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HomeMy WebLinkAboutZ-4373-B Staff AnalysisDecember 18, 1984 Item No. 24 - Z-4373 Owner: Jesse Smith Applicant: Same Location: 1520 Wright Avenue Request: Rezone from "R-4" Two Family to "C-1" Neighborhood Commercial Purpose: Beauty Shop and Retail Size: 5,700 square feet Existing Use: Vacant residence SURROUNDING LAND USE AND ZONING: North - Single Family, Zoned "R-4" South - Vacant, Zoned "R-6" East - Single Family, Zoned "R-4" West - Duplex, Zoned "R-4" PLANNING CONSIDERATIONS: 1. The proposal for 1520 Wright Avenue is to convert an existing two story residential structure into a beauty shop with some limited retail. This lot is one of seven lots on the north side of Wright between High and Summit that are still zoned for low density residential use. The remainder of the five block strip from High to Summit is zoned "C-3." In addition, a majority of the south side of Wright along the five block stretch is zoned "C-3" except for the "0-3" and "R-6" lots on the block directly to the south of the property in question. The zoning pattern along Wright is fairly consistent with the "C-3" but the land use is more mixed. There is some residential use in the "C-3" area and the commercial uses vary, but for the most part, they are neighborhood oriented. Because of the existing zoning and development found along Wright, the proposed use is compatible with the neighborhood. It appears that the long-term desirability of residential use for lots on Wright in this strip is questionable. With the heavy traffic flow and the development trends, the existing residential uses will be probably be phased out over the coming years. December 18, 1984 Item No. 24 - Continued 2. The site is a typical residential lot with a two story structure. 3. There are no right-of-way requirements or Master Street Plan issues associated with this request. 4. There have been no adverse comments received from the reviewing agencies as of this writing. 5. There are no legal issues. 6. There is no neighborhood position or documented history on the site. 7. With "C-3" being the predominant zoning classification in the immediate area and continued residential use becoming less desirable along Wright Avenue, staff supports the rezoning. The proposed use, a beauty shop, is more neighborhood oriented and should have very little impact on the surrounding properties. In addition, the "C-1" zone is the neighborhood commercial district so that makes it more appropriate for the location being at the corner of a minor arterial right and a residential street. It is anticipated that the remaining residential lots in the immediate area will be considered for rezoning changes in the future. STAFF RECOMMENDATION: Staff recommends approval of the "C-1" request as filed. PLANNING COMMISSION ACTION: The applicant, Jesse Smith, was present. There were four objectors also present. Staff indicated that a petition opposing the request had been submitted prior to the public hearing. James Ison spoke and objected to the request because of a number of problems in the area including traffic and parking. Mr. Smith said parking would be provided on-site. Another resident voiced his opposition and said that the corner could not accommodate the proposed use. Jo Martin, a property owner, said she had problems with the use and expressed other concerns because of the elderly and children in the neighborhood. Jesse Smith spoke again. The Planning Commission voted to recommend approval of the "C-1" request. The vote: 0 ayes, 9 noes and 1 absent. The request was denied. February 26, 1985 Item No. Al - Z-4373 Owner: Applicant: Location: Request: Purpose: Size: Jesse Smith Same 1510 Wright Avenue Rezone from "R-4" Two Family to "C-1" Neighborhood Commercial Beauty Shop and Retail 5,700 square feet + Existing Use: Vacant residence SURROUNDING LAND USE AND ZONING: North - Single Family, Zoned "R-4" South - Vacant, Zoned "R-6" East - Single Family, Zoned "R-4" West - Duplex, Zoned "R-4" PLANNING CONSIDERATIONS: 1. The proposal for 1520 Wright Avenue is to convert an existing two story residential structure into a beauty shop with some limited retail. This lot is one of seven lots on the north side of Wright between High and Summit that are still zoned for low density residential use. The remainder of the five block strip from High to Summit is zoned "C-3." In addition, a majority of the south side of Wright along the five block stretch is zoned "C-3" except for the "0-3" and "R-6" lots on the block directly to the south of the property in question. The zoning pattern along Wright is fairly consistent with the "C-3" but the land use is more mixed. There is some residential use in the "C-3" area and the commercial uses vary but, for the most part, they are neighborhood oriented. Because of the existing zoning and development found along Wright, the proposed use is compatible with the neighborhood. It appears that the long-term desirability of residential use for lots on Wright in this strip is questionable. With the heavy traffic flow and the development trends, the existing residential uses will probably be phased out over the coming years. February 26, 1985 Item No. Al - Continued 2. The site is a typical residential lot with a two story structure. 3. There are no right-of-way requirements or Master Street Plan issues associated with this request. 4. There have been no adverse comments received from the reviewing agencies as of this writing. 5. There are no legal issues. 6. There is no neighborhood position or documented history on the site. 7. With "C-3" being the predominant zoning classification in the immediate area and continued residential use becoming less desirable along Wright Avenue, staff supports the rezoning. The proposed use, a beauty shop, is more neighborhood oreiented and should hae very little impact on the surrounding properties. In addition, the "C-1" zone is the neighborhood commercial district so that makes it more appropriate for the location being at the corner of a minor arterial right and a residential street. It is anticipated that the remaining residential lots in the immediate area will be considered for rezoning changes in the future. STAFF RECOMMENDATION: Staff recommends approval of the "C-1" request as filed. PLANNING COMMISSION ACTION: (12-18-84) The applicant, Jesse Smith, was present. There were four objectors also present. Staff indicated that a petition opposing the request had been submitted prior to the public hearing. James ISOn spoke and objected to the request because of a number of problems in the area including traffic and parking. Mr. Smith said parking would be Provided on-site. Another resident voiced his opposition and said that the corner could not accommodate the proposed use. Jo Martin, a property owner, said she had problems with the use and expressed other concerns because of the elderly and children in the neighborhood. Jesse Smith spoke again. The Planning Commission voted to recommend approval of the "C -I" request. The vote: 0 ayes, 9 noes and I absent. The request was denied. February 26, 1985 Item No. Al - Continued PLANNING COMMISSION ACTION: (2-26-85) (Note: Refer to Item A, Z -4373-A for the complete minute record. The two items were discussed together.) The Planning Commission reaffirmed their previous denial of Z-4373 at this hearing by voting 0 ayes, 9 noes and 2 absent. The "C-1" rezoning was denied. July 22, 1986 Item No. 2 - Z -4373-B Owner: Applicant: Location: Request: Purpose: Size: Existing Use: Jessie Smith Same 1518 and 1520 Wright Avenue Rezone from "R-4" to "O-1" Office 0.26 acres Vacant and Single Family SURROUNDING LAND USE AND ZONING: North - Single Family, Zoned "R-4" South - Vacant and Single Family, Zoned "R-6" East - Vacant and Single Family, Zoned "R-4" West - Single Family, Zoned "R-4" PLANNING CONSIDERATIONS 1. The request is to rezone two lots from "R-4" to 110-1" for unspecified office use. The "O-1" district is "established in order to provide for orderly conversion of older structures, no longer useful, serviceable or desirable in their present uses to office use." Also, the purpose and intent sections says that "O-1" office uses will be located in established areas of the City and in close proximity to apartments and other residential uses. This particular site being situated on Wright Avenue is a reasonable location for "O-1" and can act as a buffer between the commerical zoning to the east and the established single family neighborhood to the north along Bishop Street. Along Wright Avenue, the zoning pattern is mixed with "R-4," "R-61" 110-3" and_"C-3." To the north and south of Wright Avenue the neighborhoods are zoned "R-4" with single family being the primary land use. 2. The site is two typical residential lots with a large two story structure on the corner one and the other lot is vacant. 3. There appears to be no right-of-way requirements or Master Street Plan issues associated with this request. July 22, 1986 Item No. 2 - Continued 4. Engineering has reported two possible issues: 1. Lack of parking 2. Possible right-of-way and street improvements may be required 5. There are no legal issues. 6. The history on these two lots goes back to December 1984 and is very involved. The first zoning attempt was for the one lot at 1520 Wright Avenue. The request for rezoning was "C -l" and was denied by the Planning Commission. That decision was appealed to the Board of Directors, but prior to the Board of Directors acting on the appeal, the issue was referred back to the Planning Commission. During that time period, the owner filed a rezoning application.for the second lot, 1518 Wright Avenue, at the direction of the Board of Directors. This was suggested because the Board thought that the additional lot could provide a solution to the parking problem and that the Planning Commission could address the request as a package because of the adequate land area for a commerical use. The "C-1" request was again denied by the Planning Commission in February 1985 and the Board of Directors denied both rezonings in April 1985. The neighborhood was represented at the various hearings and they opposed the reclassifications. Staff supported the requests because of the zoning and land use patterns in the area. During the discussions, "O-1" and "0-3" were mentioned as possible compromises. 7. Staff ,feels that "0-1" is an appropriate reclassification because of the location and supports the request. There are only 7 lots zoned "R-4" along the north side of Wright Avenue in a 5 block strip between High and Summit Streets with the remainder being zoned "C~3." In this immediate area, it appears that continued residential use along Wright Avenue is becoming less desirable and that 110-1" provides for a transitional area from the commerical to the single family neighborhoods. Also, "O-1" should be more compatible with the immediate vicinity and an 110-1" site fronting Wright Avenue should have a minimal impact on the neighborhood to the north. STAFF RECOMMENDATION: Staff recommends approval of "O-1" as filed. �r July 22, 1986 Item No. 2 - Continued PLANNING COMMISSION ACTION: (7-22-86) There were no objectors in attendance. The applicant was present. After a brief discussion of the application, a motion was made to recommend approval. The motion passed by a vote of 8 ayes, 0 noes, 3 absent. I. Meeting Date: 2. Case No.: 3 Rr uest• 4. Location: 5. Owner/A licant: 6. Existing Status: 7. Proposed Use: 18. Staff Recommendation: Approval of 01 as requested August 19, 1986 Z -4373-B To rezone from R-4 to 0-1 1518 - 1520 Wright Avenue Jesse Smith Vacant and Single Family Offices I9. Planning Commission Recommendations fApproval of 01 as requested N 10. Recommendation Forwarded With: 8 Ayes 0 Nayes 3 Absent 11. Obj ector9 : None in attendance