-ACCESS ON LOCAL ROADS • End of grid pattern- quiet local street • No southern or western routes • 60 foot right of way without street parking during day • Heavy impact with Weber State fireworks. • Access on roads will change volumes 34 foot width 38 foot width ---PAGE BREAK--- DEVELOPMENT ISSUE- ACCESS ON HARRISON • Turn lane • Other alternatives preference • Joint access with other property owner • Massing of project question ---PAGE BREAK--- ACCESS ON 3850 SOUTH • Stacking at light • 125’ minimum distance, ordinance 80 feet • Ice winter conditions • TRAFFIC STUDY REQUIRED ---PAGE BREAK--- OTHER ISSUES • Power outages • Transformers to meet load. Rocky Mt Power • Storm water runoff • On site detention so no increase into system than present rate • Wind • Tree replacement and building orientation and distance from other homes. ---PAGE BREAK--- OTHER ISSUES • View sheds • Unless purchased easement. • Why height limit being imposed and parking lighting directed away from homes. ---PAGE BREAK--- MAIN ISSUE • Do not want encroachment of other type of uses into neighborhood ---PAGE BREAK--- PLANNING COMMISSION CONSIDERATION • Changing Conditions, consistent with amended plan • 6-0 to recommend approval subject to • 44 foot height limit • Maximum of 41 units • 3rd party traffic study • Address adequacy of screening along north property line • Berms with shrubs and trees to screen perimeter • 1 tree per unit and 5 shrubs per unit • Fence on Brinker setback 20 feet and decorative wrought iron • Minimum 20 stall bike rack on property • 14’ tall light pole and lights have shields to direct light away from neighbors • Signage only on Harrison • On site manager • No pedestrian access on Brinker and 3800 South ---PAGE BREAK--- REVIEW PROCESS • If rezoning and development agreement approved • Permitted use • Review based on meeting all codes and requirements including development agreement