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HomeMy WebLinkAboutZ-4382 Staff AnalysisJanuary 29, 1985 Item No. 4 - Z-4382 Owner: Arthur Robinson Applicant: Earl Trice Location: 4401 West 19th Street (at Peyton) Request: Rezone from "R-3" Single Family to "0-3" General Office Purpose: "Lodge" Size: 8,000 square feet Existing Use: Single Family Residence SURROUNDING LAND USE AND ZONING: North Single Family, Zoned "R-3" South - Single Family, Zoned "R-3" East - Single Family, Zoned "R-3" West - Single Family, Zoned "R-3" PLANNING CONSIDERATIONS: l• The proposal is to rezone a single famliy residential lot to "0-3" to permit a meeting place for a group of individuals. At this time, the exact status of this group is unknown, and recent conversations with the applicant have not clarified the issue. When the application was filed, staff determined, based on discussions with the applicant, that "0-3" would be the needed district because of a "lodge" being listed as a Permitted use. A "lodge" seemed to be the use described by the applicant, and a majority of the Proposed users of the facility are union members. The definition of a lodge is "a private nonprofit organization whose primary purpose is to promote the fellowship of its members and may conduct business associated with philanthropy or civic awareness." One of the main objectives of this group is to promote fellowship, but it is not an organized/chartered body. ?whatever the use is determined to be, it noes not appear to be appropriate for• the neighborhood. There is some commercial zoning in the immediate area, but those lots are either vacant or occupied by single family residences. There is no nonresidential use in this immediate neighborhood, and the commercial zoning is misplaced. The proposed use could have a negatives January 29, 1985 Item No. 4 - Continued impact on the neighborhood because of the number of people involved, up to 40. 2. The site is a typical residential lot with one single family structure on it. 3. There are no right-of-way requirements or Master Street Plan issues associated with this case. 4. The Engineering staff has reported: 1. Boundary street improvements for three streets. 2. Parking and access should be addressed. There have been no other comments received. 5. There are no legal issues. 6. There is no documented neighborhood position or history on this site. 7. This Particular location is part of the Oak Forest Neighborhood Plan which was adopted in 1980. The plan shows only single family use in the area, and does not recognize the commercial zoning at West 20th and Washington. Staff does not support the request because of the potential adverse impacts on the neighborhood and the use not being compatible with the surrounding area. Staff would not support any nonresidential zoning for the property in question. There are other concerns such as providing adequate access and meeting the parking requirements. A residential lot normally cannot meet the parking needs of the proposed use. This location, West 19th and Peyton, is just not suited for a lodge use. STAFF RECOMMENDATION: Staff recommends denial of the request as filed. PLANNING COMMMISSION ACTION: The applicant was not present. Because of this and some confusion associated with the request, staff recommended that the item be deferred. There were four objectors in attendance and requested to be heard. Ms. 0. Halbert, a January 29, 1985 Item No. 4 ---Continued resident on West 19th, spoke in opposition to the request. Another person from the immediate neighborhood stated that she was against the rezoning. After some additional comments, the Planning Commission voted on the request. The vote: 0 ayes, 8 noes and 3 absent. The rezoning was denied. January 29, 1985 Item No. 4 - Z-4382 Owner: Applicant: Location: Request: Purpose: Size: Existing Use: Arthur Robinson Earl Trice 4401 West 19th Street (at Peyton) Rezone from "R-3" Single Family to "0-3" General Office "Lodge" 8,000 square feet Single Family Residence SURROUNDING LAND USE AND ZONING: North - Single Family, Zoned "R-3" South - Single Family, Zoned "R-3" East - Single Family, Zoned "R-3" West - Single Family, Zoned "R-3" PLANNING CONSIDERATIONS: 1. The proposal is to rezone a single famliy residential lot to "0-3" to permit a meeting place for a group of individuals. At this time, the exact status of this group is unknown, and recent conversations with the applicant have not clarified the issue. When the application was filed, staff determined, based on discussions with the applicant, that "0-3" would be the needed district because of a "lodge" being listed as a permitted use. A "lodge" seemed to be the use described by the applicant, and a majority of the proposed users of the facility are union members. The definition of a lodge is "a private nonprofit organization whose primary purpose is to promote the fellowship of its members and may conduct business associated with philanthropy or civic awareness." One of the main objectives of this group is to promote fellowship, but it is not an organized/chartered body. Whatever the use is determined to be, it does not appear to be appropriate for the neighborhood. There is some commercial zoning in the immediate area, but those lots are either vacant or occupied by single family residences. There is no nonresidential use in this immediate neighborhood, and the commercial zoning is misplaced. The proposed use could have a negative January 29, 1985 Item No. 4 - Continued impact on the neighborhood because of the number of people involved, up to 40. 2. The site is a typical residential lot with one single family structure on it. 3. There are no right-of-way requirements or Master Street Plan issues associated with this case. 4. The Engineering staff has reported: 1. Boundary street improvements for three streets. 2. Parking and access should be addressed. There have been no other comments received. 5. There are no legal issues. 6. There is no documented neighborhood position or history on this site. 7. This particular location is part of the Oak Forest Neighborhood Plan which was adopted in 1980. The plan shows only single family use in the area, and does not recognize the commercial zoning at West 20th and Washington. Staff does not support the request because of the potential adverse impacts on the neighborhood and the use not being compatible with the surrounding area. Staff would not support any nonresidential zoning for the property in question. There are other concerns such as providing adequate access and meeting the parking requirements. A residential lot normally cannot meet the parking needs of the proposed use. This location, West 19th and Peyton, is just not suited for a lodge use. STAFF RECOMMENDATION: Staff recommends denial of the request as filed. PLANNING COMMMISSION ACTION: The applicant was not present. Because of this and some confusion associated with the request, staff recommended that the item be deferred. There were four objectors in attendance and requested to be heard. Ms. 0. Halbert, a January 29, 1985 Item No. 4 - Continued resident on West 19th, spoke in opposition to the request. Another person from the immediate neighborhood stated that she was against the rezoning. After some additional Comments, the Planning Commission voted on the request. The vote: 0 aYese 8 noes and 3 absent. The rezoning was denied.