Staff Recommendation

RECOMMEND that City Council APPROVE RP-3 (Planned Residential) zoning. The applicant requested R-3 (High Density Residential) zoning.

---

The staff recommendation of RP-3 zoning does not require a One Year Plan amendment since the plan allows consideration of planned zones in this area. However, approval of the requested R-3 zone would require a plan amendment to HDR (High Density Residential). The staff recommended RP-3 zone provides the means to publicly address the following identified issues as part of any proposal for the site's development:
1. The site is within the proposed South Waterfront Plan expansion area and requires only planned zone consideration for any rezoning request made prior to its inclusion in the South Waterfront zone boundary. The applicant is seeking HDR (High Density Residential) plan designation and R-3 (High Density Residential zoning which is not a planned zone.
2. The site has severe topographic constraints over 62% of its area.
3. Mature tree cover exist over much of the site and should largely be retained, although it may be necessary to thin some tree cover to provide water views from development on the site. However, the site should be protected from being completely cleared for development.
4. The development goals of the South Waterfront Plan, such as maximum building height (50 foot maximum), street scape and parking appearance, and building build to lines, be applied to this site's development due to its visibility from, and proximity to, the South Waterfront development area. The recommended RP-3 zone will allow this consideration through the site plan review process.
5. The site's proximity to the James White Parkway/ Anita Dr. interchange could make mixed use development of this site more desirable than the proposed residential use. Although RP-3 (Planned Residential) does not allow mixed use consideration, the site plan approval process could require high ground floor ceilings and window treatment that would allow building conversion to mixed use in the future.
6. A gated community would be out of character with the goals of the South Waterfront Plan and could negatively impact the plan's implementation in this area. RP-3 zoning would ensure that such a proposal at this site received public review and approval before occurring.
7. The proposed Hillwood Dr./Island Home Dr. realignment and improvement project may be impacted by this residential rezoning and development. RP-3 will allow that this realignment is considered as part of any development proposal.

---

Disposition Summary

RP-3 (Planned Residential)