HomeMy WebLinkAboutZ-9115 Staff AnalysisFII F NO_- Z-9115
Owner: Susan K. Pehrson
Applicant: Kenny Whitfield, Nichols and Dimes, LLC
Location: 2115/2201 Perry Street
Area: 0.31 Acre
Request: Rezone from R-2 to R-4
Purpose: To construct two (2) duplex structures
Existing Use: Vacant lots
SURROUNDING LAND USE AND ZONING
North — Vacant lots, a duplex and single family residences; zoned R-2 and R-4
South — Single family residences (including manufactured homes) and vacant lots;
zoned R-2 and R-7A
East — Single family residences and duplex structures; zoned R-2 and R-4
West — Single family residences and vacant lots (across Perry Street); zoned R-2
A. PUBLIC WORKS COMMENTS:
1. 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.
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.
FILE NO.: Z-9115 (Cont.)
D. LAND USE ELEMENT:
Planning Division:
This request is located in the 1-430 Planning District at the Northeast 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) to
allow for the future development of two-family structures.
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". 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 0.31 acre property located at 2115/2201
Perry Street, is requesting to rezone the property from "R-2" Single Family District
to "R-4" Two -Family District. The property is located on the east side of Perry
Street north of West 24" 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. The lots are currently undeveloped
and partly wooded. There is a gravel driveway from Perry Street. The property has
a slight slope downward from north to south, basically following the elevation of
Perry Street.
Vacant lots, a new duplex structure and single family homes are located north of
the subject property. Single family residences are located to the south and west,
across Perry Street. New duplex structures and single family residences are
located to the east, along the west side of Wilson 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.
K
FILE NO.: Z-9115 (Cont.
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. Staff recently conducted a survey of this neighborhood, between
West 16th Street and West 24th Street, and Aldersgate Road to Junior Deputy
Road. The survey counted the total number of residential lots within this area,
and how many of the total residential lots are zoned R-4. Staff found that there
are 368 total residential lots within this area, and that 21 are zoned R-4, with
two (2) lots proposed for R-4 zoning pending before the Board of Directors.
This represents R-4 zoning on a total of 6.25 percent of the overall residential
lots within this neighborhood. The two (2) lots proposed for R-4 zoning would
raise this ratio to 6.79 percent. Staff feels that his represents a very minimal
percentage of the overall residential area. 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: (MARCH 10, 2016)
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 briefly
described the proposed rezoning.
Marion Tolson (2114 Perry Street) addressed the Commission in opposition. He noted
that there are narrow streets with ditches in this area and explained. He presented a
photo of a neighborhood street, to the Commission. He noted that he would have not
purchased his house if the duplexes were present.
Mr. Whitfield explained that his company has been purchasing run-down properties
in this area and developing quality duplexes. Staff noted that additional right-of-way
has been dedicated with the recent R-4 rezonings and will be dedicated for the subject
property. Staff also noted that the streets within this neighborhood were recently
re -paved and that the new duplex construction included new culverts and driveways for
the duplex properties.
There was a motion to approve the requested R-4 rezoning. The vote was 10 ayes,
1 nay and 0 absent. The application was approved.
3
March 10, 2016
Owner:
Susan K. Pehrson
FILE NO.: Z-9115
Applicant: Kenny Whitfield, Nichols and Dimes, LLC
Location: 2115/2201 Perry Street
Area: 0.31 Acre
Request: Rezone from R-2 to R-4
Purpose: To construct two (2) duplex structures
Existing Use: Vacant lots
SURROUNDING LAND USE AND ZONING
North — Vacant lots, a duplex and single family residences; zoned R-2 and R-4
South — Single family residences (including manufactured homes) and vacant lots;
zoned R-2 and R-7A
East — Single family residences and duplex structures ; zoned R-2 and R-4
West — Single family residences and vacant lots (across Perry Street); zoned R-2
FA
PUBLIC WORKS COMMENTS:
1. 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.
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.
March 10, 2016
ITEM NO.: 1 Cont.
D. LAND USE ELEMENT:
Planning Division:
FILE NO.: Z-9115
This request is located in the 1-430 Planning District at the Northeast 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) to
allow for the future development of two-family structures.
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". 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 0.31 acre property located at 2115/2201
Perry Street, is requesting to rezone the property from "R-2" Single Family District
to "R-4" Two -Family District. The property is located on the east side of Perry
Street north of 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. The lots are currently undeveloped
and partly wooded. There is a gravel driveway from Perry Street. The property has
a slight slope downward from north to south, basically following the elevation of
Perry Street.
Vacant lots, a new duplex structure and single family homes are located north of
the subject property. Single family residences are located to the south and west,
across Perry Street. New duplex structures and single family residences are
located to the east, along the west side of Wilson Road.
0
March 10, 2016
ITEM NO.: 1 Cont. FILE NO.. Z-9115
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. Staff recently conducted a survey of this neighborhood, between
West 16t" Street and West 24th Street, and Aldersgate Road to Junior Deputy
Road. The survey counted the total number of residential lots within this area,
and how many of the total residential lots are zoned R-4. Staff found that there
are 368 total residential lots within this area, and that 21 are zoned R-4, with
two (2) lots proposed for R-4 zoning pending before the Board of Directors.
This represents R-4 zoning on a total of 6.25 percent of the overall residential
lots within this neighborhood. The two (2) lots proposed for R-4 zoning would
raise this ratio to 6.79 percent. Staff feels that his represents a very minimal
percentage of the overall residential area. 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 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: (MARCH 10, 2016)
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 briefly
described the proposed rezoning.
Marion Tolson (2114 Perry Street) addressed the Commission in opposition. He noted
that there are narrow streets with ditches in this area and explained. He presented a
photo of a neighborhood street, to the Commission. He noted that he would have not
purchased his house if the duplexes were present.
Mr. Whitfield explained that his company has been purchasing run-down properties
in this area and developing quality duplexes. Staff noted that additional right-of-way
has been dedicated with the recent R-4 rezonings and will be dedicated for the subject
property. Staff also noted that the streets within this neighborhood were recently
3
March 10, 2016
ITEM NO.: 1 Cont.) FILE NO.: Z-9115
re -paved and that the new duplex construction included new culverts and driveways for
the duplex properties.
There was a motion to approve the requested R-4 rezoning. The vote was 10 ayes,
1 nay and 0 absent. The application was approved.
2