Z-3816-A Staff AnalysisNovember 14, 1989
Item No. B - Z -3816-A
.... . .
Owner:
Applicant:
Location:
Request:
Purpose:
Size:
Existing Use:
Lloyd R. Haynes, Randell L. Haynes
and Richard Wright
Union Rescue Mission, Inc. by Drew
Basham
West 9th and Park Streets
Rezone from "R-4" to "0-3"
Dorcas House
0.55 acres
Vacant structure and lots
SURROUNDING LAND USE AND ZONING:
North
- 1-630
right-of-way, no zoning
South
- Vacant
and
single family, zoned "R-4"
East
- Single
family,
zoned "R-4"
West
- Vacant
and
1-630 right-of-way, zoned "R-4" and
no zoning.
STAFF ANALYSIS:
The proposed use of the northeast corner of West 9th and
Park Streets is Dorcas House, and the request is to rezone
the site from "R-4" to "0-311. Dorcas House is a shelter for
homeless, abused and battered women and children, and falls
under the Zoning Ordinance definition of a "religious,
charitable or philanthropic organization". In addition to
providing a place to stay and eat, Dorcas House also offers
other services such as counseling, educational programs and
G.E.D. classes.
The site consists of four residential lots with an abandoned
residence situated on two of the lots. The existing
building is more of a brick shell and the proposal is to
incorporate the structure into the design of the new
facility. The house has some historical value and that is
why Dorcas House has elected to make it a part of their
development.
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November 14, 1989
Item No. B - Z -3816-A (Cont.inued)
Zoning in the immediate neighborhood is "R-4" and the land
use is primarily single family residential. Other uses in
the vicinity include a church, daycare center, several
duplexes and a vacant commercial building at the southwest
corner of West 9th and Park Streets. There are also some
undeveloped lots in the immediate area. Adjacent to the
site is the 1-630 right-of-way which has no zoning, and
north of the interstate is the Capital Zoning District. The
nearest nonresidential zoning is "0-2" and it is
approximately two blocks to the east (part of the Children's
Hospital campus).
In 1982, a "C-3" application was filed to allow outdoor
advertising. The request was approved by the Planning
Commission but denied by the City Board of Directors. The
1982 rezoning attempt has been the only land use action on
the property until now.
Staff recognizes that Dorcas House provides a valuable
service for the community and sympathizes with the
organization's desire to build a new facility, but the issue
at hand is an 110-3" rezoning of an isolated property. The
Central City District Plan does not recognize the property
as an office site and shows the office line at Summit
Street, two blocks to the east. Staff's position is that
the land use plan needs to be maintained to protect the
integrity of the neighborhood and does not support the "0-3"
reclassification. As has been mentioned, the property is a
questionable "0-3" site because of its location, which is a
residential neighborhood. Because of the neighborhood's
character, the potential for the "0-3" zoning having an
adverse impact on the area and establishing undesirable
precedent exists. Also, spot zoning would occur if the
"0-3" rezoning is granted.
ENGINEERING COMMENTS:
None reported.
STAFF RECOMMENDATION:
Staff recommends denial of the "0-3" rezoning request.
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November 14, 1989
Item No. B - Z -3816-A (Continued)
PLANNING COMMISSION ACTION: (October 3, 1989)
Staff reported that the applicant had submitted a written
request for a deferral. The item was placed on the consent
agenda and deferred to the November 14, 1989 hearing. The
motion was approved by a vote of 8 ayes, 0 nays and
3 absent. The Commission also suspended the Bylaw provision
requiring five working days notice for requesting a
deferral.
PLANNING COMMISSION ACTION: (November 14, 1989)
Staff reported that a request to withdraw the "0-3" rezoning
without prejudice had been submitted by the applicant. A
motion was made to withdraw the item without prejudice. The
motion was approved by a vote of 11 ayes, 0 nays, 0 absent.
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