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HomeMy WebLinkAboutstaff reportApril 2, 1998 ITEM NO.: 2 FILE NO.: LU98-10-01 Name: Land Use Plan Amendment - Boyle Park District Location: 3900 block of John Barrow Road Request: Single Family to Office Source: Edward Jacobs PROPOSAL / REQUEST: Land Use Plan amendment in the Boyle Park Planning District from Single Family to Office. Office represents services provided directly to consumers (such as legal, financial and medical) as well as general offices which support more basic economic activities. RECENT AMENDMENTS: In the last two years, the following amendments were adopted: In June 1996, the adoption of the John Barrow Neighborhood Area Plan changed the following: 1) A change from Mixed Residential to Single Family in a multi - block area southeast of the 36th Street and John Barrow Road intersection; 2) A change from Low Density Multi -family to Single Family on either side of John Barrow Road north of 44th and the addition of Office along John Barrow from north of 42nd to 43rd street; In March 1996, the following amendments were adopted: 1) A change from Mixed Use and Single Family to Mixed Office Commercial on either side of John Barrow and 37th Street; 2) A change from Commercial and Low Density Multifamily to Mixed office and Commercial on either side of John Barrow from 32nd to 34th Street; 3) A change from Mixed Use and Low Density Multifamily to Commercial on either side of John Barrow from south of 36th to north of 37th; 4) A change from Single Family to Public Institutional at the southeast corner of Ludwig and 34th; 5) A change from Low Density Multifamily to Single Family south of Ludwig and 34th; April 2, 1998 ITEM NO.: 2 (cont.) FILE NO.: LU98-10-01 6) A change from Mixed Use to Single Family at the northeast corner of Ludwig and 37th and the northwest corner of Longcoy and 37th Streets. MASTER STREET PLAN: John Barrow Road is shown as a Minor Arterial 'on the plan and is built as a four lane section south of 36th Street and five lane section north of 36th Street. CURRENT ZONING AND ACREAGE: The property is currently zoned R3 and is approximately 1 acre in size. The site is totally surrounded by R3 residential zoning with a commercial pocket of C3 at the intersection of John Barrow Road and 36th Street and an area of primarily 03 Office at the 42nd Street intersection extending south. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: John Barrow, Campus Place, Kensington Place, Westbrook and Westwood. TAFF REPORT: The John Barrow Neighborhood Area Plan was adopted in the Spring of 1996. This plan concentrated Commercial at the intersection of 36th and John Barrow and Mixed office Commercial to the north and south of the Commercial to concentrate more intense development from 32nd Street to the mid 3700 block. The area designated as Office between 42nd Street and 43rd Street, is a vacant wooded lot. No noticeable new development was noted. Totally surrounding the site are single family houses. Large vacant wooded lots lie across John Barrow Road to the north in the 3800 block and a large cleared lot lies to the south across John Barrow Road in the 4000 block. At the intersection of 36th Street and John Barrow Road, there is a liquor store on the southeast corner. The other three corners are vacant. At the intersection of 42nd Street, a daycare center is on the northwest and to the southeast is Sober Living (formerly Gist House). STAFF RECOMMENDATIONS: Staff believes that the change of the land use plan would be inappropriate for the following reasons: 1) It is against the neighborhood plan to extend this Office use further south for three additional blocks, 2) Office uses can be placed in Commercial and there is available Commercial in the vicinity, 3) There is available office sites to the south of the property, and 4) The lots were originally platted shallow and with the 2 April 2, 1998 ITEM NO.: 2 (cont.) FILE NO.: LU98-10-01 subsequent right of way dedications and the required setbacks for office, therefore the lots are unsuitable for office due to these reasons. 3 ml Q I p❑ fl D Owl I�1 I � b j Lt3� o ❑ Qg I �' 6 Cr � �D ❑ d ❑ o 0 O C Q ❑ L2 0 13 ° ❑ a ❑ ❑ l� 1 Cl ❑ GQ i❑ 0o T) ❑ f-1 E3 Cl °. 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