The house located at 3503 Oak Creek (next to St. Francis Anglican Church), which includes 1.2 acres of land, was bought by a developer who plans to raze the existing house and build condos on that tract. To do this, he will have to get the zoning changed from SF-2 to SF-6. Changing zoning requires meeting with the Zoning and Platting Commission on August 7 at 6 PM and then the City Council must vote. The first of 3 readings – the only time the public can comment – is scheduled for August 30.
City planning staff support the change to SF-6. Since city planning staff support the project, the Association expects that City Council will approve it.
8/30/18 update: zoning changed to SF-6
The City Council passed the zoning on all 3 readings. Council Member Pool’s office committed to helping us with crafting a restrictive covenant since City Legal did not agree with our conditional overlay request.
8/8/18 update: ZAP meeting result
Result of the 8/7/18 ZAP meeting: they recommended the zoning change from SF-2 to SF-6 with a Conditional Overlay that prohibits parking behind the buildings. Most of the other items that we requested were not included in the Conditional Overlay as they are (currently) in the SF-6 requirements. (Conditional Overlays can add specific zoning requirements and limits, and violations can be enforced by the City. Restrictive covenants are private agreements; the City does not enforce them.) Legal is reviewing the CO and may determine that the item is not appropriate for a CO. A recording of the meeting is available.
ZAP only can recommend a particular action for a zoning case; City Council decides. There are 3 readings; the public can speak only at the first reading. The first reading for this rezoning is set for August 30. We plan to attend the City Council meeting to be sure our concerns regarding a conditional overlay are heard. All neighbors are encouraged to attend; we will send updates when we know the time and more via NextDoor.
7/26/18 Current development plans (subject to change)
The developer described the project and answered questions at the general neighborhood meeting July 30 6:30 PM at the Milwood Library. Meeting details
The Association officers and zoning committee met with the developer and his team on July 21. He stated he plans to build 10-12 condos in 5 or 6 buildings. Each building will have 2 units that will share a wall. He intends to sell them to individuals. Each condo will be 1,800 sq ft with 3 bedrooms and 2 baths and no more than 2 levels with a max roof height of 35 ft. They will have small private yards and at least a one car garage. There will be common space and guest parking but no swimming pool. As required by SF-6, the building will be set back 25 ft. from the edge of the property.
Diagram of Initial draft plan (PDF) This is a very preliminary plan that may change significantly.
Neighborhood current response
Since we expect that this zoning chance will be approved, we have requested a number of items be added to a Conditional Overlay for the proposed zoning change. Conditional Overlay conditions are enforceable by the City. We have asked for the following CO items simply to protect Northwood in case there are any significant changes as the project progresses. The developer and his team are reviewing our requests and will consult with City staff.
- 50’ building setback from all residential properties (SF-6 requires 25 ft)
- Buildings not to exceed two stories or 25 feet in height
- No parking between any setbacks and residential properties
- Decorative Boundary wall along Oak Creek
- Community trash, recycling and other refuse collection containers must be located along eastern property line
- All exterior lighting shall be hooded to limit impact on residential properties
- Decorative masonry wall abutting all residential properties
- Garages will be limited to front entry only
- No balconies facing residential properties
As a precaution, we are gathering signatures for a Valid Petition to show our concerns about the project. Only signatures of adjacent property owners are accepted for a Valid Petition. If we get signatures of property owners from 20% of the surrounding land, then instead of a simple majority vote to approve the zoning changes with a CO, 9 of 11 City Council members must vote for it.