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HomeMy WebLinkAboutPlanning Commission Minutes 11-16-1967e y^ey a pF ' y}, p p L 34e S,}': k' LRG.°Y?s:.r-w+;iwi!ay4yV ytlyyi F3AifitJ 1 N. e~r 16, 1967 regular x ati,ns Of, the 4.anning Commiaaiun Vna. Ct,114 1 to ordar i' ' Qlat S a a C~ta•-uk a 3T3.. 8 a 1pr, 'its' tA+`3si#?nex-. CL1Y24xnaut n,- C,,b pman, Hafne` r Ifs"7lo6itba$,, binds <h ead Willenbring4 -Soin Bergly, aUa Engina,,t ` +TM 011env lxbs ant : Chai.rmtin gate, E;rCi=dssiC na-r"a Batifiold, lle-dtka and . y ir'. hh,,of . Renner Optit-)ed erNiblia, Rearing to consider re7*ning from M- 1,11M. Com, I: -v.. 1?' -M de> tial, to aiultipl,e az:,-qt 20 acres: in the Sj of Sea., 24, vicinity MMWTJF;Z MEMONIM, of Z. Vedic nes Lake: Blvd. and lgriro Lane.. Proposed uae ;- 216l?lpst S'r tna'l,tip,IO 47MIlita units. Potitiontr - &3,ward B. Woo5y and Eton Go, Pr Or oi3, tat '.' Zd Woody and Stanley Sopozyk, builder, xevi.ered the;. proposeu *i ntill"OU dollar pr€Joct YI'0x the Oomm- lsai,sznois and audience.. W.; Woody, owner of the, property with a1tr. tiro, stated he cons:id_. ere~ Akltipla to ba: the beat u of the land.< he st6tesd that the doirolopors would pay fox, the, aani Lary seri air into-rceptor with the. Quaaliricat :ota that reaimbursextnt be made ty ,ra:gddent;s aha.: they hook ap. avr narea rt,)Adt r.ta i u the aaudie;tace indicatedd by a, ::heat 'of hatat that they faavor6d the retzoning. Opponents:: 10atz G. McCullough, 2-715 Wathan "4o; presented a petition by 54 tawij"Iias opposing the. razoning a.ad reading as follarisr Wet th6 t:5104. t rmcd retittorae;rs are not i.j Bever of Mult ple vel iiz.g or <ctzil c3 a1l zoning with in cTur rzri l e i a:i i y h e caencc area, specific reaa ons, ioal,uae, l,. Traffic ''13a;re'ty. 2. E' y::ade ~tate ro€ as:. 4, inte.:fex noe 'with ace;nic 1614a areas.. 5. lnatde quato water supply without tax, supported municipal sys:tamo. Soma 15, residents spoke: in opposition- to the rezoning particularly iA regard to tultiplo *spotO -zoning in an area being residential ift chaaractaa, ata an incte:aase as traffic, and traaffio. problems.*.. L ahoy., of hands ind4q atesd about 2$ ro .de -rats. in the- audience, to be Th,o hearing was declared chased at 9-12 p.m.. MIX'.IM" by Com. Kind"th, second by Corgi. Holcov)ba, to ?adopt the pro- 111 GLt T TABLM poral of tha Plashing Consulvatt, dated November- 16, 1967 (attached) FO'R, ADDITIOivrAL I r em,za adi.ng tha4h. additional data as listad be required for at, ad - DATA equaatex review of the proposed devel.opme4t before Purther co"nsldler,M otian of the speciricproposal.x Xotion pa:,, -,sed by wall Commissioners present voting eye.., K speui—la1 meeting to include the Cormmi ioners,, 0ounailr:on, Planning S WIAL Tele Consultri at, Bngiaa.er and Administrator vias set for November O at LWIM NTOV - 30 the Village Hall at 7.30 p.m. for the purpoaea of da.scusaing raver- aall. play:c-li.n; Xor the ctast sj;3e of -11, dicxne ,Take;.. canning Oo r-4 aioa Vi gtea - V:ove u r 16, 1967 Vico-.Ghm . llanAet Opened a Heard -o to sides razonin fOM 'Opeii DeYtl.oixatent to Tnduatr u,l the Peterso 4empli.n proof mrt, MQNTI I:%API-VI ?. vieiai y of ,547,E 0.0- i:. 18 P4titioner - VdrAon Templin. No proponeata, or Opponents appeared and the Hearing vac, declared elosed, at 9x12 p.io. to discussion it waa brought out that, man industrial building already is 01y thea site and the petitioned 2aaw% to add wo th0 e. i. ting MQT W by Oom,* Holcombe, second by Oom.. O'aivanaugh, to .reap end rezoningrozoning 1,ao property to Industrial as requested. 4oti ft passtd. by all Oommlaaioner$ prastDt voting a.,te,t ice"C)AaM« Renner oPtne;d a. Public Hearing to consider rezoning FAN IMSMI l U T. from Gomaroiol to .Industrial, about 45 acres being the Ntk of Sec. REZONVG RS T G and the Mj or Seca, 17 vicinity off' D nXirk Land and Hwy. 55- DENIm P=IZ vr"l keti,ti oner " Yan Duren & Cu# LTIw. MygrRA.. h{V,. p'.Ag aAy,V7hqd 4{ arV:l tJY¢ w.ry4{M1M r.t fk r rou.ght out that a portion of thw prope;rty* has been used for about 1 years for the mawafaot4re' of farm machinery and that the petit— t.onexr ia conniderinZ 6 plant expansion,. pponents; Neave The Heaving was declared cl otod at 9=24, salm. The Flami-S 0, maultant's Memo of November 16 resccca ended requiring additional, information corzeerrxng use of the land* bu lding4 ,, etc.,,, anri access. MOTION by C-,m,. Naf. or , :,ccond by CA=. Chapman, to reaamenel denim of tiro T.m Dusan a Go., Inc. rezoning request pending tabral", ion by tine petitioner of .a detail.ee, plot .plan and traffic flow, pattern, Motioa passed by a four yea votr. Com':l. Qheiman. iiaf'ner, Holcombe and Kitifteth voted yea. Com"a.. 1avanAv4ej , Renner and " illeobring i 1votednsY. vice-Chmn., Renrsear opened a Public lie,sring consider rezoning; from OAMAWH F,4MOM NG Res, sdeatial to x;ndustrial the WWI of the VIttl or pec.. 21, and from Rig TS: TSL Uesi4eiltial., to *I& tipl.e the J of she J 0f _to. 1,, vicinity of t TLn?" vicl sba rg lane arid F%y. 55. Veti:uionrr - Wilfred T., Cnveftaugh.. JJProponentav1 W. X Cavanaugh and hia, associate L. Z. Ctirlson reviewed, the proms poatal and a, tealtati to layout nith the Commissioners--. Stated that th(cXe arc no jitmediate development pl,aua. as sanitary saver is not available. Ellam IT. Oarrzapn, owner of 1601 rasi,jece nt aares north to Co. tidi, 9 apoke in favor of the rezoning. gponen-ta't Ntarae.. The Planni. Consultant pointed cut that the, I'Xtcoposed Zoning Ord- inanqoV haan requirements for rezoning, izalud,i.ng aubmiatioa by tha pe 4ytir. ter of, a prell4ineary plat, topogr;a,phical, map, etc., Thu Hearing was declared closed at 5145 p.11. v TION by Cao., Wille:nbrUC, 4*4WA, by Com., C,'avanaatgh, to :r`eoo=enn, rezoning -Prcm Residential. to Industrial. thos At of the Myt Of Weca 2t1h as requested. The motion r" defeated try' a four nay, Toho, C=IS,. Chapman, II£i nitZ',ic..dsnth and Renner -voted nay.. Ccm' $. GaYkan:ii}t, lioia ombt a,Iad Willsobr ing, voted ayae In di.scusaidn, the- notil for further planning of the area, with the poaziblo inclusion. of acme Go— rcia zoning, was brdu11,ht ou.t PIAWAA9 COMOIVaiola Min4tou Nove'mbex* 16, l i Page 6-V1 5` by Coss.. CPnSPMtin stootd by Chaff. 11afner, the 4he re tzniz+g x' roquests be turned. Over, to the Planting Consultsrat far recoZZM6 2d-, ations 4;1d t44t the petitioner submit ad'ethi;led, plot plan to the Plat Oomm .ttdt for, study ;and report. Motion Passed by a, six yea vatea, Ce .. ' i.11 *Utbring -voted nay. 400..Chmu- Pennsr opered, a Pablio 11eari4ng to conaidor rezoning from Ll0 ;ti-. rjI Rostdv r.:tinl to IMal.tiple about, 4 oras in the SX of Secy.. '4, 10,01%l"D. j( & B 00* vioini ty of Co. lid. 15 and Plnev3evz 7 ne Pr rpos:ed uzo - 71 mul.tr : li'., C" IpIo dwelling,units. Vetitiotiar - Z R vonatruc:tion Co.. RIs U T PropoaOnt l ol, uss# snd Harry Tensun, pati tiorere, reviewed the, propose projdot. Detaillea, plot plass, eta.,- not yet submitted., ppo:!ent:r I. l"Aness Niles, 30 !Rin.oviaw Land., presented a petition, opposing the re=l ng, 4iant4 by about 67 familiag and reading as follows -i 1"fft, the uadorsigneRd., residents of Plysrouth I.'`illago, he -re y, petition tha plOaaing 0=ission.. of aisid Village x That the `honing Glass.ifi,cot on N r be changod fry residential to 0.111t, t:.e,A1901-1i ; in the area, as listed in t;hcs, proplOsa1 aogive^a to the Village- of Plymouth on petition of 7 & B Con- s:ttruction Company.. Thiaz area is in the vicinity of Co. Rd. 15 and riot ri a Unt. REAWIs It i,% our opi.niun the,., rdzoning of isolated pieces of prop4 rty to -4 purposes. that do not oontorm with the suv-ou adinq land u" would not be beneficial to the orderly develop wat of the Villages of Zlymouth. The tae,i&borhood that this property is located in is entirely residential, and the development of that ropetty a- property would be much more beneficial to the oo urait,; ec.- a whole.. In, addition, the property In qua soon r,vald have access only to Co. Rd.. 15 at a location that is h4zardous to traffic in the, axts..fl Lr.. 'Z..les spoke iu oppositiou to the proposed rezoning. vp6nki,ng for the si nera or the pet iti.or. The Haariaa vas. continued, to allow the petitii anars to srabmit a detailod, plot plaz, etc., Y eo4hmn. on..er opezc.l a Ziblka 11oarl,ng to aonsid rr the propoaad ?;!.B -G I 1tq,i3t red ra urve,y for`. .G.,. Inc.,., vicinity tfIlgth Ave. N4 RM..jANNN di IL"t and South Short Drive. Feti 4.'+cne - ] c Moi' IrLt n. 1 .CRR i:LLf z`oiao ier ts a x . Tr an s. Xall.ey, augineer, Xr Taylor retpz,:, Scper Manufaetur ng God, and aanoci Ates reviev ed the pro,,osed division of Tract 4- Roeivtarod Land 34ry els 92-1, dividing, rat New Tract A. c probenta Z None, dis4 411aesx, 1r. Ensi,acer reviewed they street layout end trafPie flov and, it vas brought out :,'.,at trunk t? offlo should be routed out 13th v°e,nua to Oo4 Rai. 18 and be prohibited us.e of South Share Drivo by vai.ght limit postings The 1 1evri,ng wea, declared closed. by Cow. Cavanaugh, second, by Com. Chap +n, to recons tend ap-rroval, sof they Regriatered lk"O Survey for Inc.. Motion pass,ad bye six yea vat,-.. 00m. R ndseth votwd nay. I-Iatming. 0ownisaion t-'znutea Novombcr.1 , 1967 - Xav 4 Bogert Z t;holtr' representing ] -A-AVid C.. 130,11 Ob., appeared for c4 MtTi? C. BELL , taxatatiV* aOtaaideratio!T, Of Multiple, Zca,inr, and s rent layout for about 4q acres;zo -ted Residential in the :` Se:u. 27, TIENrATITE WLTI r of vlci,n t G4'1 13th 4e. N-, JUat 'wOat Of Hwy. 53 end on elthtr side of Sym, Ore, La. VrL `, by Ow., X a ..i.K Uzcolid by Corn,. H4taer, , to ritfer the raque V, for proli.Whary oonsideratioa of V lti;ple zor,,.Jug to the zoning Com- ittee for study and roport; Motion I=wed by all a aias oazerr= present aye. WTION by rim: Willen'txing aec'oad by 0m. Hattaart to refer the utteralso to the flat Ccmmi,ttee for study and repgrt.t "' otiou passed by all present voting ;nye. r. Schuler rss, also advised that the strip of land between, ?.nth vac. a"T. and. the railro8& wwld have to go thru a Publi:o., Hearing to be r{. Multiplo. eLos Taylor a,ppaared for •tontative consideration of re onizig to REe 37m,C$ TAYLOR ltdusttial about 130 acres In Eco. 20 and lying south of Hwy. 5 TENTATIVE 1`"YIDUsT. ' Was std, iW4 to contact the Adminiotrator re rezoning, requlreme:.hts wmm, m4aM' T' ild file for s Public Hearing. Toe Chair reed a, Lotter dated October 23, 1 7 from, the A. D. Strong Gra, in r-- and to zPa ng of the 6' rare ltm4sfield propesrty near the i.nteratations of Frv,. 55 and. Go, ,Rd. 18 Robert : , Sevey ap,poarod for further consideration of rezoning from ItTI t M''M T."IDU'ST' Residential to Liegt Indtiatrial about 9.6 acres at the IPT corner WIM AT i, & 41.1 of 00. Rd. 6 and 1:.. 4 91i. P4blie Rearing held Saptember 14, 1967. A-PPRG ED In discussion it -was brought; out that:the access to CO., Rd b Ishould be temporary, with the ultimate ao :esa be:i.nq to Fernbrook La. 0 I0JI,q by Cha.. C"napra a, second by Oom. ViijenbArinaj to reco ;esnd approval of Industrial--oning as retiuoote:d, with. the t oaasidexatiors that tho acc,esa read be dasi jnate;d as a tecrmpom y road, and that the area be shown as 1-1 can the; proposed Zoning Nlap when approved. VULAGE OF PLYMOUTH P[ANNtN . COMMISSION By: Nason,, Wehnmanr Knight .8. Chapman., to . F'la'ming Consultants; November. 16; 156 REVIEW`OF REQUESTS FOR; REZONING AGENDA ITEM 1 Nam of Petitioner: Edward Ea Woody rvid Etoc Company,, Inc Location: South one-half of Section-24, vicinity of East-Medic"ane Laket Boulevard, cnd': Pilgrim. tan:, Zoning Request; Ret dentia!, to ,!Multiple This area; of fire Village was riot indicated. for multiple: family rE.sident I use,, however,. there are factors which should' be corni'dereci in this regard: A, tract of approximately one-half. the size, of this site 6aa been rezoned for rwilti cimily use in this same general ,area.. Adequate occess to the site is provided from; the pmposed. thoroughfare conf,ecting Zachary Liam, East- Medicine; Lake Bout*- , atiK.- Medicine Lake Road with, a, proposed interchowje at CountyiRoad. 19- Ailtiple residences should: be allowed to-, locate, in carefully, controlled!, areas on some of" Vil;lage's t ekes , The amenities, of lakes and;: scenic ored; are not intended- to be reserved`sotely fbf sirxgl.- familj - mesidential development., Before= further consideration of the specifia proposak is mode', adds onat data: wilt 6e required for am adequate review -of 4w proposed development, inckiding; 1, Topognrp , with a. contour interval of not greater than. two feet., 2 - Existing development•of ad"tacent pnaperties,.: 3 Noposed sewer andwater systema, General comment regarding thesite plan as proposed: 1, access to the, site should 6e oriented on`y to; Medicine Lake Boulevard ? to eliminate undue- traffic through the residential area to the east.. 2. The 108-unit buiIdingEs as proposed are; exMvemely difficult to re16-te 6t,the site and should be corefully studiedin relationship, totopo_tophy, surrotindirwj open; spaces'and' vis bIt effect from, adjacentproperties 3-. ` The, circulat'an`. pattern,, with its accom ara rn Lrkin facilities, should be restudiedxpyipg r with access to 28th venue el' a yA . _ men ted and an ock tionat access from Medicine. Lake.. 4 If Q qualified, site pfanner has not been engaged, a project part.1cufarly of this scope would certainty warrant it. A consideration for the Village to sfiudy;. How, extensive a: multiple family residential, distrtct is desirable in this amQ? If this is the northern limits of the total, multiple area:,,: a buffer should, be required along the rzort' edge: of the property -- .perhas a tier of single family lots. oriented to the north and east to protect the existing homes in thiis area. We, would mcommend that no positive o0io,n: be taken: until, further dato is available as specified in Section 10, Subdivision 8, "Community Unit Pro ject. " If the P1,moning Com - miss ton om.- mission feels the requesr should. be approved prior to adoption, of the proposed Zoning Or-- dirxance th:y shriuid stipulate that the area be indicated on the zoning map and, allow it to be rezoned at that tines. i i AGENDA ITEM 2 Name of Petitigner: Peterson Templin Company I:ocation Southwest one-quarter of southwest one-quarter. of Section I abutting County Road ]8. Zoning ''Request. Chen de.ve lopment to Industrial.. This, area is proposed to be included in the I-2 General. Industrial District or the ,zoning map to. be acted upon in the: following month o two.. The recommendation would 6e .to apart. the tract to be rezoned of that, time,. AGENDA ITEM 3 Name. of Petitioner. Stan Rusen and Company,. Inc..: Location.. Northwest one-quarter of Seetto, 20 and southwest one-quarter ofSection 17, vicinit4o- of Dunkirk Lane and i-iighway 55.. Zoning. Requesf. Commercial to Industrial Although: this tract- in question has industrial or commercial potentiai,;adffiono information of the Plan should 6e rrqusred ca ce;rn„ng: l 1,, Use of the land, buildings, etc.. 2. Access,, row” and when Highway 55 becornes upgraded to Iimited access, If the Planning Commission fee is the request should be approved prior to adaption of the, proposed zoning ordin<ance, they shou ldsfipulate that the area- 6e, indicated on the. zoning map and allow it to be rezoned of that time AGENDA ITEM Name of Petitioner- J S R Constructton Company Location: Southeast, one-quarter of Section 34 Zoning, Request. Residential to Wltiple The area of the Village east of Interstate 494 and soulb sof Nigimmt-/ 55 was studied several months ago with: emphasis on, fl neral pattern f land use and 'thoroughfare,.. One of the elements studied invoived the possible relocatil+n of County Road. 15 to generally follow, throu. -h the center lines of Sections 34 and, 35 This tai, ld also involve returning the present County Road 15 to the Village street system. When this area was reviewed beforer the Council it was generally agreed that the ent,re area be reserved for single family residential development. These two factors plusthe general desirability of keeping traffic generators Ovcb as: multiple Nlreas) rxeor thoroughfares and away from eJementaryschools, lend to, the conclusion that this is riot a desirable location for development of the type re m'-nngtmded. 44 tvAt jctc Mot WhatTwil u # iy ice. terr aa ,* 49. yk yp^. q;p' IMIA 4 ' ldly And.;+s +fi ,'}5}il ' VO-0 s#:,g' t( i,=i q i'W"} 5A"4Y"i ,i ulb ' Y N ick 1004 Cii 4S.i+.F,."+ y9Y+Eor Nuo aim4a.tM , Mi•' a++7 94 fi.Fg .N. OVUk 4Wy ooda "i" REl.'MT TO TiLT-* BLOO.',"111MON CITY COtiNCI 1 arch 29, 1967' Introduction, On Au,; ust 1, 1.966, the following individuals were appointed by the 0_01*rcil to study apartment development in the City; 1ichard A. Fisher, School Board James Kings ChairmwF Planning Commission ta aes i Ariderson, former Planning Commissioner Harold Nelson, City 0ounci.lman lL#4n Malone, City Couacilma x Togo Committee held one public meetiiig and numerows study aeetings. .A great doal of data,. ,.ncluding Information specifically obtained by the City for this study, was evajuated. and 4ompiled:. The Committee. feels t",,lat some of this data would be usefvl to maintain an a permanent basin as an aid to future planning., The Ccritti.ttee report is presented in five patt,s as follows: i 1. A Brief History of Apartment pevel.opment in Bloomington. 11. A Survey of A.paxtmenta in the City. 111,. The Tax Impact of Aparcmentsy IV. The. Effect of Apartments on Nearby Single Family domes. V, Recommendations., Sore Df the recommendations and matari;al were adopted from a report made by a previous study committee. Members who served on that Committee were Burton Ar;Aerson, Lloyd l ergquist:, Robeut Fore,, Richard Fisher, Gordon. Schlichting and I ,h"rd Spellman. I 1. A Brief History of Apartment Development in Blooming on The apartment boom began in 1961 for the City of Bloomington when 32 buildingss ont.a,L,._ng 226 dwalAng unity were const ructiId. This was more than trice the n=bar of airy built for both the years 1959. and 1960, This boom was part .G£ a nationwide wrend toward apartments caused in part by easier ,financing and more, liberal tax treatment of depreci.ati.on. A more significant cause, however, waa the demand for such unites from young people just .rut of school, and from older people who had lost their desire to take care of a Large house. Both population groups have grown rapidly in recent years and have incomes far in excess of chat toe had in previous periods. Their more .expensive tastes have been oatered to by the apartment developers with swimming pools, larger rooms, 'air con;i,trioners, carpeting, and a host of other items non-existent in previous 4,,vel.opments. In addition to these reasons there are, many others, all related - Lo the same factors that caused so many peoplz to build single family homes in suburbia. The impact of this boom hit many suburban communities, i,nclaiding Bloomington, without adequate controls and policies regarding multiple dwellings. In late F 1961 the Bloomington City Council called a moratorium on apartments and in Apartment Study Report Cc zx e i, 2 - Marti; 29,; 1,967 7anuary, 1962, appointed a, groupofcitizens to study the problem. This roup proposed a series of changes that were later adopted as ordinances by the Council. Despite these new ordinances, which were among the strictest in. the met=4 politan area, plus a; relatively high tax rate, the number of units built continued to gross and rea-bbd a high of 1,086 units ir the year 1965>. it the span of 6 year&, apartment units in the City'ave tgcreased from an insi.€,n:i.fi.oant portion of tal units to approximately 20% of all residential d re1.,ngs* 11. .A Survey of',Apartments in Bloomington Por the most: part multiple dwellings have been permitted by the use of the aIconditi.oaal use" clause in, our zoning code. The following table shows the number of buildings (not dwelling 'units) in each zones Number of Zone Buildings % of Total I R-2 7 Conditia,ial use 3.1 16A Conditional use 74.6 R-4 lh Perm-,Ltted u e 8.0 5 2 Permittgd use .9 b,1 4 Permitted use 1.,8 B-2 10 Conditional use 4.5 F0_l 14 Conditional use 6.2 1-3 2 Non -conforming .9 TOTAL 225 100.0 °lo Most of the units are of the so-called "garden's type --two to three story . buildings containing from 6 to 76 units. The. typical building, however, contains from 12 to 30 units. A few town houses, or row houses, have been built aixd a lessor number of four plexes. The Committee did not study double bungalows although some of the town houses have been constructed itij groups of G;co units. The i llowi.ng table. breaks down the number of units by type_: Town Houses Four Plexes Garden. Total No. of dwelling units 306 120 2675 3,101 of Total 9.9% 3.9%_ 86;2"( 100% I The number of units in each building variesconsiderably and no definite trend or pattern ,s discernable. The following table shows the taumber .of buildings in each, group,, but no distinction has been made between types of unit,;,- F i M A'.,aaati Wxent Study Xepo t. Cont -..d. 3:. " March :"9,..1964 Dwelling units Numbs ofNumber Total number er building buildings f units___ -_-- Z 13 4 216 6 13 7s 7 7 49° 8; 19 152 10 18 130 11 14 154- 12 29 228 13 2 26 14 9 126 l5 lS 15 7 112 . 17 3 51 19, 1 19 20 8 60 22 2 44 23 g 207 24 4 96 26 1 26 28 84 2 3 7 30 5 160 35 5 175 36 1 36 37 1, 31 38 Z 76 40 12 48 46 1 46 47 1 47 76 1 76 Total 225 3101 The majority of the units contain either one or two bedrooms as indicaed below.; Efficiency 1 Bedroom 2 Bedroom 3 bedroom Total 63 1411 1442 185 3101 I The number of ;arages, 1,363, has increased substantially because of an ordinance passed in late 1965 requiring 'a garage with each unit.' Off-street parking appears to be adequate with 4,1M, spaces provided. The number of apartment units per acre is quite low in relation to developments in other parts of the metropolitan area.. According to data furnished by the City, approx rtately 202•acres 8% of total land area) isdeveloped with multiple family dwellings, This is a natio of 1,5.3 units per acre compared to a site family density of about 2.9 units per acre, In terms oeop;.e tete denaity is somewhat different:, however, basedon a ata obtained in the latest school' Census which shows a 'total of 5,2"22 persons living in apartments out; of a population of 71,150. This is only 7% of the population,--substantia-115' a t.uy Report Cont'd, 4 March 1967 01'nn tho perc nta; (10) of dwelling units to total residential iuellings.' y T S r» q gat ',y( j§, yt FK K, saA « i i"Bix• i. 1.., 4t +h +u ii i..T.. i4R}.... 3,`E iP yX^ iT i S,t • '? a i ii •.. iT. 11—A.tj a K.a si{ °• t« ,lT ... }^` Number persons Persons Units Persons Homes per unit per Acre per Acre MMultiple family 3,100 5,222 1.7 1$.5 26.3 Single family 14,400 65.928 4.5 2,9 13..1 Total 17,,500 71,150' Thus tiw actual aumber of people in a, given: area a facto`` that would relate o taffie dc , noise etc. does not seem to be nearly as great ;for multiple dwellings as would appear.. In fact, the dansity of peop e M.ving in resid nt a2 areas in Alinnaapo]`sThere the number of homes per acre its much higher (5 to 6 units per acre) might be close to the population density in our apcttment areas, 111. lax Impact of Apartments From a tax standpoint, !loomi.ngton has profited from,the apartment booms { proximately l0°/, of total., revenue s attxitsutableto ET 'source spite { ti_ e t=act that on 7% of the p ulatiion lives in apartments. d t -M— osis the average real estate tax per person living an an apartment unit is approxi,- i mately two and one-half times the per capita ;tax paid by single family Tess - dents. "kh:e average tax per unit on, the 3,010 units studied was $415, but the range, excluding a feta units, which were; homesteaded, is from $250 per unit to $600.per unit.. Xost of the units, however, pay a tax close to $400. Although the average home in Bloomington probably pays a tax in excess of $.415, the amount of services required by apartment dwellers is much less. Such things as streets, curbs,, gutters, and sewer and water service are redviced measurably. other costs such as fire and police protection, traffic problems, and welfare are difficult to put ,a price tag on, but the Committee found-' no evidence that apartment dwellers required more of t€:ese services than, their. counterparts in single family homes. The most significant difference between multiple and single family dwellings is itt school costs. Approximately 400 school age children and about 700 pre- school age children were living in apartments at the time of the study. Because of frequent turnover in apartment.units, these numbers will vary, but a similar study made in Toronto, Canada, several years ago found. an almost id,!nti,cal ratio of school children in apartments.. The school census data shows that in 1966 the number of children aged 0-20 totaled 35,831.. Only j_I( jyfthege--.Less than 41, --were liy n in apartments. An approxi ma}te estixtate of school taxes paid on single family homes and multiple dwel'Ili{ gs is respectively $4,500,000 and $800,000. Using these estimates, the amount o school taxes per child (ages 0-20 is 1615 for those .n apartments andF 5130 for those in single family homes-, if only school-age 6-17 children arc considered, tho ;taxes per c;aild are 2, 000 and?05 respectively., With School casts per child approaching $800 it is clear that Bloomin ;ton's school district has been helpea att-icantly by suarementt --taxes.,- Apart;mont Study Report Cont'd. - 5 - March 294 1967 It has been pointed out tl.at although most 'apartment units have few children, those units with three 'bedrooms and townhouse ty`pe units seemtb have many more or even two bedrocm units. fortunately the number of uitsr Iilcunanton-w'tzixeChanAna °icZooms small,, but even so the taxes paid by these, apartments is more per child than the average home. Take., for example, GeorgetownPark, a large (204 units built so far) townhouse development. School taxes per unit are about $360 and at the time the school census was taken there were 51 school children living in the development. Assuming that the ntxmber of school childrt:r, will double. to 102 the takes per child are still a respectable $730 per child. Tae school, district does, however, have difficulty in forecasting the number of children that will attend school from nearby multiple dwelling projects b4ee:ause of the more rapid turnover of residents in the buildings,. In addition,` a number of the elementary schools were built on the. basis, that undeveloped hand within the school boundry :lines would be single family. When apart- ments were built instead,some strain on school facilities has occured.. IV, Effect of Apartments on Nearby Single Family Homes The answer to this, question is most perplexing and no definitive data was studied by the Committee. Recognized real estate appraisers have made state- ments to the effect that the value of homes near an apartment project can be iowered by the project;, but adjacent u6cleveloped land cm .also be a detrimental factor, particularly if the land has characteristics suitable for uses other than single family. In some cases, notably the apartments at 90th Street and Prance and, those at 92nd and Nicollet, the developmentofapartments may have enhanced the value of surroindipg homes by removing a blighted condition. In addition the total'tixes paid by these, projects --both very controversial at the time --total $1.50,000. No information was ,presented, 'to the Committee, nor ware any members of the Committ:e ware, of any specific cases where property values values of single family homes had been lowered because of nearby apartments P In general, however, the. CoTmAttec, feels that the placement: of apartmeTats is c i c;a t he alue of nea_rb,)Les andmbeg ygn great car y City government. The indiscriminate locatio of apart:aent s witha predom atelyx. .4.. si~gle family nei:ghborhQods. 6"could not be tolerated and the residents of any CA area, should have _solid assurances as to the potential use of undeveloped Land in their area. V. • Recommendation for Changes Ilie Cozmittee's recommendationu to the City Council fall into two catagories. Th,: first four recommendations relate °to measures which would strengthen the stability of zoniiag districts, and doubly important, allow greater flexibility in the overall development of the City. The second group of recommendations are designed to upgrade the quality of apartmentdevelopments and, to correct inadequacies inthepresent code.: t! 4tP;i+'l.d."I f fiat i.ii 3 l) An, oxo*Iuiiyo sjn!2,le ,family zone_* lg district bre made available in the City Cele: This tonin; district should' contain only single family residential dwellings pakt...ent Study Report Cont-d.,March 29,. 1967' and accessory uses: and t+hcse uses customarily found in single family neighborhoods. This zoning district should not allow or permit double bungalows,'dwplexes, three or fourple;-zes or any other type of multiple family dwelling. This 6istrict should be available for property owners ar,d developers as well as the. Planning Commission and City Council but should not be applied to any area until such time as requested or after analysis and study by the Platting Commission and Planning Department or the City Couacil It its felt that creation of a, single family zoning distri=ct will help to preserve the integrity of zoning in.the City and will give residents an assurance that its aot now available under' our present zoning district. This zoning district will provide a, neighborhood €.tabi:lity within single F ily re aideatial areas. Since the district will noz allow an:: thing { O!Aier than si=ngle family residential development, a proposal: to build multiple family dwellings would then require rezoning. ,No attempt has been made to suggest an abbreviated or letter type designation, since. it its anticipated that if the Council agrees with this tacommendation, it will in,atruct the Planning Director to write the ordinance and to present it to the Planning Commission for hearing... When writing the ordinance, the lIlz.nning Director will suggest proper designatiot of the zone: Raco u,. dation 2. That a planned development zone be made available. Such zoning district should make allowan„es for different types of land development: Wean would be permitted under the strict interpretation of our zoning districts, including residential,, commercial and ind=ustrial. It is felt that the planned development zone will, allow greater flexi- bility lexrbilityaswellaseconomyandefficiencyinlanddevelopmentandwill Provide a means whereby the City can encourage the newer types of land development which gill not fit into the traditional, rigid, zoning district, Planned development zones should provide a means whereby the community tan require more amenities built into the development with some sort of rewarding system for providing these amenities. The concept, he:.e is an attempt to elimin the so-called "negat=ive approach of zoning” and to give the City a fir, re positive approval to land use. It is suggested that the planned AWC' .Opment zone be used as a subscript zone; i.e., t-1 (PD), R-2 (PD), R-(PD). The PD zone should be written with general provisions so that it may be applied to any of our other zoning districts, while giving the Council a very strict control dovice which guarantee=s that the PD zone k;,111 not be used as a method, of UIMI-rt;,ng tht4 zoning orditaance.; The planned development zone will be most useful :for multiple family developments. Its use will be most easily recognized as a device: wherein a proposed project which r;Ty be objectionable to its neighbors may be redesigned in svxch a manner th4 ` it will be an asset to, a neighborhood I is iwt possible to legislate in advance everything that can be involved in =,ultiple family development. However, the planned development zone appro4ch should permit enough flexibili=ty to ensure elimination of problems pricer to a project being built. When a city uses the planned developmentL approach to multiple family projects, it no longer relegates to the resido at,s of they proposed development the role of a second class citizen. In oruar for a project to be approved it would require a design Apartment $turfy Report Oont'd, - 7 Xarch 29, 1967' which would treat the future resi„deats of the project in such a wtay, that the right to live in a better enviroamt nt will not be :circumspected by a group of homeowners in the surrounding area who, mostly through fear and ignorance, try to force upon she project restrictions and require- ments equire- m nts that will make living in the 1 eject undesirable. A planned development, or unit thereof, should be of sufficient size, composition and arrangement that its constrvetion, marketing and opt rat~ion; are feasible as a complete unit without dependence upon, any subsequent unit or section. ion 3. Y;c . .t its i xt i.t_y_ . i artm yt zone bo deyolot)od to allow for the deve'loptrent t;i ttlglt-t l:.V typo apilt t,taatti. 1)Al.diug-; The UU11 OK this zoue should be Qa efull c.tistttr ll cl alld limited to those meas in the City which have an adequate twraifi.c: pattr.. -a. l done properly, the high-rise type building Gan make more efficient use of our land. resources while at the same time can provide more useable !open pato It will also provide an alternative to the two and three story "garden" type apartment which is predominate in the City. At the present time high-rise bui:l?di.ag,-- are not generally fouud in suburban areas so any change in our code should not be expected to produce such buildin-s in the immediate future Nevertheless:, our present code, which limits the number of units per acre to approximately 20, makes a high-rise type building uneconomic,, and, in effect, is a prohibition against such buildings. The Committee feels ghat since a prohf.bi,ti.on is not properin a. well designed zoning ordinance and the City should be prepared now, before the demand for such, baildings develops, to adopt a mote reasonable ordinance. The changes should allow the density of units per acre to increase as build- ings increase in height: i.e., a 10 story building, could have a higher density than a 6, story building. The maximum. density per acre should probably be about 50 units, rxW- Xtmm ndatioa 4. 4) AlthouSh in practice most conditional use permitsgranted by the Council have been iti,naaimoas, it _,s possible for a permit to be granted by less than a ztajori,ty of the Cau,icil if several members are, absent or abstain from voting. To remove this potential problem,, the Committee recommends that rhe Council adopt a poli] of approving Qonditiona;l use permits only when, a majority of the full Ciunci.l vote affirmutively. i (5 c or.. teneddt ion 5 The ktse of wood frame construction in the building of apartments has many a.dvattages and is preferred try malt builders in the area.. There has been, however, an i.tIcreasitg tendency to build larger and larger wood frame buildings --one is proposed that would contain 140 units.. 1,4hether fire can be contained in such large; bui ldi„ng j tbrou;h the use of fire divisions is difficult to judge and many coaflictirg opinions have been raised. Since they issue is in conflict, the Ccs-mitt:ee feels that some guidelines should be established limiting the nverall size of a wood ,frarabuilding. The Committee also feels that the use of masonry and fire resistive type constuction would improve the quality and durability of agarttteats in the City, To ;accomplish this the Committee is making the, following recommendations . Study iteport Cont ti d. - = March 2q lib tk' V"Ood : ra.; a building -,s (buildings with wood frame walls ex!eeding 5O4 o C tl;e sum of the exterior vertical surfaces and defined as Type V buildings in the Uniform 'Buildings Code) shall ba permitted to contain no more than tea units except as such building is constructed with o more than, ten units in each fire division. Such building shall have no more than, two fire divisions (total. of 20 units). The fire divisions shall be separatedby solid wall non-combustible masonry construction of at least two hour fire; resistance except that if doors are proposod between fire divisions, they shall be allowed only if nhey are efficient, effective, automatically closing fire doors which me4t th,, requirements of the Uniform Building Code and tha Fire Underwriters Bureau. B. ' ,.:zionry Duildings (buildings with masonry exterior walls equal to or greater than 5TI. of the sum of the exterior vertics I surfaces and defined as Type 1,15, buildings in the Uniform Building Code) shall co" '"ai.n no more than, twenty units except as such building is con st,V ted with no more than twenty units in each fire division. The fire divisions shall be separated by solid wall non- c'ombusti.ble mazoary construction of at least two hour fire resistance except: that If doors are proposed between. fire divisions, they shall be allowed anly if they are efficient, effective, automatically closing fire i doers which meet the requirements of the Uniform Building Code and the Fire Underwriters Bureau. C. Firs: Resistive Buildings defined as Type I, Type lx and. Type IV in the Uniform Building Code shall have no limits as to nu, 'er of units por fire division other than as required by the Uniform, Building Code. Such buildings shall be builtt of fire resistive constr=.ion having masonry exterior walls equal to or greater than, 5070 of the sum, of the exterior vertical surfaces with: 1. fire resistive or non-combustible floors and roof (Type IBX) or 1 fire resistive or non-combustible :floors with combustible roof separated Lom the top story by a ceiling conforming to require- m2nts for a non-combustible or fire > resistant ceiling. (Type I and. 1I) lwcovmondat:iun v b) The Comitittee is recommending the following changes which bring our ordinances uta to standards more consistent: with actual conditions. In most cases these rv,quirCI-CIhave boats exceeded by apartment devel.opors A. Apartment buildings with garage areas: exceeding 1,000 square* feet and located withiu or adjaceat to the perimeter of an apartment building shall be built with a minimum of two hour- non-combustible o:: fire- rasistive construction and all. stairway,, doors or openings from the S,azage' into this apartment building shall be protected by two-hour fire resistant coastkiction with all doors self-closing,. Such garage shall, be equipped with an approved sprinkler system. B. An additional 200 square fact should be required for the third bedroom taking d total. of 1,000 square feet for. a three bedroom unit ,and an addi..lonal 3GO square feet should be required for the fourth bedroom malting a total of 1300, square feet for a four bedroom unit.