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HomeMy WebLinkAboutLU00-04-03Item write upAugust 3, 2000 ITEM NO.: 3.1 FILE NO.: L000-04-03 Name: Land Use Plan Amendment - Heights/Hillcrest Planning District Location: 5209 & 5215 J Street Request: Single Family and Low Density Residential to Multi -Family Source: John P. Gill PROPOSAL / REQUEST: Land Use Plan amendment in the Heights/Hillcrest Planning District from Single Family and Low Density Residential to Multi -Family. The Multi -Family category accommodates residential development of ten (10) to thirty-six (36) dwelling units per acre. The applicant wishes to build apartments. EXISTING LAND USE AND ZONING: The approximately 0.5± acres is currently zoned R-2 Single Family and R-4 Two Family and is occupied by a duplex, a single-family house and a six -unit apartment building. The property on the north and east sides of the applicant's property is zoned R-2 Single Family and R-4 Two Family and is occupied by single family houses and duplexes respectively. The properties to the south and west are zoned R-2 Single Family and R-4 Two Family and are occupied by single-family houses. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: On March 16, 1999, multiple changes took place about a mile to the southwest of the applicant's property on the east side of University Avenue between Markham and Lee Streets. On July 16, 1996, multiple changes took place about a mile to the southeast of the applicant's property on Pine and Cedar Streets south of Markham Street. The applicant's property is shown as Low Density Residential. The property on the north and west is shown as Single Family and Low Density Residential is shown to the east. The neighboring property to the east of the applicant is shown as Low Density Residential. The property on the south side of "I" Street is shown as Single Family to the west and Multifamily to the east. The applicant's property is also between two nearby areas shown as Public Institutional. The Mount St. Mary Academy is located on the east side of Kavanaugh Blvd. Our Lady of the Holy Souls Church and School is located on the west side of Tyler Street. MASTER STREET PLAN: No adjacent streets are shown on the Master Street Plan as a collector or above. PARKR, Allsopp Park is shown on the Park System Master Plan about % of a mile northeast of the applicant's property. The Park System Master Plan also shows Prospect Terrace Park about 1/8 of a mile northwest of the applicant's property. Allsopp Park and Prospect Terrace Park are not affected by this amendment. CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: This request is located in an area covered by the Hillcrest Neighborhood Plan. The chapter on housing issues contains an objective of regulating construction and redevelopment to encourage new development, which fits into the scale and style of the neighborhood. The objective also contains an action statement of creating a Design Overlay District that would require Planned Unit Development (PUD) for reclassification of land use, density, or other infrastructure improvements. FA ON M MM W The applicant's property is located in an urban area originally developed in the 1920's. A balance between houses, duplexes and apartments characterizes this section of Hillcrest. Small single-family houses near Harrison Street and small duplexes located near Kavanaugh Boulevard characterize the neighboring property. Small apartment buildings of varying size are located to the south along Kavanaugh Boulevard. Approval of this amendment will increase the density of dwelling units located on the property from 16 units per acre to 24 units per acre. An increase in density of dwelling units on the applicant's property will increase the amount of multifamily units available in this section of the neighborhood. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Heights N.A., Hillcrest Residents N.A., Prospect Terrace N.A. Inc., and Sherrill Heights Garden Club. Staff has received no comments from area residents. STAFF RECOMMENDATIONS: Staff believes the change is not appropriate. Approval of this amendment will result in an increase in intensity of use in this area that is in conflict with the scale and character of the neighborhood.