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Home My WebLink Aboutminutes withdrawalApril 26, 2007 ITEM NO.: D FILE NO.: LU07-09-01 Name: Land Use Plan Amendment - 1-630 Planning District Location: 4403 West 29th Street Request: Multi Family to Commercial Source: Derrick Gunn PROPOSAL / REQUEST: Land Use Plan amendment in the 1-630 Planning District from Multi Family to Commercial. The commercial category includes a broad range of retail and wholesale sales of products, personal and professional services and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. The proposed amendment is to allow C-3 General Commercial reclassification. EXISTING LAND USE AND ZONING: The property currently has two single family houses on it. The area is currently zoned R-3 Single Family District and is 0.25 acres ± in size. The area to the immediate west and north is also zoned R-3 Single Family and is being used for single family residences. R-3 zoning is the predominant single family district north of Asher Avenue and east of University. Directly east of the application area is zoned C-3 General Commercial for the Gunn Funeral Home. This funeral home wants to convert the existing single family houses at this location into a florist to serve the funeral home. Further east of this area on the south side of 29th Street is zoned 1-2 Light Industrial for two paint and auto shops and vehicle storage. South and adjacent to the application area is zoned C-4 Open Display Commercial for River City Auto Body. There is a large strip of commercially zoned property south of this application following Asher Avenue. This part of Asher has C-3 General Commercial, C-4 Open Display Commercial and 1-2 Light Industrial uses which include several auto shops, two hair salons, ATR Transmission, C&C Club, and a day care. Southwest of the application area is more 1-2 Light Industrial which is used for Clark Power, an auto shop, a scrap yard and a warehouse. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: The application area is currently planned for Multi Family on the south side of W. 29th Street between Peyton and Washington Streets. To the south, southeast, and east of the area is planned for Commercial. Beyond the Commercial to the south is planned for Industrial. West, north and northwest of the area is planned for Single Family, with some Low Density Residential and Office to the northeast. There is another small amount of Multi Family to the southwest. April 26, 2007 ITEM NO.: D (Cont. FILE NO.: LU07-09-01 Ordinance 18,373 was passed October 17, 2000. This ordinance amended the Future Land Use Plan in many places near the application area. The changes include: the Low Density Residential at the northeast corner of Peyton and 291h Streets was amended to Office and Public Institutional, the Industrial on the south side of Asher at Adams Street was amended to Commercial, and southwest of the application area was amended from Light Industrial, Industrial and Office to Commercial along Asher. These changes were the result of the Asher Corridor Study as requested by the Planning Commission. This study attempted to keep the industrial south of Asher avenue, with commercial uses along and north of Asher. MASTER STREET PLAN: West 29th Street is shown as a Collector on the plan. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. Peyton Street is shown as a Local Street on the plan. The primary function of a Local Street is to provide access to adjacent properties. BICYCLE PLAN: A Class II bike route is shown along West 29th Street. A Class II bikeway is located on the street as either a 5' shoulder or six foot marked bike lane. Additional paving and right of way may be required. PARKS: According to the Master Parks Plan, this area is within eight blocks of a park or open space. To the northwest of the application area is Curran Conway Park. HISTORIC DISTRICTS: There are no city recognized historic districts that would be affected by this amendment. CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: The Oak Forest Neighborhood Action Plan covers this area. The plan states in the Housing Goal: "enhance and maintain all housing stock." ANALYSIS: The Gunn Funeral Home is located on the southeast corner of Peyton and West 29th Streets. The funeral home has purchased the lot on the southwest corner of Peyton and 29th and is proposing to convert two single family homes into a florist to serve their existing funeral home. A separate proposal would change this area to C-3 General 2 April 26, 2007 ITEM NO.: D (Cont. FILE NO.: LU07-09-01 Commercial zoning, which would allow many other uses other than a florist. The two houses on the application site seem to be in good repair. The surrounding areas to the north, west and northeast are filled with single family houses. This neighborhood is completely built out and has been for many years. The areas to the south and southeast along Asher Avenue are mostly used for Commercial and Industrial uses. The Commercial uses are mostly limited to the Asher corridor. The application area is currently planned for Multi Family. In this location, the Multi Family was intended to serve as a buffer to protect the neighborhood's Single Family to the north from the mostly Commercial area along Asher Avenue. Land use buffers have been used throughout the city. This application would introduce Commercial uses into a block of single family residences with front to front relationships. The houses in this area are in relatively good condition and they are for the most part occupied. During 2006, there were forty-six single family renovation permits issued for Census tract 19, which includes this application area. This shows that the neighborhood is being improved upon with the assumption that the land use is going to stay single family. The introduction of a different, more intense use like Commercial would have a serious impact on the surrounding single family residences. Commercial uses and especially those found in the C-3 zoning category would introduce retail -oriented traffic further into the neighborhood. Besides heavier traffic, commercial uses would also require special parking, parking lot lighting, various hours of operation and a dumpster. None of these things would fit in well with the existing neighborhood. While there is not much vacant land planned for Commercial in this immediate area, there seems to be a demand for both single family and commercial in the general area. There is one vacant commercial building just south of the application area along Asher Avenue. The application area is part of a viable neighborhood and it needs to be protected as such. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Curran -Conway, Midway and Love. Staff has received no comments from area residents. STAFF RECOMMENDATIONS: Staff believes the change is not appropriate. PLANNING COMMISSION ACTION: (FEBRUARY 15, 2007) The applicant request this item be deferred to April 12, 2007. The item was placed on consent agenda to for deferral. By a vote of 8 for, 0 against and 3 absent the consent agenda was approved. 3 April 26, 2007 ITEM NO.: D --(Cont.) FILE NO.: LU07-0901 STAFF UPDATE: The applicant has requested this item be deferred until the April 26, 2007 agenda. Staff is supportive of this request. PLANNING COMMISSION ACTION: (APRIL 12, 2007) The Item was placed on consent agenda for deferral to April 26, 2007. By a vote of 10 for 0 against the consent agenda was approved. STAFF UPDATE: There have been no changes to this application. PLANNING COMMISSION ACTION: (APRIL 26, 2007) The item was placed on the consent agenda for withdrawal at the request of the applicant. By a vote of 10 for and 0 against the consent agenda was approved. 4 iu uuu U1, jo P Cl I -, IOL� Cal Boo cib, < IIE]DEJ DD[]j!G0 pp 0 oil 11 El I! `DOG .................. ..... ....... D C21 DII fl Ocl 0, RINI .......... 10::�, - D Cy �Jmpp OD ! 0 Ell ACOI d� E) . I ; D 1 '30 r Ej 100lila lrk lalczadbo,j 'I EP CL ? TVA J630 3— p I gn 0 DE 01 TH ST -i oc�j� I EOCj PCD go 0 C. ill 0311 El J crr El 30 r ST C4 L) a-!) I - ?-Z31ST ST _W311"'T L FLI Cli Vicinity Map Area 0 13 Oiling Case: LU07-09-01 Location: 4403 W. 29th St. MF to C Ward: 2 PD: 9 CT: 19 TRS: -TINR12WI7 N A 0 200 400 Feet Vicinity Map Plan Amendment Cuse:[lJ07'09-O} Location: 44O3W.29tbSt. MF to C N 0 200 400 Feet