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Staff: parcel size, utilities and floodplain support rezoning but conversion will need further review
Summary
Planning staff told commissioners the 3.96-acre parcel exceeds R-3 lot-size requirements and is served by existing water/sewer and drainage infrastructure; staff noted the southern portion of the site is in the AE flood zone and any work there would need floodplain review during a future conditional-use permit.
Planning staff walked commissioners through technical criteria for ZMA26-005 and concluded the site is suitable for the requested C-5 zoning based on size and existing infrastructure.
Dustin summarized lot-size and conversion standards: "R 3 requires a minimum lot area of 1,000 square feet per unit and not less than 6,000 square feet per not less than 6,000 square feet total. So for the proposed, use that would occur, as planned here, that works out to a minimum lot area of 66,000 square feet. And this property is at a 172,542 square feet with roughly 370 feet of width and 525 feet of average depth." Those dimensions exceed the R-3 conversion threshold for the 66-unit proposal.
On utilities and drainage, staff said the parcel is served by existing 8-inch water and sanitary sewer lines in West Diamond Drive and that storm drainage was installed previously through a benefit district. Regarding flood risk, staff warned that "the southern portion of the property lies within the AE flood zone," and that "any future building addition or site work within the flood zone would be subject to flood plain review, including elevating the lowest floor at least 1 foot above the base flood elevation." Traffic and other site-specific impacts would be evaluated during a separate conditional-use permit review if the applicant proceeds with conversion.
