18-Zoning Change-1240 N.E. 20th Street

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plan; the approved design of the multi — family buildings could also be required of the site plan submittal. There is no site plan requirement for MF -2 zoning approval. (3) Comment: Stating that homes are renter occupied is irrelevant to zoning decisions; land use compatibility is the major criteria. (4) Utilize property at highest and best use. Comment: This is an appraisal concept that determines the use of a particular property likely to provide the greatest net return in the foreseeable future. The term highest and best use has small validity in planning or zoning projects. Its major application is a comparison between different uses to determine which is more profitable. (5) Single — family not feasible. Comment: This is a questionable opinion; additional evaluation could include a market study, comparables, are other real estate appraiser opinions. (6) Commercial properties in area. Comment: Commercial is essentially along the NE Loop 286 corridor, which is where such uses should be located. (7) Numerous properties are zoned MF. Comment: Most are concentrated along the E. Cherry Street thoroughfare; this proposed MF development would be located nearly in the center of, and surrounded by, essentially single — family land uses and zoning. (8) Comments in petition from opposing citizens. Comment: The comments concerning street curve, traffic, engineering, roadways, flood plain, and drainage are addressed by staff regarding any proposed land use; and additional people are a component of any new land uses. The Comprehensive Land Use Plan recommends this property for Low — Density Residential and not Moderate — Density Residential as the residents have stated. RECOMMENDATION: Consider the two options, or provide additional option(s), and take action regarding a zoning change from a Single — Family Dwelling District No.2 (SF -2) to a Multi — Family Dwelling District No.2 (MF -2) on City Block 262, Lots 8A and 12, located at 1240 N.E. 20th Street.