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HomeMy WebLinkAboutZ-4134 Staff Analysis! December 13, 1983 Item No. 30 - Z-4134 Owner: Catherine Clark Applicant: Charles A. Johnson, Jr. Location: 2405 West 13th Request: Rezone from "R=4" Two Family to "R-5" Multifamily Purpose: Three Unit Structure Size: 7,000 square feet + Existing Use: Single Family SURROUNDING LAND USE AND ZONING: North - Duplex, Zoned "R-4" South - Single Family, Zoned "R-4" East -- Single Family, Zoned "R-41' West -- Single Family, Zoned "R-4" PLANNING CONSIDERATIONS: 1. The proposal is to convert a duplex into three small efficiency units. The structure is situated on a typical residential lot and is currently being used as a single family unit. The property is located in a block with a good mix of duplex and single family units. There are no multifamily units within a block or more of this lot. The request, if granted, would create a spot zone on West 13th and could lead to additional requests for converting existing units for higher densities. The existing "R-4" zoning is appropriate for the West 13th Street neighborhood and does maintain a more family oriented area. West 12th is more suited for higher densities than are allowed in the "R-4" classification. 2. The site is a flat residential lot occupied by a single structure. 3. There are no right-of-way or Master Street Plan issues associated with this request. 4. There have been no comments received from the reviewing agencies at this time. December 13, 1983 Item No. 30 - Continued 5. The request appears to be spot zoning because the only other "R-5" zoning in the immediate vicinity is oriented toward West 12th Street. 6. There is no documented neighborhood position on the site. 7. Staff views the request as being incompatible with the surrounding neighborhood. The existing "R-4" zoning provides a density that has created a good mix of one and two unit structures without impacting the neighborhood. The neighborhood appears to be stable and allowing higher densities tends to impact the stability and create some undesirable conditions. There is also some concern about whether the property can provide the necessary off-street parking spaces. STAFF RECOMMENDATION: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: The applicant was present. There were no objectors. The Commission discussed the application at length. Mr. Johnson, the applicant, presented proposed plans for' dividing the structure into three small units. The discussion was centered around the issue of spot zoning and whether the site could provide the required off-street parking. A motion was made to approve the application as filed. The motion failed due to an affirmative vote. The vote: 2 ayes, 7 noes and 2 absent. The request was denied. December 13, 1983 Item No. 30 - Z-4134 Owner: Catherine Clark Applicant: Charles A. Johnson, Jr. Location: 2405 West 13th Request: Rezone from "R-4" Two Family to "R-5" Multifamily Purpose: Three Unit Structure Size: 7,000 square feet + Existing Use: Single Family SURROUNDING LAND USE AND ZONING: North - Duplex, Zoned "R-4" South - Single Family, Zoned "R-4" East - Single Family, Zoned "R-4" West - Single Family, Zoned "R-4" PLANNING CONSIDERATIONS: 1. The proposal is to convert a duplex into three small efficiency units. The structure is situated on a typical residential lot and is currently being used as a single family unit. The property is located in a block with a good mix of duplex and single family units. There are no multifamily units within a block or more of this lot. The request, if granted,, would create a spot zone on West 13th and could lead to additional requests for converting existing units for higher densities. The existing "R-4" zoning is appropriate for the West 13th Street neighborhood and does maintain a more family oriented area. West 12th is more suited for higher densities than are allowed in the "R-4" classification. 2. The site is a flat residential lot occupied by a single structure. 3. There are no right-of-way or Master Street Plan issues associated with this request. 4. There have been no comments received from the reviewing agencies at this time. December 13, 1983 Item No. 30 - Continued 5. The request appears to be spot zoning because the only other "R-5" zoning in the immediate vicinity is oriented toward West 12th Street. 6. There is no documented neighborhood position on the site. 7. Staff views the request as being incompatible with the surrounding neighborhood. The existing "R-4" zoning provides a density that has created a good mix of one and two unit structures without impacting the neighborhood: The neighborhood appears to be stable and allowing higher densities tends to impact the stability and create some undesirable conditions. There is also some concern about whether the property can provide the necessary off-street parking spaces. STAFF RECOMMENDATION: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: The applicant was present. There were no objectors. The Commission discussed the application at length. Mr. Johnson, the applicant, presented proposed plans for dividing the structure into three small units. The discussion was centered around the issue of spot zoning and whether the site could provide the required off-street parking. A motion was made to approve the application as filed. The motion failed due to an affirmative vote. The vote: 2 ayes, 7 noes and 2 absent. The request was denied.