Planning Staff Opposes Replacing Dallas Road Home With 18 Condos

Wednesday, July 09, 2014

The Regional Planning Agency staff is recommending denial on a request by developer Matt McGauley to take down a home at 1003 East Dallas Road and build 18 condos in its place.

The site is just under an acre.

Adjacent property uses are single-family residential, with multi-family residential across East Dallas Road to the south. One adjacent property on the northwest side (facing Fernway Road) is a duplex.

The staff said, "RPA recommends denying the applicant’s request to rezone the property from R-1 Residential Zone to R-3 Residential Zone. Absent a land use plan to provide guidance, RPA staff reviewed the rezoning request for appropriateness based on adjacent zoning classifications, land uses and residential densities. Approving an R-3 Residential Zone at this location would introduce a zoning classification that is less restrictive than the existing R-1 Residential Zone along East Dallas Road. Existing development around the subject property is primarily low-density residential.

"One exception to the predominantly low-density neighborhood is the Riverview Grand Apartments that sits on twelve acres of property across East Dallas Road. This property contains 186 units with a residential density of 15.5 units per acre. While Riverview Grand Apartments are a multi-family use, they are visually separated by topography from the rest of East Dallas Road and the nearest apartment building is approximately 140 feet from East Dallas Road. Approximately 500 feet east of the subject lot is another apartment development on 2.4 acres of land with 34 units and a residential density of 14 units per acre. According to tax records, that development was built about 1926 and is situated so that the only one building has frontage on East Dallas Road (with approximately 35 feet of the building facing the road) while the remaining buildings are tucked behind the single-family residences that face East Dallas Road. The northern side of East Dallas Road is predominantly R-1 Residential Zone. Approving an R-3 Residential Zone for 18 units on one acre of land would exceed the density of other R-3 Residential Zones in the area and potentially create nuisance issues for adjoining single-family detached residential dwellings.

"While residential infill is an important tool in a community to introduce new or different housing types, the proposed density and scale is not appropriate for this location. Removing an existing single-family residential structure on an acre lot and redeveloping the site with 18 units is not compatible with the surrounding land use nor would it set an acceptable precedence for development or redevelopment in this area."


 


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