HomeMy WebLinkAboutminutesSeptember 14, 2000
ITEM NO.: 7.1
FILE NO.: LU00-10-03
Name: Land Use Plan Amendment - Boyle Park Planning
District
Location: 4520 Cobb Street
Request: Single Family to Mixed Use
Source: Chester & Beverly Wilson
PROPOSAL / REQUEST:
Land Use Plan amendment in the Boyle Park Planning District
from Single Family to Mixed Use. Mixed Use provides for a
mixture of residential, office and commercial uses to
occur. A Planned Zoning District is required if the use is
entirely office or commercial or if the use is a mixture of
the three. The applicant wishes to develop the property
for a two -chair beauty salon.
Prompted by this Land Use Amendment request, the Planning
Staff expanded the area of review. The expanded area
includes houses south of the applicant's property on Cobb
Street and Boyd Streets, and vacant land between the
applicant's property and the Optimist -Park. The last
review of this area was over three years ago.
EXISTING LAND USE AND ZONING:
The applicant's property is currently zoned R-3 Single
Family and is approximately 4.76 + acres in size. The
houses on Boyd Street and the vacant land to the west is
zoned R-3 Single Family. The property to the north is
zoned R-3 Single Family and occupied by single-family
homes. The property to the east is zoned R-4 Two-family
and is occupied by a duplex. The property to the south is
zoned C-3 General Commercial with a food bank store located
on the west side of Cobb Street and a cafe located on the
east side of Cobb Street.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
On July 7, 1998 a change took place from Single Family to
Mixed Office Commercial on the west side of John Barrow
September 14, 2000
SUBDIVISION
ITEM NO.: 7.1 (Cont.) FILE NO.: LU00-10-03
Road about a half mile northwest of the applicant's
property.
On June 18, 1996 multiple changes took place along both
sides John Barrow Road about a half a mile northwest of the
applicant's property.
On March 19, 1996 multiple changes took place at the
intersection of John Barrow Road and W. 36th Street about
2/3 of a mile northwest of the applicant's property.
The expanded area is shown as Single Family on the Future
Land Use Plan. The property to the west of the expanded
area is shown as Park/Open Space. The property to the
north and east of the expanded area is shown as Single
Family. The neighboring property to the south of the
expanded area is shown as Commercial.
MASTER STREET PLAN:
There are no streets or bikeways shown on the Master Street
Plan that would be affected by this proposed amendment.
PARKS:
The Park System Master Plan shows West End Park on the
southeast corner of the Walker Street / W. 36th Street,
intersection. The proposed amendment will not affect West
End Park.
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
The John Barrow Neighborhood Area Plan recommends reviewing
the appropriateness of existing zoning classifications to
determine if those classifications compromise the interest
to revitalize or stabilize the housing and infrastructure
and improve the overall appearance of the John Barrow
Neighborhood area. The plan also recommends the
identification of commercial areas to assure coordination
of service facilities, sign and advertising placement,
material of walls and trim and site layout, that will
provide efficient pedestrian movement.
2
September 14, 2000
SUBDIVISION
ITEM NO.: 7.1 (Cont.) FILE NO.: LU00-10-03
ANALYSIS:
The applicant's property is located in a fragile area of a
neighborhood near a commercial area. The area under review
is located at the bottom of a hill. The property located
up hill is protected from the Commercial uses to the south
by the natural barrier formed by the hill while the
property in the application area is not. The property in
the application area is also not protected by a buffer of
vegetation from the Commercial uses along Asher Avenue. A
buffer,does not exist between the Commercial and Single
Family currently shown on the Future Land Use Plan.
Underutilized parcels of land shown as Commercial on the
Future Land Use Plan are located nearby along Asher Avenue
and John Barrow Road including property that is zoned C-3
that are currently used as single family residences.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood
associations: John Barrow N.A., Broadmoor N.A., Brownwood
Terrace N.A., College Terrace N.A., Point O'Woods N.A.,
University Park N.A., and Westwood N.A. Staff has received
no comments from area residents.
STAFF RECOMMENDATIONS:
Staff believes the change is not appropriate. This
amendment would allow the expansion of businesses north of
Asher Avenue into a residential neighborhood.
PLANNING COMMISSION ACTION:
(SEPTEMBER 14, 2000)
Brian Minyard, City Staff, made a brief presentation to the
commission.
Commissioner Mizan Rahman asked why the applicant applied
for Mixed Use. Brian Minyard, City Staff, responded that
the applicant wanted to use the property as a residence as
well as a business.
3
September 14, 2000
SUBDIVISION
ITEM NO.: 7.1 (Cont.) FILE NO.: LU00-10-03
Commissioner Rohn Muse asked if Cobb Street was a
Commercial Street. Bob Turner, City Staff, responded that
currently Cobb Street is a residential street but would
become a commercial street if a business were established
on this street. If the street were to become a commercial
street it would have to be built to collector street
standards.
Commissioner Obray Nunnley asked if the proposed changes
attached to the property could be transferred to a new
owner.. Stephen Giles, City Staff, stated that the new uses
would not necessarily transfer to new owners wishing to
receive loans from financial institution to improve the
property for continued use as a business.
Monte Moore made a presentation of item 7 so the discussion
could coincide with the discussion for item 7.1. See item
7 for a complete discussion concerning the Short Form
Planned Commercial Development.
A motion was made to approve the item as presented.
The item was Denied with a vote of 0 ayes, 11 noes, and
0 absent.
4