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HomeMy WebLinkAboutZ-8966 Staff AnalysisFILE NO.: Z-8966 Owner: Nichols and Dimes, LLC Applicant: Kenny Whitfield Location: 2216 Wilson Road Area: 0.2417 Acre (1.5 lots) Request: Rezone from R-2 to R-4 Purpose: To construct one (1) duplex Existing Use: Undeveloped lot SURROUNDING LAND USE AND ZONING North — Single family residences and vacant lots; zoned R-2 South — Single family residences (including mobile homes); zoned R-2 East — Single family residences (including mobile homes) and old commercial garage structure; zoned R-2 West — Single family residences and vacant lots; zoned R-2 A. PUBLIC WORKS COMMENTS: 1. Wilson Road is classified on the Master Street Plan as a residential street. A dedication right-of-way 25 feet from centerline will be required. 2. Show proposed driveway location and width. B. PUBLIC TRANSPORTATION ELEMENT: The site is not located on a CATA bus route. Route #3 (Baptist Medical Center Route) runs along Kanis Road to the north. C. PUBLIC NOTIFICATION: All owners of property located within 200 feet of the site and the John Barrow, Twin Lakes and Twin Lakes "B" Neighborhood Associations were notified of the public hearing. FILE NO.: Z-8966 (Cont.) D. LAND USE ELEMENT: This request is located in the 1-430 Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. Residential Low Density is for single-family homes at densities no greater than six dwelling units per acre. The applicant has applied for a rezoning from R-2 (Single -Family Residential) to R-4 (Residential Two-family District) to allow for the construction of a duplex on this site. Master Street Plan: Wilson Road is shown as Local Streets on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". A Collector design standard is used for Commercial Streets. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. BICYCLE PLAN: There are no bike routes shown in the immediate vicinity. E. STAFF ANALYSIS: Nichols and Dimes, LLC, owner of the 0.2417 acre property located at 2216 Wilson Road, is requesting to rezone the property from "R-2" Single Family District to "R-4" Two -Family District. The rezoning is proposed to allow the construction of one (1) duplex structure on the site. The property is comprised of 1.5 platted lots. The site is currently undeveloped and mostly grass covered. The property slopes upward slightly from front to back. Single family residences and vacant lots are located north and west of the subject property. Several duplex structures are located further north, between West 20th and West 22Id Streets. Single family residences, including older mobile home structures, are located to the south and east. An old commercial garage structure is located across Wilson Road to the east. A towing business, zoned PD-C, is located to the southeast. The City's Future Land Use Plan designates this property as Residential Low Density. The requested R-4 zoning does not require an amendment to the plan. Staff is supportive of the requested R-4 rezoning. Staff views the request as reasonable. The lot is comprised of 1.5 platted single family lots. A duplex structure will only be a minor increase (0.5 residential unit) in the original platted 2 FILE NO.: Z-8966 density. New duplex structures have been recently developed within this neighborhood, at the northeast corner of Wilson Road and West 22"d Street and at the southwest corner of Nichols Road and West 20t" Street. Staff believes the applicant's plan to construct one (1) new duplex will be a quality, in -fill type, development for this general area south of West 18t" Street. Staff believes rezoning this property to R-4 will have no adverse impact on the adjacent properties or the general area. F. STAFF RECOMMENDATION: Staff recommends approval of the requested R-4 rezoning. PLANNING COMMISSION ACTION: (SEPTEMBER 4, 2014) Kenny Whitfield was present, representing the application. There was one (1) objector present. Staff presented the application with a recommendation of approval. Kenny Whitfield addressed the Commission in support of the application. He asked to hear from the objector first. Sabreana Hyche addressed the Commission in opposition to the application. She noted that she lived next door to the subject property. She explained that the existing duplexes in the neighborhood had a high turnover rate of residents. Mr. Whitfield noted that he had two (2) new duplex structures in the neighborhood. He stated that he had one (1) year leases for these duplex units. There was a motion to approve the requested R-4 zoning. The motion passed by a vote of 8 ayes, 0 nays and 3 absent. The R-4 rezoning was approved. 3 September 4, 2014 ITEM NO.: 2 FILE NO.: Z-8966 Owner: Nichols and Dimes, LLC Applicant: Kenny Whitfield Location: 2216 Wilson Road Area: 0.2417 Acre (1.5 lots) Request: Rezone from R-2 to R-4 Purpose: To construct one (1) duplex Existing Use: Undeveloped lot SURROUNDING LAND USE AND ZONING North — Single family residences and vacant lots; zoned R-2 South — Single family residences (including mobile homes); zoned R-2 East — Single family residences (including mobile homes) and old commercial garage structure; zoned R-2 West — Single family residences and vacant lots; zoned R-2 A. PUBLIC WORKS COMMENTS: 1. Wilson Road is classified on the Master Street Plan as a residential street. A dedication right-of-way 25 feet from centerline will be required. 2. Show proposed driveway location and width. B. PUBLIC TRANSPORTATION ELEMENT: The site is not located on a CATA bus route. Route #3 (Baptist Medical Center Route) runs along Kanis Road to the north. C. PUBLIC NOTIFICATION: All owners of property located within 200 feet of the site and the John Barrow, Twin Lakes and Twin Lakes "B" Neighborhood Associations were notified of the public hearing. September 4, 2014 ITEM NO.: 2 (Cont.) FILE NO.: Z-8966 D. LAND USE ELEMENT: This request is located in the 1-430 Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. Residential Low Density is for single-family homes at densities no greater than six dwelling units per acre. The applicant has applied for a rezoning from R-2 (Single -Family Residential) to R-4 (Residential Two-family District) to allow for the construction of a duplex on this site. Master Street Plan: Wilson Road is shown as Local Streets on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". A Collector design standard is used for Commercial Streets. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. BICYCLE PLAN: There are no bike routes shown in the immediate vicinity. E. STAFF ANALYSIS: Nichols and Dimes, LLC, owner of the 0.2417 acre property located at 2216 Wilson Road, is requesting to rezone the property from "R-2" Single Family District to "R-4" Two -Family District. The rezoning is proposed to allow the construction of one (1) duplex structure on the site. The property is comprised of 1.5 platted lots. The site is currently undeveloped and mostly grass covered. The property slopes upward slightly from front to back. Single family residences and vacant lots are located north and west of the subject property. Several duplex structures are located further north, between West 20th and West 22"d Streets. Single family residences, including older mobile home structures, are located to the south and east. An old commercial garage structure is located across Wilson Road to the east. A towing business, zoned PD-C, is located to the southeast. The City's Future Land Use Plan designates this property as Residential Low Density. The requested R-4 zoning does not require an amendment to the plan. 2 September 4, 2014 ITEM NO.: 2 Cont. FILE NO.: Z-8965 Staff is supportive of the requested R-4 rezoning. Staff views the request as reasonable. The lot is comprised of 1.5 platted single family lots. A duplex structure will only be a minor increase (0.5 residential unit) in the original platted density. New duplex structures have been recently developed within this neighborhood, at the northeast corner of Wilson Road and West 22"6 Street and at the southwest corner of Nichols Road and West 20th Street. Staff believes the applicant's plan to construct one (1) new duplex will be a quality, in -fill type, development for this general area south of West 18t" Street. Staff believes . rezoning this property to R-4 will have no adverse impact on the adjacent properties or the general area. F. STAFF RECOMMENDATION: Staff recommends approval of the requested R-4 rezoning. PLANNING COMMISSION ACTION: (SEPTEMBER 4, 2014) Kenny Whitfield was present, representing the application. There was one (1) objector present. Staff presented the application with a recommendation of approval. Kenny Whitfield addressed the Commission in support of the application. He asked to hear from the objector first. Sabreana Hyche addressed the Commission in opposition to the application. She noted that she lived next door to the subject property. She explained that the existing duplexes in the neighborhood had a high turnover rate of residents. Mr. Whitfield noted that he had two (2) new duplex structures in the neighborhood. He stated that he had one (1) year leases for these duplex units. There was a motion to approve the requested R-4 zoning. The motion passed by a vote of 8 ayes, 0 nays and 3 absent. The R-4 rezoning was approved. 3