HomeMy WebLinkAboutZ-9134 Staff AnalysisFILE NO.: Z-9134
Owner: Perry's Pennies, LLC
Applicant: Kenny Whitfield, Perry's Pennies LLC
Location: 2107/2111 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, R-4 and R-7A
East — Single family residences and duplex structures; zoned R-2 and R-4
West — Single family residence 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-9134 (Co
D. LAND USE ELEMENT:
Plannina Division:
This request is located in the 1-430 Planning District. The Land Use Plan shows
Residential Low (RL) for this property. The Residential Low Density (RL)
category provides for single family homes at densities not to exceed 6 units per
acre. Such residential development is typically characterized by conventional
single family homes, but may include patio or garden homes and cluster homes,
provided that the density remain less than 6 units per acre. The applicant has
applied for a rezoning from R-2 (Single Family District) to R-4 (Two Family
District) for a construction of duplexes on both lot 9 and lot 10.
Master Street Plan:
East side of the property is Perry Street and it is a Local Street 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. This street 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:
Perry's Pennies, LLC, owner of the .31 acre property located at 2107/2111 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.
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FILE NO.: Z-9134 (Cont.
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 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 23 are zoned R-4. 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: (JUNE 2, 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 10 ayes, 0 noes and
1 absent.
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June 2, 2016
ITEM NO.: 5
Owner: Perry's Pennies, LLC
FILE NO.: Z-9134
Applicant: Kenny Whitfield, Perry's Pennies LLC
Location: 2107/2111 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, R-4 and R-7A
East — Single family residences and duplex structures; zoned R-2 and R-4
West — Single family residence 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.
June 2, 2016
ITEM NO.: 5 (Cont.
❑C
LAND USE ELEMENT:
Planning Division:
FILE NO.: Z-9134
This request is located in the 1-430 Planning District. The Land Use Plan shows
Residential Low (RL) for this property. The Residential Low Density (RL)
category provides for single family homes at densities not to exceed 6 units per
acre. Such residential development is typically characterized by conventional
single family homes, but may include patio or garden homes and cluster homes,
provided that the density remain less than 6 units per acre. The applicant has
applied for a rezoning from R-2 (Single Family District) to R-4 (Two Family
District) for a construction of duplexes on both lot 9 and lot 10.
Master Street Plan:
East side of the property is Perry Street and it is a Local Street 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. This street 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:
Perry's Pennies, LLC, owner of the .31 acre property located at 2107/2111 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.
June 2, 2016
ITEM NO.: 5 (Cont.
FILE NO.: Z-9
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.
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 23 are zoned R-4. 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: (JUNE 2, 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 10 ayes, 0 noes and
1 absent.
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