HomeMy WebLinkAboutZ-3461 Staff AnalysisApril 29, 1980
Item No. 3 - Z-3461 - DEFERRED
Owner:
Applicant:
Request:
Purpose:
Existing Zoning:
Location:
Site Characteristics:
Size:
Existing Land Use:
Abutting Land Use
Zoning:
Zoning History:
Applicable Regulations:
Irene Garner
Grady Wahlquist
Rezone to "R-4" Two Family
Duplex development
"R-2" Single Family
Indiana Avenue, just west of
Florida Street
Vacant
7500 square feet +
Vacant
North - Montessori School,
Zoned "R-5"
South - Duplex, Zoned "R-4"
East - Single Family, Zoned "R-2"
West - Single Family, Zoned R-2"
None
Zoning Ordinance
FACTUAL INFORMATION
April 29, 1980
Item 3
1. NEED AND/OR DEMAND
This is a vacant parcel, located within an older single
family area which has been undergoing a transition to
duplex and multifamily use for the past several years.
The intended development of a duplex is in keeping with
that trend.
2. COMPATIBILITY WITH MUNICIPAL PLANS
The remaining "R-2" lots fronting along Indiana Avenue,
between Georgia and Florida Streets, have been
designated for duplex development for several -years.
The proposed zoning is compatible.
3. EFFECT ON ENVIRONS
No adverse impacts are expected.
4. NEIGHBORHOOD POSITION
No neighborhood position has been expressed.
5. PUBLIC SERVICES/EFFECT ON
No adverse comments have been received.
6. UTILITIES/EFFECT ON
No adverse comments have been received.
7. EFFECT ON PUBLIC FINANCES
No impacts are expected.
8. LEGAL CONSIDERATIONS/REASONABLENESS
The property abuts "R-4" zoning to the south and "R-5"
zoning to the north. The area has been previously
designated for duplex development, and the proposal
seems both legal and reasonable.
9. STANDARDS OF QUALITY
No standards of quality have been addressed.
April 29, 1980
Item No. 3 - Continued
10. TRAFFIC AND STREET RIGHT-OF-WAY
The right-of-way on Indiana Avenue is deficient by
twenty feet. The applicant will be required to provide
an easement deed for ten feet and has agreed to do so.
ANALYSIS
The proposed zoning is appropriate for the area and is
compatible with all plans for the future development of this
area of the City. There is little likelihood that a single
family structure would be constructed on this property
because of surrounding land use considerations.
STAFF RECOMMENDATION:
Staff recommends approval.
COMMISSION ACTION:
The applicant was present, and there were three opponents
present. The opponents, neighboring property owners, stated
that they were very concerned about the change in zoning on
this single lot. They were concerned that the street
fronting on the property is very narrow, lacks sidewalks and
feels that the duplex zoning requested would disrupt the
single family context of the neighborhood. The applicant,
in rebuttal to the opponents, pointed out that nearly half
of the existing development in this neighborhood was for two
family residences, and stated that in his opinion the
opponents were not fully aware of what exactly was being
proposed. He cited that he feared that they were concerned
that their properties were being rezoned, rather than the
property actually under consideration.
The Planning Commission expressed its concern that the
action proposed would constitute spot zoning, although the
staff pointed out that the property does abut the proposed
zoning district on the south and a more intense district to
the north. After a lengthy discussion, the Commission moved
to approve the application as filed. The motion failed on a
vote of 2 ayes, 7 noes, 1 absent and 1 abstention, and was
declared to have been denied.