File No.

PDA-87-16-REZ
Rezoning by Initiation
Revised: changes are underlined

To:

City of St. Louis Planning Commission

From:

Don Roe, Director

Subject:

Submittal of Resolution for Recommendation of Zoning District Map Amendment

(Rezoning by Petition) -- City Block 5753.05 (4650 Hampton Ave.) and
(Rezoning by Initiation) -- City Block 5753.05 (4601-21 Sulphur Ave.)

Date:

November 1, 2016

Summary
Submittal: Proposed amendment of the Zoning
District Map 1) by petition for Planning Commission
review and recommendation and 2) for Planning
Commission initiation and recommendation.
Site: 1.40-acre site, consisting of 2 parcels -- 4650
Hampton Ave. and 4601-21 Sulphur Ave. -- located
along or near Hampton Ave. in the Southampton
neighborhood.
Proposal: Rezoning the 4650 Hampton Ave. parcel
from the A Single-Family Dwelling District and
F Neighborhood Commercial District to the F
Neighborhood Commercial District only. PDA staff
proposes the initiation of rezoning for the adjacent
parcel, 4601-21 Sulphur Ave., to the same zoning
district, F Neighborhood Commercial District.
Land Use: The 4650 Hampton Ave. parcel is
currently occupied by a vacant commercial building
and related parking lot. The 4601-21 Sulphur Ave. parcel is occupied by Carrollton Bank and related parking lot.
The petitioner of the 4650 Hampton Ave. parcel is proposing to convert the vacant commercial building into a 15unit apartment building. As currently zoned, the more restrictive regulations of the A zoning district apply and
the development project would not be allowed. The proposed rezoning would allow for the development project
to be in compliance with the provisions of the Zoning Code. The proposed initiation of rezoning for the 4601-21
Sulphur Ave. parcel would result in this parcel having a single zoning district that would reflect its current use
and eliminate potential dual zoning-related complications in the future.
Petitioner: SOHA Lofts, LLC, which is the owner of the 4650 Hampton Ave. parcel.

Support Letter: Submitted by Alderwoman Donna Baringer (16th Ward) for the 4650 Hampton Ave. parcel.
Intent of Initiation: The proposed initiation of rezoning for the 4601-21 Sulphur Ave. parcel would result in this
parcel having a single zoning district that would reflect its current use and eliminate potential dual zoning-related
complications in the future.
Recommended Action
That the Planning Commission finds the petition for the proposed Zoning District Map amendment for one parcel
located in City Block 5753.05 -- 4650 Hampton Ave. -- to be in conformity with the Citys Strategic Land Use
Plan and recommends approval to the Citys Board of Aldermen.
PDA staff recommends that the Planning Commission find the rezoning of the adjacent parcel, 4601-21 Sulphur
Ave., to be in conformity with the Citys Strategic Land Use Plan and initiates and recommends the change in
zoning to the Citys Board of Aldermen.

1.0 Background

The rezoning site consists of two parcels -- 4650 Hampton Ave. and 4601-21 Sulphur Ave.-- and is
approximately 1.40 acres in size. It is located along Hampton Ave. at the intersection of Murdoch Ave. in
the Southampton neighborhood.

The rezoning site currently consists of two parcels, one a vacant commercial building and the other
occupied by a bank. The rezoning site is currently zoned A Single-Family Dwelling District and F
Neighborhood Commercial District. The 4650 Hampton Ave. parcel is currently occupied by a vacant
commercial building and related parking lot. The 4601-21 Sulphur Ave. parcel is occupied by Carrollton
Bank and related parking lot. The petitioner of the 4650 Hampton Ave. parcel is proposing to convert the
vacant commercial building into a 15-unit apartment building. As currently zoned, the more restrictive
regulations of the A zoning district apply and the development project would not be allowed. The
proposed rezoning would allow for the development project to be in compliance with the provisions of
the Zoning Code. The proposed initiation of rezoning for the 4601-21 Sulphur Ave. parcel would result in
this parcel having a single zoning district that would reflect its current use and eliminate potential dual
zoning-related complications in the future.

A site plan, first floor plan and elevations of the proposed development project are included in Exhibit
B.

The amendment proposes changing the zoning for the subject parcel from both A Single-Family
Dwelling District and F Neighborhood Commercial District to the F Neighborhood Commercial
District only. As Exhibit A shows, all other parcels along both sides of Hampton Ave. are zoned F
Neighborhood Commercial District, while most of the surrounding properties are zoned both A SingleFamily Dwelling District.

The petitioner is SOHA Lofts, LLC, which is the owner of the subject parcel at 4650 Hampton Ave which
will be redeveloped as apartments. The adjacent parcel, to be rezoned by initiation, is owned and
occupied by Carrolton Bank, who has agreed to the rezoning by initiation.

Existing land uses adjacent to the rezoning site include mostly commercial uses, as well as some multifamily and single-family residential uses. Building conditions for adjacent properties are good. Photos of
the rezoning site and adjacent areas are included in Exhibit D.

In its rezoning petition (see Exhibit B), the petitioner states as its Grounds for Petition: Re-zone from
A & F to F.

The Citys Zoning Administrator cites in the attached letter (Exhibit C) that: Given that the proposed
rezoning would allow for the reuse of a vacant abandoned structure and provide new housing
opportunities in the immediate area; that by rezoning subject property would bring it into conformity with
the Zoning Code; and that good zoning practices work toward the elimination of improper zoning
designations, there is a basis established that a less restrictive zoning classification would be appropriate
and would enhance the general welfare of the City. She further states that: It is the recommendation of
the Zoning Administrator that the subject parcel in City Block 5753.05 (4650 Hampton Avenue) be
rezoned to the F Neighborhood Commercial District only.

2.0 Comments
PDA staff has reviewed the proposed amendment
of the Zoning District Map for two parcels
located at 4650 Hampton Ave. 4601-21 Sulphur
Ave. and recommends approval of the rezoning to
the F Neighborhood Commercial District. This
recommendation is based on the reasons cited in
the Zoning Administrators letter and the
proposed rezonings conformity with the Citys
Strategic Land Use Plan.
The Strategic Land Use Plan designates the
rezoning site as a Neighborhood Commercial
Area (NCA). This Strategic Land Use Category is
defined as: Areas where the development of new
and the rehabilitation of existing commercial uses
that primarily serve adjacent neighborhoods
should be encouraged. These areas include
traditional commercial streets at relatively major
intersections and along significant roadways
where commercial uses serve multiple
neighborhoods or where the development of new
commercial uses serving adjacent neighborhoods
is intended. Mixed use buildings with commercial
at grade and a mix of uses on upper floors are an
ideal type within these areas. These areas may
include higher density mixed use residential and
commercial and may initially include flexibility in design to allow ground floor uses to change over time e.g.,
ground floor space that can transition from residential to commercial use as the local demand for retail goods
and services strengthens in the area.
The proposed rezoning would facilitate the redevelopment of the subject parcel into a multi-family residential
apartment building. Although the proposed development project doesnt include any commercial uses, the
apartment building will help to strengthen the Southampton neighborhoods retail and commercial markets by
providing fifteen new households to the area. The residents needs for goods and services will help to boost
existing Southampton businesses. In addition, the above definition for a Neighborhood Commercial Area provides
for higher density mixed use residential and commercial, which indicates the value and importance of

residential uses to a Neighborhood Commercial Area. Thus, the proposed rezoning is in conformity with the
Citys Strategic Land Use Plan.

2.1 Public Input

The Board of Aldermens Housing, Urban Development and Zoning (HUDZ) Committee will conduct a
public hearing as part of the legislative process.

2.2 Previous Commission Action

None.

2.3 Requested Action

Section 26.92.010 of the City of St. Louis Revised Code requires that any amendment or change in the
boundaries or regulations of the Zoning Code shall be initiated by motion of the Planning Commission or
by the filing of a petition with the Zoning Administrator by the owner or owners of the property within the
district.
City of St. Louis Ordinance #64687, Section 8, Sub-Paragraph 1 states that the Planning Commission shall
be the official planning agency for the City. It shall also be the zoning commission for the City and perform
all functions required by applicable state law to be performed by a municipal zoning commission.
City of St. Louis Ordinance #64687, Section 8, Sub-Paragraph 4 states that the Planning Commission shall
recommend changes in the zoning ordinances and zoning district maps to the Board of Aldermen. No
ordinance changing the zoning ordinances and zoning district maps shall be adopted over the negative
recommendation of the Planning Commission, unless approved by a majority vote of all members of the
Board of Aldermen.

____________________________________________________________________________________

Requested Recommendation
That the Planning Commission finds the petition for the proposed Zoning District Map amendment for one parcel
located in City Block 5753.05 -- 4650 Hampton Ave. -- to be in conformity with the Citys Strategic Land Use
Plan and recommends approval to the Citys Board of Aldermen.
PDA staff recommends that the Planning Commission find the rezoning of the adjacent parcel, 4601-21 Sulphur
Ave., to be in conformity with the Citys Strategic Land Use Plan and initiates and recommends the change in
zoning to the Citys Board of Aldermen.

____________________________________________________________________________________
NOW, THEREFORE, BE IT RESOLVED BY THE CITY OF ST. LOUIS PLANNING COMMISSION
AS FOLLOWS:
1.

The petition for the amendment of the Zoning District Map (to the F Neighborhood Commercial
District) for one parcel (known as 4650 Hampton Ave.) located in City Block 5753.05 is hereby found to
be in conformity with the Citys Strategic Land Use Plan.

2.

The petition for the amendment of the Zoning District Map (to the F Neighborhood Commercial
District) for one parcel (known as 4650 Hampton Ave.) located in City Block 5753.05 is hereby
recommended for approval.

3.

The amendment by initiation of the Zoning District Map (to the F Neighborhood Commercial District)
for one parcel (known as 4601-21 Sulphur Ave.) located in City Block 5753.05 is hereby initiated.

4.

The amendment by initiation of the Zoning District Map (to the F Neighborhood Commercial District)
for one parcel (known as 4601-21 Sulphur Ave.) located in City Block 5753.05 is hereby found to be in
conformity with the Citys Strategic Land Use Plan.

5.

The amendment by initiation of the Zoning District Map (to the F Neighborhood Commercial District)
for one parcel (known as 4601-21 Sulphur Ave.) located in City Block 5753.05 is hereby recommended
for approval.

6.

The Director of the Planning and Urban Design Agency is hereby directed to notify the Citys Board of
Aldermen of this recommendation.

Exhibit D
Photos of
Rezoning Site in City Block 5753.05

1) Rezoning site
Vacant Commercial Building, 4650 Hampton
Ave. (Looking northward)

2) Rezoning site
Vacant Commercial Building, 4650 Hampton
Ave. (Looking southward)

3) Rezoning site
Vacant Commercial Building, 4650 Hampton
Ave. (Looking eastward)

4) Rezoning site (by initiation)

Occupied Commercial Building,
4601-21 Sulphur Ave
(Looking northward)

-1-

Exhibit D
Photos of
Rezoning Site in City Block 5753.05

5) Rezoning site (by initiation)

Occupied Commercial Building,
4601-21 Sulphur Ave
(Looking southward)

6) Rezoning site (by initiation)

Occupied Commercial Building,
4601-21 Sulphur Ave
(Looking westward)

7) Rezoning Site (both properties)

4650 Hampton Ave. and 4601-21 Sulphur Ave
(Looking northward)

8) Rezoning Site (both properties)

4650 Hampton Ave. and 4601-21 Sulphur Ave
(Looking northward)

-2Exhibit D
Photos of
Rezoning Site in City Block 5753.05

9) Rezoning Site (both properties)

4650 Hampton Ave. and 4601-21 Sulphur Ave.
(Looking northward)

10) Adjacent property

Pizza Hut, 4634 Hampton Ave.
(Looking northeastward)

11) Adjacent property

Walter Knoll Florist, 4620 Hampton Ave.
(Looking northeastward)

12) Adjacent property

Traffic Median in front of rezoning site
(Looking northward)

-3Exhibit D
Photos of
Rezoning Site in City Block 5753.05

13) Adjacent properties

Commercial buildings on opposite side of
Hampton Ave.
(Looking westward)

14) Adjacent property

Studio Lush, 4616-20 Sulphur, Mixed Use
Apartment Building at NE corner of Sulphur
Ave. and Murdoch Ave.
(Looking eastward)

15) Adjacent property

Studio Lush, 4616-20 Sulphur, Mixed Use
Apartment Building at NE corner of Sulphur
Ave. and Murdoch Ave.
(Looking northward)

12) Adjacent property

Commercial Buildings at SE Corner of Sulphur
Ave. and Murdoch Ave.
(Looking eastward)

-4Exhibit D
Photos of
Rezoning Site in City Block 5753.05

13) Adjacent properties

Residential Buildings along Devonshire Ave.
(Looking northwestward)

14) Adjacent property

Residential Buildings along Devonshire Ave
(Looking eastward)