04-069-O

ORDINANCE NO. __________


AN ORDINANCE AN ORDINANCE AMENDING CHAPTER 50 OF THE DULUTH CITY CODE 1959, AS AMENDED, ZONING DISTRICT MAP NOS. 28 AND 34, AS CONTAINED IN THE APPENDIX TO CHAPTER 50, TO PROVIDE FOR THE RECLASSIFICATION FROM R-1-B, ONE-FAMILY RESIDENTIAL DISTRICT, AND R-1-C, ONE FAMILY RESIDENTIAL DISTRICT, TO R-3, APARTMENT RESIDENTIAL DISTRICT, PROPERTY ON THE SOUTHWEST SIDE OF RICE LAKE ROAD, ROUGHLY BETWEEN PECAN AVENUE AND HOMES THAT FRONT ON BLACKMAN AVENUE AND NORTH OF THE UNBUILT DAVIS STREET RIGHT-OF-WAY (MARK LAMBERT/SUMMIT MANAGEMENT, LLC).

BY COUNCILOR GILBERT:

The city of Duluth does ordain:

     Section 1. That Plate Nos 28 and 34 of the zoning district maps as contained in the Appendix to Chapter 50 of the Duluth City Code 1959, as amended,

is amended to read as follows:

(MAPS)

(Reference Planning Commission File No. 04117)

     Section 2. That this ordinance shall take effect and be in force 30 days from and after its passage and publication.


STATEMENT OF PURPOSE:  This zoning ordinance amendment reclassifies from R-1-b One-Family Residential District and R-1-c One Family Residential District to R-3 Apartment Residential District, property located on the southwest side of Rice Lake Road, roughly between Pecan Avenue and homes that front on Blackman Avenue and north of the unbuilt Davis Street right-of-way. The rezoning will facilitate the development of multifamily apartments and/or townhomes. The applicant states that this rezoning will be in the public interest because “there is a strong need for additional student/market rate rental housing in Duluth.”


The Duluth City Planning Commission unanimously approved this zoning change following a public hearing held October 27, 2004. The Commissioners based their recommendation on the following:

     1.)  The proposed R-3 zone is located along major transportation infrastructure corridors that can handle additional demand.

     2.)  The proposed R-3 zone will utilize existing utility infrastructure with capacity to handle additional demand.

     3.)  The proposed R-3 zone is centrally located in the city and close to existing service centers at the mall and downtown and is in close proximity to the college campuses, and other R-3 apartment zones.

     4.)  The proposed R-3 zone will allow for the construction of townhomes and apartments to meet strong demand for these housing types as documented in the 2003 “State of Housing” report.

     5.)  The proposed R-3 zone will alleviate a shortage of R-3 zoned land that is needed to meet the demand for housing listed above, as documented in the 2002 “Analysis of Housing Development Sites” analysis.

     6.)  The proposed R-3 zone is large enough so that the site can be configured to allow appropriate buffers between the new development and existing homes.

     7.)  The proposed R-3 zone is on a site that has been surveyed for important natural features and has been found to be relatively free of environmental challenges.


Estimated Tax Impact: When all phases of the proposal have been constructed the site is estimated to generate $345,000 per year in tax revenues, of which $72,000 would go to the City of Duluth and $48,000 to Independent School District 709 (see attached Tax Impact Worksheet).

 

Application Received:  09-28-2004

Application Certified: 09-29-2004

Action Deadline: 01-26-2005