a.
City Zoning Commission
- Meeting Date:
- 04/05/2016
- SUBJECT
- Zone Change 946 - 3122 Lynn Avenue
- THROUGH:
- Candi Millar
- PRESENTED BY:
- Nicole Cromwell
Information
REQUEST
City Zone Change #946 – 3122 Lynn Avenue – R-96 to R-70 – A zone change request from Residential 9,600 (R-96) to Residential 7,000 (R-70) on Lot 11, Block 9, Central Acres Subdivision, 5th Filing, a 10,417 square-foot parcel of land. A pre-application neighborhood meeting was held on February 10, 2016 at the Sunset Bowl, 1625 Central Avenue. Presented by: Nicole Cromwell, Zoning Coordinator
RECOMMENDATION
The Planning Division recommends approval and adoption of the findings of the 10 criteria for Zone Change 946.
APPLICATION DATA
| OWNER: James Ouren | |
| AGENT: NA | |
| LEGAL DESCRIPTION: Lot 11, Block 9, Central Acres Subdivision 5th Filing | |
| ADDRESS: 3122 Lynn Avenue | |
| CURRENT ZONING: R-96 | |
| EXISTING LAND USE: Vacant | |
| PROPOSED USE: Duplex/townhome | |
| SIZE OF PARCEL: 10,417 square feet |
CONCURRENT APPLICATIONS
None.
APPLICABLE ZONING HISTORY
Three zone changes from residential to commercial zoning were approved along Central Avenue prior to 1980. In 1985, the City denied a zone change from R-96 to R-70 for 3 lots on the north side of Lynn Avenue west of 32nd Street. In 1987, an application to change the east side of 35th St West between Terry avenue and Howard Avenue from R-96 to R-70 was withdrawn by the applicant. Since this time, the City has approved several zone changes for property with Central Avenue frontage to allow neighborhood services, apartments, and professional offices.
SURROUNDING LAND USE & ZONING
| NORTH: | Zoning: R-96 Land Use: Single family dwellings |
| SOUTH: | Zoning: Neighborhood Commercial (NC) Land Use: New multi-tenant neighborhood retail businesses |
| EAST: | Zoning: R-96 Land Use: Single family dwellings |
| WEST: | Zoning: R-96 Land Use: Single family dwellings |
BACKGROUND
This property is the only un-developed lot on the 3100 block of Lynn Avenue. The lot to the east, Lot 12 at 3116 Lynn Avenue, was in common ownership with the subject property prior to Mr. Ouren's purchase in 2009. The property has remained vacant except for the occasional prior use by the adjacent owner for storage of vehicles, boats, outdoor equipment and vehicles. A sanitary sewer line is stubbed into the property from the alley to the south.
The surrounding zoning is R-96 to the east, west and north of the subject property. South of the property across the alley is zoned NC and is developing as a retail center for neighborhood services. Property at the east end of this block is zoned R-60 and these lots are developed as four-plex townhomes. Mr. Ouren conducted a pre-application meeting in February and several surrounding owners attended the meeting. The primary concern expressed by the surrounding owners is the number of non-owner occupied residences in the area. The zoning code does not require the occupancy of any dwelling unit by the owner of the property. In general within the city limits, approximately 60% of dwelling units are owner occupied. On this block of Lynn Avenue, 10 of the 13 single family dwellings are owner occupied or about 75% of the dwelling units. If the zone change is approved on this lot and 2 dwelling units are constructed and occupied by renters, the percentage of owner occupied units would drop to 65%. This is still within the same general character of city neighborhoods.
The neighborhood is near the intersection of 2 principal arterial streets - Central Avenue and 32nd Street West. The intersection has been improved in the past 5 years to handle the increasing traffic through this intersection, including dedicated left turn lanes and signals. The most recent traffic counts at this intersection are 27,821, with 32nd Street West having a higher count than Central Avenue. The City intends to complete arterial street improvement on Central Avenue from 35th St West to Shiloh Road during the next fiscal year (FY17). Signal timing along the 32nd Street West corridor from King Avenue West north to Poly Drive is also being addressed. Lynn Avenue has a stop controlled intersection with 32nd Street West just north of the signalized intersection. To the east, Lynn Avenue intersects with 31st Street West at an uncontrolled 3-way intersection. Lynn Avenue at this point is not a continuous street and the lots to the east would not allow a continuation of Lynn Avenue in the future.
The lot is large enough to support 2 dwelling units at nearly 1/4 of an acre. One block to the north is R-70 zoning on the north side of St John's Avenue. There is a mixture of single family and two-family dwellings in this area. On 31st Street West on the west side are 4 four-plex dwellings between Central Avenue and St. John's Avenue in an R-60 zone. Two-family dwellings built as townhomes can have 2 separate owners and generally have more property value than a two-family dwelling built as a simple duplex with one owner. The most recent set of townhomes built in this neighborhood as two attached units has each unit valued at more than $192,000. These taxable values are similar to surrounding single family homes. Older duplexes with one owner in this neighborhood are valued in the $225,000 to $250,000 range. The townhomes in the four-plex at the intersection of 31st St West and Central Avenue are valued at $138,000 to $150,000 for each unit. The 2 end units have higher taxable value than the center 2 units.
The Planning Division has reviewed the proposed zone change and is recommending approval based on the findings of 10 criteria for zone changes. The proposed zoning gives consideration to the surrounding neighborhood character and is compatible with the existing and proposed uses in the area. The neighborhood has a mixture of housing choices and a two-family dwelling will not be out of character for this area. The proposed zoning is supported by the city's Infill Policy by making the most efficient use of land where incremental density is appropriate. The proposed zoning allows either single family or two-family dwellings by right but does not allow multi-family dwellings (3 or more attached units). The value of adjacent property will be enhanced by any new construction. Two off street parking spaces are required for each newly constructed dwelling unit. The proposed zoning allows the construction of 2 dwelling units whether attached or detached. Construction as townhomes will add the most property value and would allow purchasers to use traditional financing. The townhomes and duplexes in the immediate area are well-maintained and fit in well with the adjacent single family dwellings.
The surrounding zoning is R-96 to the east, west and north of the subject property. South of the property across the alley is zoned NC and is developing as a retail center for neighborhood services. Property at the east end of this block is zoned R-60 and these lots are developed as four-plex townhomes. Mr. Ouren conducted a pre-application meeting in February and several surrounding owners attended the meeting. The primary concern expressed by the surrounding owners is the number of non-owner occupied residences in the area. The zoning code does not require the occupancy of any dwelling unit by the owner of the property. In general within the city limits, approximately 60% of dwelling units are owner occupied. On this block of Lynn Avenue, 10 of the 13 single family dwellings are owner occupied or about 75% of the dwelling units. If the zone change is approved on this lot and 2 dwelling units are constructed and occupied by renters, the percentage of owner occupied units would drop to 65%. This is still within the same general character of city neighborhoods.
The neighborhood is near the intersection of 2 principal arterial streets - Central Avenue and 32nd Street West. The intersection has been improved in the past 5 years to handle the increasing traffic through this intersection, including dedicated left turn lanes and signals. The most recent traffic counts at this intersection are 27,821, with 32nd Street West having a higher count than Central Avenue. The City intends to complete arterial street improvement on Central Avenue from 35th St West to Shiloh Road during the next fiscal year (FY17). Signal timing along the 32nd Street West corridor from King Avenue West north to Poly Drive is also being addressed. Lynn Avenue has a stop controlled intersection with 32nd Street West just north of the signalized intersection. To the east, Lynn Avenue intersects with 31st Street West at an uncontrolled 3-way intersection. Lynn Avenue at this point is not a continuous street and the lots to the east would not allow a continuation of Lynn Avenue in the future.
The lot is large enough to support 2 dwelling units at nearly 1/4 of an acre. One block to the north is R-70 zoning on the north side of St John's Avenue. There is a mixture of single family and two-family dwellings in this area. On 31st Street West on the west side are 4 four-plex dwellings between Central Avenue and St. John's Avenue in an R-60 zone. Two-family dwellings built as townhomes can have 2 separate owners and generally have more property value than a two-family dwelling built as a simple duplex with one owner. The most recent set of townhomes built in this neighborhood as two attached units has each unit valued at more than $192,000. These taxable values are similar to surrounding single family homes. Older duplexes with one owner in this neighborhood are valued in the $225,000 to $250,000 range. The townhomes in the four-plex at the intersection of 31st St West and Central Avenue are valued at $138,000 to $150,000 for each unit. The 2 end units have higher taxable value than the center 2 units.
The Planning Division has reviewed the proposed zone change and is recommending approval based on the findings of 10 criteria for zone changes. The proposed zoning gives consideration to the surrounding neighborhood character and is compatible with the existing and proposed uses in the area. The neighborhood has a mixture of housing choices and a two-family dwelling will not be out of character for this area. The proposed zoning is supported by the city's Infill Policy by making the most efficient use of land where incremental density is appropriate. The proposed zoning allows either single family or two-family dwellings by right but does not allow multi-family dwellings (3 or more attached units). The value of adjacent property will be enhanced by any new construction. Two off street parking spaces are required for each newly constructed dwelling unit. The proposed zoning allows the construction of 2 dwelling units whether attached or detached. Construction as townhomes will add the most property value and would allow purchasers to use traditional financing. The townhomes and duplexes in the immediate area are well-maintained and fit in well with the adjacent single family dwellings.
RECOMMENDATION
The Planning Division recommends approval and adoption of the findings of the 10 criteria for Zone Change 946.