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HomeMy WebLinkAboutZ-3445 Staff Analysisr April 29, 1980 Item No. -2--- Z-3445 - DEFERRED Owner: Applicant: Request: Purpose: Existing Zoning: Location: Site Characteristics: Size: Existing Land Use: Abutting Land Use and Zoning: Zoning History: Applicable Regulations: Martha Johnson Norman Holcomb Rezone to "R-5" Urban Residence Multifamily Development "R-3" Single Family 416 N. Pierce Street Developed, Urban 13,375 Sq. Ft. + Single Family North - Vacant Zoned "0-3" South - Single Family Zoned "R-3" East - Single Family Zoned "R-3" West - Single Family Zoned "R-3" None Zoning Ordinance FACTUAL INFORMATION April 29, 1980 Item 2 I. NEED AND/OR DEMAND The applicant states the intention to construct multifamily residential units on this property if the zoning is approved. 2. COMPATIBILITY WITH MUNICIPAL PLANS Though no up-to-date plan exists for this area of the City, there are many multifamily dwellings nearby, and this request appears compatible. 3. EFFECT ON ENVIRONS Pierce Street at this location is very narrow, and traffic flow is often impeded. Neighbors complain that parking in the area is also a problem, partially because of the large number of apartments within the area. The proposed development would be required to provide 1.5 parking spaces per unit. Many neighbors have complained of the congestion within the street system all around this area. 4. NEIGHBORHOOD POSITION Several neighbors have spoken against the application primarily because of the expected traffic impact. Long-time residents of the area have expressed concern over the transition of the neighborhood from single family to multifamily, stating their belief that the change decreases neiqhborhood stability. 5. PUBLIC SERVICES/EFFECT ON No particular adverse impact is expected. 6. UTILITIES/EFFECT ON No adverse comments have been received. 7. EFFECT ON PUBLIC FINANCES No particular fiscal impacts are expected from this proposal. April 29, 1980 Item 2 - Continued 8. LEGAL CONSIDERATIONS/REASONABLENESS The property abuts a vacant office tract to the north, and it is expected that this district will be "downzoned" to "R-5" in conjunction with incorporation of a simultaneous venture on both properties. The mopt abundant land use in the immediate area is single family. There are several multifamily dwellings to the south and east. 9. STANDARDS OF QUALITY No standards of quality have been addressed. 10. TRAFFIC AND STREET RIGHT-OF-WAY Again, Pierce Street is very narrow, having only a 25 foot right-of-way. The Master Street Plan calls for a 50 foot right-of-way, and City records show that all of the existing right-of-way was dedicated from the property lying east of Pierce Street. The owner of this property has agreed to dedicate the necessary 25 feet and construct the necessary street improvements. ANALYSIS: The original write-up indicated that even the street improvements to be provided by the applicant would not be adequate to effectively solve the traffic problems on Pierce St. In light of the statements made by staff in the earlier recommendation, the applicant has achieved a working agreement with the neighboring owner to the north whereby they would provide the required 25 foot dedication along both properties on Pierce and provide the necessary street improvements on the west side. This would be in conjunction with simultaneous development of both parcels for multifamily use. Staff prefers that this "joint" project be designed to provide primary access from Lee St. rather than Pierce St. so as to reduce some of the traffic demand on Pierce St. The expectation that some relief to Pierce St. can be provided, combined with the proposed property on the southwest corner of leads staff to believe that rational place. STAFF RECOMMENDATION: The staff recommends approval. "downzoning" of the Lee and Pierce Streets, improvement can take April 29, 1980 Item No. 2 - Continued COMMISSION ACTION: The applicant's attorney was present and requested that the Commission defer consideration of this case for one more month to allow the finalization of the legal documents necessary to effect the agreement between his client and the neighboring property owner to the north. The staff recommended that this deferral be granted for that purpose. The Commission moved to defer consideration of this case to May. The motion was passed: 10 ayes, 0 noes and 1 absent.