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HomeMy WebLinkAboutZ-4366 Staff AnalysisDecember 18, 1984 Item No. 18 - Z-4366 Owner: Ray Vandiver Applicant: Eugene Blaylock Location: Walker at West 26th Street Request: Rezone from "R-2" Single Family to "R-4" Two Family Purpose: Two Family Residences Size: 3.6 acres + Existing Use: Vacant SURROUNDING LAND USE AND ZONING: North - Vacant, Zoned "R-2" South - Single Family, Zoned "R-2" East - Single Family, Zoned 11R-2" West - Vacant and Single Family, Zoned "R-2" PLANNING CONSIDERATIONS: 1. The proposal is to rezone two blocks of approximately 3.6 acres to "R-4" for duplexes. In addition to this land area, there is some potential for right-of-way abandonment which would increase the area available for development. The property is located in an area that is made up of primarily single family subdivisions and some vacant land. The site in question has an established subdivision to the south and east with vacant land to the north and west. The proposed "R-4" rezoning appears to be compatible with the area because it maintains the low density character of the neighborhood and there is some "R-4" zoning in place one block north of this property. This particular "R-4" parcel is currently vacant, but at West 22nd Street and Walker there is some developed "R-4" land. In addition, there are "R-4" locations to the northwest and northeast of the site. The property under consideration is relatively flat and does lend itself to some low density residential development. 2. The site is vacant and wooded. 3. There are no right-of-way requirements or Master Street Plan issues associated with this request. December 18, 1984 Item No. 18 - Continued 4. There have been no adverse comments received from the reviewing agencies as of this writing. 5. There are no legal issues. 6. There is no documented history on the site. Staff has received some informational calls regarding this request. 7. The property in question is part of the Boyle Park Plan area which calls for single family use in the immediate vicinity. The site has been vacant for years and appears that single family development is not the most feasible development option for these two tracts. Staff feels that the requested rezoning is a reasonable alternative for the property because of the existing "R-4" zoning in place and the low density residential character would be maintained. It appears that other duplex projects in the vicinity have had a minimal impact on the neighborhood and with this project, it would be possible to develop the property utilizing a site plan that would reduce any potential adverse effects on the area. Considering all the circumstances, staff supports the request and believes that it is a good land use for the property without causing a great amount of disruption to the neighborhood. The plat will have to be filed prior to any development occurring. STAFF RECOMMENDATION: Staff recommends approval of the request as filed. PLANNING COMMISSION ACTION: The applicant, Eugene Blaylock, was present. There were two objectors present, Charles Pattison and Nancy Patton. Mr. Pattison spoke and presented a petition with 131 signatures opposed to the "R-4" request. He said that the residents had many concerns, including problems with the existing "R-4" locations and maintaining the quality of life in the "R-2" areas. He asked that the request be denied. Ms. Patton spoke about the streets in the neighborhood. She said that a petition had been submitted to the Board of Directors requesting improvements for West 28th and that the area could not accommodate additional low density development because the traffic and circulation problems. Mr. Blaylock indicated that he did not realize that there would be such strong opposition to the rezoning and that he would be willing to work with the neighborhood. A motion was made to defer the request for 30 days to the January 29, 1985, meeting. The motion passed by a vote of 9 ayes, 0 noes and 1 absent. January 29, 1985 Item No. C - Z-4366 Owner: Ray Vandiver Applicant: Eugene Blaylock Location: Walker at West 26th Street Request: Rezone from "R-2" Single Family to "R-4" Two Family Purpose: Two Family Residences Size: 3.6 acres + Existing Use: Vacant SURROUNDING LAND USE AND ZONING: North - Vacant, Zoned "R-2" South - Single Family, Zoned "R-2" East - Single Family, Zoned "R-2" West - Vacant and Single Family, Zoned "R-2" PLANNING CONSIDERATIONS: 1. The proposal is to rezone two blocks of approximately 3.6 acres to "R-4" for duplexes. In addition to this land area, there is some potential for right-of-way abandonment which would increase the area available for development. The property is located in an area that is made up of primarily single family subdivisions and some vacant land. The site in question has an established subdivision to the south and east with vacant land to the north and west. The proposed "R-4" rezoning appears to be compatible with the area because it maintains the low density character of the neighborhood and there is some "R-4" zoning in place one block north of this property. This particular "R-4" parcel is currently vacant, but at West 22nd Street and Walker there is some developed "R-4" land. In addition, there are "R-4" locations to the northwest and northeast of the site. The property under consideration is relatively flat and does lend itself to some low density residential development. 2. The site is vacant and wooded. 3. There are no right-of-way requirements or Master Street Plan issues associated with this request. January 29, 1985 Item No. C - Continued 4. There have been no adverse comments received from the reviewing agencies as of this writing. 5. There are no legal issues. 6. There is no documented history on the site. Staff has received some informational calls regarding this request. 7. The property in question is part of the Boyle Park Plan area which calls for single family use in the immediate vicinity. The site has been vacant for years and appears that single family development is not the most feasible development option for these two tracts. Staff feels that the requested rezoning is a reasonable alternative for the property because of the existing "R-4" zoning in place and the low density residential character would be maintained. It appears that other duplex projects in the vicinity have had a minimal impact on the neighborhood and with this project, it would be possible to develop the property utilizing a site plan that would reduce any potential adverse effects on the area. Considering all the circumstances, staff supports the request and believes that it is a good land use for the property without causing a great amount of disruption to the neighborhood. The plat will have to be filed prior to any development occurring. STAFF RECOMMENDATION: Staff recommends approval of the request as filed. PLANNING COMMISSION ACTION: (12-18-84) The applicant, Eugene Blaylock, was present. There were two objectors present, Charles Pattison and Nancy Patton. Mr. Pattison spoke and presented a petition with 131 signatures opposed to the "R-4" request. He said that the residents had many concerns, including problems with the existing "R-4" locations and maintaining the quality of life in the "R-2" areas. He asked that the request be denied. Ms. Patton spoke about the streets in the neighborhood. She said that a petition had been submitted to the Board of Directors requesting improvements for West 28th and that the area could not accommodate additional low density development because the traffic and circulation problems. Mr. Blaylock indicated that he did not realize that there would be such strong opposition to the rezoning and that he would be willing to work with the neighborhood. A motion was made to defer the request for 30 days to the January 29, 1985, meeting. The motion passed by a vote of 9 ayes, 0 noes and 1 absent. January 29, 1985 Item No. C - Continued PLANNING COMMISSION ACTION: (1-29-85) The applicant, Eugene Blaylock, was present. There were no objectors. Mr. Blaylock stated that the developer had met with the residents. The Commission voted 9 ayes, 0 noes and 2 absent to recommend approval of the rezoning. January 29, 1985 Item No. C-- Z-4366 Owner: Applicant: Location: Request: Purpose: Size: Existing Use: Ray Vandiver Eugene Blaylock Walker at West 26th Street Rezone from "R-2" Single Family to "R-4" Two Family Two Family Residences 3.6 acres + Vacant SURROUNDING LAND USE AND ZONING: North - Vacant, Zoned 41R-2" South - Single Family, Zoned "R-2" East - Single Family, Zoned "R-2" West - Vacant and Single Family, Zoned "R-2" PLANNING CONSIDERATIONS: 1. The proposal is to rezone two blocks of approximately 3.6 acres to "R-4" for duplexes. In addition to this land area, there is some potential for right-of-way abandonment which would increase the area available for development. The property is located in an area that is made up of primarily single family subdivisions and some vacant land. The site in question has an established subdivision to the south and east with vacant land to the north and west. The proposed "R-4" rezoning appears to be compatible with the area because it maintains the low density character of the neighborhood and there is some "R-4" zoning in place one block north of this property. This particular "R-4" parcel is currently vacant, but at West 22nd Street and Walker there is some developed "R-4" land. In addition, there are "R-4" locations to the northwest and northeast of the site. The property under consideration is relatively flat and does lend itself to some low density residential development. 2. The site is vacant and wooded. 3. There are no right-of-way requirements or Master Street Plan issues associated with this request. January 29, 1985 Item No. C - Continued 4. There have been no adverse comments received from the reviewing agencies as of this writing. 5. There are no legal issues. 6. There is no documented history on the site. Staff has received some informational calls regarding this request. 7. The property in question is part of the Boyle Park Plan area which calls for single family use in the immediate vicinity. The site has been vacant for years and appears that single family development is not the most feasible development option for these two tracts. Staff feels that the requested rezoning is a reasonable alternative for the property because of the existing "R-4" zoning in place and the low density residential character would be maintained. It appears that other duplex projects in the vicinity have had a minimal impact on the neighborhood and with this project, it would be possible to develop the property utilizing a site plan that would reduce any potential adverse effects on the area. Considering all the circumstances, staff supports'the request and believes that it is a good land use for the property without causing a great amount of disruption to the neighborhood. The plat will have to be filed prior to any development occurring. STAFF RECOMMENDATION: Staff recommends approval of the request as filed. PLANNING COMMISSION ACTION: (12-18-84) The applicant, Eugene Blaylock, was present. There were two objectors present, Charles Pattison and Nancy Patton. Mr. Pattison spoke and presented a petition with 131 signatures opposed to the "R-4" request. He said that the residents had many concerns, including problems with the existing "R-4" locations and maintaining the quality of life in the "R-2" areas. He asked that the request be denied. Ms. Patton spoke about the streets in the neighborhood. She said that a petition had been submitted to the Board of Directors requesting improvements for West 28th and that the area could not accommodate additional low density development because the traffic and circulation problems. Mr. Blaylock indicated that he did not realize that there would be such strong opposition to the rezoning and that he would be willing to work with the neighborhood. A motion was made to defer the request for 30 days to the January 29, 1985, meeting. The motion passed by a vote of 9 ayes, 0 noes and 1 absent. January 29, 1985 Item No. C - Continued PLANNING COMMISSION ACTION: (1-29-85) The applicant, Eugene Blaylock, was present. There were no objectors. Mr. Blaylock stated that the developer had met with the residents. The Commission voted 9 ayes, 0 noes and 2 absent to recommend approval of the rezoning.