HomeMy WebLinkAboutZ-9488 Staff AnalysisFILE NO.: Z-9488
Owner:
Applicant:
Location:
Area:
Request:
Purpose:
Existing Use:
Elite Foam Insealators, LLC
Daniel Thomas
2224 and 2226 Wilson Road
0.31 Acre (2 lots)
Rezone from R-2 to R-4
To construct one (1) duplex on each lot.
Three (3) older mobile home structures
SURROUNDING LAND USE AND ZONING
North — Single family residences and duplexes; zoned R-2 and R-4
South — Single family residence (manufactured home); zoned R-2
East — Single family residences and auto towing business (across Wilson Road);
zoned R-2 and PD-C
West — Single family residences and duplexes; zoned R-2 and R-4
A. PUBLIC WORKS COMMENTS:
1. Wilson Road is classified on the Master Street Plan as a residential street.
A dedication of right-of-way 25 feet from centerline will be required.
2. Driveway locations and configurations will be reviewed for approval at time of
building permit review by the Public Works Department.
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.
FILE NO.: Z-9488(Cont.)
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 -
Planning Division: The request is in the 1-430 Planning District. The Land Use
Plan shows Residential Low Density (RL) for the requested areas. Residential
Low Density category provides for single family homes at densities not to exceed
6 dwelling units per acre. Such residential development is typically characterized
by conventional single family homes, but may also include patio or garden homes
and cluster homes, provided that the density remain less than 6 units per acre.
The application is to rezoning an area from R-2 (Single Family District) to R-4
(Two -Family District) to allow the future development of duplexes on the site.
Master Street Plan: To the east is Wilson Road and it is a Local Street on the
Master Street Plan. The primary function of Local Streets 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 ANALYS
Elite Foam Insealators, LLC, owner of the 0.31 acre property located at 2224 and
2226 Wilson Road, is requesting to rezone the property from "R-2" Single Family
District to "R-4" Two -Family District. The property is located on the west side of
Wilson Road, south of West 22nd Street. The property is comprised of two (2)
lots; Lots 23 and 24, Block 2, Hick's Interurban Addition. The rezoning is
proposed to allow the construction of one (1) duplex structure on each lot.
The property currently contains three (3) older single -wide manufactured home
structures. One (1) paved driveway from Wilson Road serves as access to the
three (3) residences. The property has a slight slope downward from west
to east.
The property is located in an area of mixed R-2 and R-4 zoning. R-4 zoned
lots are located to the north and southwest. Single family lots are located to
the east, west and south. Additional single family residences, two-family
residences and vacant lots are located throughout this subdivision. Several
older manufactured/mobile homes are also located within this subdivision.
2
FILE NO.: Z-948$ Cont.
Staff is not supportive of the requested R-4 rezoning. Staff does not view the
request as reasonable. Over the past several years, a number of the lots within
this neighborhood (between West 16th and West 24th Streets, from Aldersgate
Road to Junior Deputy Road) have been rezoned to R-4 for the development of
duplexes. As such, slightly over ten (10) percent of this neighborhood is
currently zoned R-4. Staff's concerns relate to the changing density within this
subdivision with respect to the City's Future Land Use Plan designation of
Residential Low Density (RL), and the subdivision's lack of infrastructure. The
streets within this subdivision are narrow paved roadways with no curb, gutter or
sidewalks. Open ditches are located along most of the streets. Staff believes
that any additional density within this subdivision, with the increased traffic it will
generate, will have an increasingly adverse impact on this neighborhood.
F. STAFF RECOMMENDATION:
Staff recommends denial of the requested R-4 rezoning.
PLANNING COMMISSION ACTION:
(JANUARY 30, 2020)
Scotty Howard was present, representing the application. There was one (1) objector
present. Staff presented items 2 and 3 simultaneously with a recommendation of
denial. The Commission discussed both items 2 and 3 simultaneously.
Ruth Bell addressed the Commission in opposition. She explained that it was most
appropriate to have single family homes in the neighborhood because of the lack of
infrastructure.
Scotty Howard addressed the Commission in support of the application. He noted
that he bought the properties as investment properties. He stated that he spoke
with several of the occupants within the neighborhood and that they were in favor
of the new duplex structures. He presented a PowerPoint presentation to the
Commission with photos of properties in the area and an interview with a current
resident of the neighborhood. He noted that there had only been two (2) traffic
accidents along Wilson Road within the past five (5) years. In response to a question
from the Commission, Mr. Howard noted that there would be one (1) duplex structure on
each of the four (4) lots.
Commissioner Berry asked about required right-of-way and possible future street
improvements for this neighborhood. Mike Hood, of Public Works, noted that the
rights -of -way throughout this neighborhood were never platted to current standards.
He explained that the streets could be classified as minor residential streets.
Commissioner Vogel asked how the City decided which roadways need to be improved.
Mr. Hood explained the process which is utilized by the City. Commissioner Berry made
comments related to infrastructure and the development process. He noted that he was
in support of the applications. Commissioner Hart concurred with Commissioner Berry.
3
FILE NO.: Z-9488 (Cont.
Commissioner Betton noted that the increase in density would create only minor
increase in traffic. Chairman Latture noted that he supported the applications.
There was a motion to approve item 2, the requested rezoning for 2112 and 2114
Wilson Road. The motion passed by a vote of 10 ayes, 0 nays and 1 absent. The
application was approved.
There was a second motion to approve item 3, the requested rezoning for 2224 and
2226 Wilson Road. The motion passed by a vote of 10 ayes, 0 nays and 1 absent. The
application was approved.
January 30, 2020
ITEM NO.: 3
Owner:
Applicant
Location:
Area:
Request:
Purpose:
Existing Use:
FILE NO.: Z-9488
Elite Foam Insealators, LLC
Daniel Thomas
2224 and 2226 Wilson Road
0.31 Acre (2 lots)
Rezone from R-2 to R-4
To construct one (1) duplex on each lot.
Three (3) older mobile home structures
SURROUNDING LAND USE AND ZONING
North — Single family residences and duplexes; zoned R-2 and R-4
South — Single family residence (manufactured home); zoned R-2
East — Single family residences and auto towing business (across Wilson Road);
zoned R-2 and PD-C
West — Single family residences and duplexes; zoned R-2 and R-4
A. PUBLIC WORKS COMMENTS:
1. Wilson Road is classified on the Master Street Plan as a residential street.
A dedication of right-of-way 25 feet from centerline will be required.
2. Driveway locations and configurations will be reviewed for approval at time of
building permit review by the Public Works Department.
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.
January 30, 2020
ITEM NO.: 3 Cont. FILE NO.: Z-9488
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:
Planning Division: The request is in the 1-430 Planning District. The Land Use
Plan shows Residential Low Density (RL) for the requested areas. Residential
Low Density category provides for single family homes at densities not to exceed
6 dwelling units per acre. Such residential development is typically characterized
by conventional single family homes, but may also include patio or garden homes
and cluster homes, provided that the density remain less than 6 units per acre.
The application is to rezoning an area from R-2 (Single Family District) to R-4
(Two -Family District) to allow the future development of duplexes on the site.
Master Street Plan: To the east is Wilson Road and it is a Local Street on the
Master Street Plan. The primary function of Local Streets 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:
Elite Foam Insealators, LLC, owner of the 0.31 acre property located at 2224 and
2226 Wilson Road, is requesting to rezone the property from "R-2" Single Family
District to "R-4" Two -Family District. The property is located on the west side of
Wilson Road, south of West 22"d Street. The property is comprised of two (2)
lots; Lots 23 and 24, Block 2, Hick's Interurban Addition. The rezoning is
proposed to allow the construction of one (1) duplex structure on each lot.
The property currently contains three (3) older single -wide manufactured home
structures. One (1) paved driveway from Wilson Road serves as access to the
three (3) residences. The property has a slight slope downward from west to
east.
K
January 30, 2020
ITEM NO.: 3
FILE NO.: Z-9488
The property is located in an area of mixed R-2 and R-4 zoning. R-4 zoned
lots are located to the north and southwest. Single family lots are located to
the east, west and south. Additional single family residences, two-family
residences and vacant lots are located throughout this subdivision. Several
older manufactured/mobile homes are also located within this subdivision.
Staff is not supportive of the requested R-4 rezoning. Staff does not view the
request as reasonable. Over the past several years, a number of the lots within
this neighborhood (between West 16th and West 24th Streets, from Aldersgate
Road to Junior Deputy Road) have been rezoned to R-4 for the development of
duplexes. As such, slightly over ten (10) percent of this neighborhood is
currently zoned R-4. Staff's concerns relate to the changing density within this
subdivision with respect to the City's Future Land Use Plan designation of
Residential Low Density (RL), and the subdivision's lack of infrastructure. The
streets within this subdivision are narrow paved roadways with no curb, gutter or
sidewalks. Open ditches are located along most of the streets. Staff believes
that any additional density within this subdivision, with the increased traffic it will
generate, will have an increasingly adverse impact on this neighborhood.
F. STAFF RECOMMENDATION
Staff recommends denial of the requested R-4 rezoning.
PLANNING COMMISSION ACTION:
(JAN UARY 30, 2020)
Scotty Howard was present, representing the application. There was one (1) objector
present. Staff presented items 2 and 3 simultaneously with a recommendation of
denial. The Commission discussed both items 2 and 3 simultaneously.
Ruth Bell addressed the Commission in opposition. She explained that it was most
appropriate to have single family homes in the neighborhood because of the lack of
infrastructure.
Scotty Howard addressed the Commission in support of the application. He noted
that he bought the properties as investment properties. He stated that he spoke
with several of the occupants within the neighborhood and that they were in favor
of the new duplex structures. He presented a PowerPoint presentation to the
Commission with photos of properties in the area and an interview with a current
resident of the neighborhood. He noted that there had only been two (2) traffic
accidents along Wilson Road within the past five (5) years. In response to a question
from the Commission, Mr. Howard noted that there would be one (1) duplex structure on
each of the four (4) lots.
3
January 30, 2020
ITEM NO.: 3 (Cont.) FILE NO.: Z-9488
Commissioner Berry asked about required right-of-way and possible future street
improvements for this neighborhood. Mike Hood, of Public Works, noted that the
rights -of -way throughout this neighborhood were never platted to current standards.
He explained that the streets could be classified as minor residential streets.
Commissioner Vogel asked how the City decided which roadways need to be improved.
Mr. Hood explained the process which is utilized by the City. Commissioner Berry made
comments related to infrastructure and the development process. He noted that he was
in support of the applications. Commissioner Hart concurred with Commissioner Berry.
Commissioner Betton noted that the increase in density would create only minor
increase in traffic. Chairman Latture noted that he supported the applications.
There was a motion to approve item 2, the requested rezoning for 2112 and 2114
Wilson Road. The motion passed by a vote of 10 ayes, 0 nays and 1 absent. The
application was approved.
There was a second motion to approve item 3, the requested rezoning for 2224 and
2226 Wilson Road. The motion passed by a vote of 10 ayes, 0 nays and 1 absent. The
application was approved.
0