HomeMy WebLinkAboutZ-9102 Staff AnalysisJanuary 28, 2016
ITEM NO.: 1
Owner:
Applicant:
Location:
Area:
Request:
Purpose:
Existing Use:
FILE NO.: Z-9102
Nichols & Dimes, LLC
Kenny Whitfield, Nichols and Dimes, LLC
2216 Perry Street
0.32 Acres
Rezone from R-2 to R-4
To construct two (2) duplex structures
Single family residence
SURROUNDING LAND USE AND ZONING
North — Single family residences and vacant lots; zoned R-2
South — Good Shepherd Retirement Community (across West 24th Street); zoned MF-
18
East — Vacant lots and single family homes, including mobile/manufactured homes;
zoned R-2 and R-7A
West — Vacant lots; zoned R-2
A. PUBLIC WORKS COMMENTS:
1. A 20 foot radial dedication of right-of-way is required at the intersection of
Perry Street and West 24th Street.
2. Perry Street is classified on the Master Street Plan as a residential street. A
dedication of right-of-way 25 feet from centerline will be required.
3. West 24th Street is classified on the Master Street Plan as a residential street.
A dedication of right-of-way 25 feet from centerline will be required.
4. Show the proposed driveway location and width. The driveway should not
exceed 26 ft. wide.
January 28, 2016
ITEM NO.: 1 Cont. FILE NO.: Z-9102
B. PUBLIC TRANSPORTATION ELEMENT:
The site is not located on a Rock Region Metro bus route. Bus 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 "A" and Twin Lakes "B" Neighborhood Associations were notified of
the public hearing.
D. LAND USE ELEMENT:
This request is located in the 1-430 Planning District at the Northwest Corner of
Perry and 24t" Street. The Land Use Plan shows Residential Low Density (RL)
for this property. The 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 District) to R-4 (Two -Family District).
Master Street Plan:
The south side of the property is West 24th Street, East side of the property is
Perry Street and they are both 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-o-fay 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 0.32 acre property located at 2216 Perry
Street, is requesting to rezone the property from "R-2' Single Family District to
"R-4" Two -Family District. The property is located at the northwest corner of Perry
Street and West 24th Street. The rezoning is proposed to allow the construction of
two (2) duplex structures on the site.
The property is comprised of two (2) platted lots. An old one-story frame single
family structure is located within the north portion of the property. There is a gravel
2
January 28, 2016
ITEM NO.: 1 (Cont.
FILE NO.: Z-9102
driveway from Perry Street, with a gravel parking pad on the south side of
the residence.
Single family residences and vacant lots are located north of the subject property.
Vacant lots and single family structures, including mobile/manufactured homes
are located to the east, across Perry Street. The Good Shepherd Retirement
Community is located on the MF-18 zoned property across West 24th Street to the
south. Vacant lots are located to the west, with the Camp Aldersgate development
further west across Aldersgate Road.
The City's Future Land Use Plan designates this property as Residential Low
Density (RL). 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 property is comprised of two (2) platted single family lots.
Two (2) duplex structures will only be a minor increase 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" " Street,
south along the west side of Wilson Road, and along West 20th Street (at Nichols
and Jr. Deputy Roads). Staff believes the applicant's plan to construct two (2) new
duplexes will be a quality, in -fill type, development for this general area south of
West 18th 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:
(JANUARY 28, 2016)
The applicant was present. There were no objectors present. Staff presented the item
and a recommendation of approval. There was no further discussion. The item was
placed on the consent agenda and approved. The vote was 7 ayes, 0 noes and 4 absent.
3
FILE NO.: Z-9102
Owner:
Applicant:
Location:
Area:
Request:
Purpose:
Existing Use:
Nichols & Dimes, LLC
Kenny Whitfield, Nichols and Dimes, LLC
2216 Perry Street
0.32 Acres
Rezone from R-2 to R-4
To construct two (2) duplex structures
Single family residence
SURROUNDING LAND USE AND ZONING
North — Single family residences and vacant lots; zoned R-2
South — Good Shepherd Retirement Community (across West 24th Street); zoned MF-18
East — Vacant lots and single family homes, including mobile/manufactured homes;
zoned R-2 and RJA
West — Vacant lots; zoned R-2
A. PUBLIC WORKS COMMENTS:
1. A 20 foot radial dedication of right-of-way is required at the intersection of
Perry Street and West 24th Street.
2. Perry Street is classified on the Master Street Plan as a residential street. A
dedication of right-of-way 25 feet from centerline will be required.
3. West 24th Street is classified on the Master Street Plan as a residential street.
A dedication of right-of-way 25 feet from centerline will be required.
4. Show the proposed driveway location and width. The driveway should not
exceed 26 ft. wide.
FILE NO.: Z-9102 (Cont.
B. PUBLIC TRANSPORTATION ELEMENT:
The site is not located on a Rock Region Metro bus route. Bus 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 "A" and Twin Lakes "B" Neighborhood Associations were notified of
the public hearing.
D. LAND USE ELEMENT:
This request is located in the 1-430 Planning District at the Northwest Corner of
Perry and 24th Street. The Land Use Plan shows Residential Low Density (RL)
for this property. The 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 District) to R-4 (Two -Family District).
Master Street Plan:
The south side of the property is West 24th Street, East side of the property is
Perry Street and they are both 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-o-fay 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 0.32 acre property located at 2216 Perry
Street, is requesting to rezone the property from "R-2' Single Family District to
"R-4" Two -Family District. The property is located at the northwest corner of Perry
Street and West 24th Street. The rezoning is proposed to allow the construction of
two (2) duplex structures on the site.
The property is comprised of two (2) platted lots. An old one-story frame single
family structure is located within the north portion of the property. There is a gravel
driveway from Perry Street, with a gravel parking pad on the south side of
the residence.
2
FILE NO.: Z-9102(Cont.)
Single family residences and vacant lots are located north of the subject property.
Vacant lots and single family structures, including mobile/manufactured homes
are located to the east, across Perry Street. The Good Shepherd Retirement
Community is located on the MF-18 zoned property across West 24th Street to the
south. Vacant lots are located to the west, with the Camp Aldersgate development
further west across Aldersgate Road.
The City's Future Land Use Plan designates this property as Residential Low
Density (RL). 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 property is comprised of two (2) platted single family lots.
Two (2) duplex structures will only be a minor increase 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" d Street,
south along the west side of Wilson Road, and along West 20th Street (at Nichols
and Jr. Deputy Roads). Staff believes the applicant's plan to construct two (2) new
duplexes will be a quality, in -fill type, development for this general area south of
West 18th 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: (JANUARY 28, 2016)
The applicant was present. There were no objectors present. Staff presented the item
and a recommendation of approval. There was no further discussion. The item was
placed on the consent agenda and approved. The vote was 7 ayes, 0 noes and 4 absent.
K