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Council approves CCPUD rezoning for proposed triplex at 427 West Simms
Summary
Council unanimously approved a request to rezone a nonconforming triplex property at 427 West Simms to a Center City planned unit development to allow replacement construction of a three-unit building with two ground-floor one-bedroom units and one two-bedroom upper unit.
The City Council unanimously approved a zoning change June 24 that rezones 427 West Simms from Center City form-based code (CCBFC) to Center City planned unit development (CCPUD) to allow the property owner to rebuild an on-site triplex in the Center City area.
Architect Mark Kritenbrink represented the applicant and described the proposal as a two-story, 40-by-40-foot building with two accessible one-bedroom units on the ground floor and a two-bedroom unit above. The design includes front porches on both levels, four parking spaces accessed from the alley, preservation of rear trees and a small exterior steel stair to connect floors. Kritenbrink said the downstairs units would be long-term rentals and the upstairs unit would be owner-occupied with occasional short-term rental use.
Why it matters: the approval brings a noncompliant triplex back into compliance under a CCPUD that specifies site layout, front-yard treatment and parking off the alley while retaining existing mature trees in the rear. The property is adjacent to single-family homes in the R-1 district and is 1 house down from Park on Semmes.
Discussion and public comment: Council members asked planning and the applicant for clarifications about stormwater (applicant noted impervious coverage would be well below the allowed threshold), accessibility and parking; Council member Peacock asked staff to ensure an accessible parking space and an accessible route to the entry are included in final plans. Neighbors spoke in favor of the design and accessibility features during the public-comment period.
Vote and next steps: the ordinance to adopt the rezoning passed on second and final reading unanimously; staff will finalize plan review conditions and building permits will follow standard review and inspection procedures.
Ending: The approval lets the owner replace a legally nonconforming triplex with a modernized three-unit building that the applicant described as meeting neighborhood needs for smaller, accessible rental units.
