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HomeMy WebLinkAboutZ-4408 Staff AnalysisFebruary 26, 1985 Item No. 6 - Z-4408 Owner: Applicant: Location: Request: Purpose: Size: Existing Use: Perry W. Norwood Darcia Norwood 1608 Nichols Road Rezone from "R-2" Single Family to "I-2" Light Industrial Office and Contractor Yard 7,000 square feet Parking and Storage (nonconforming) SURROUNDING LAND USE AND ZONING: North - Industrial, Zoned "R-2" South - Single Family, Zoned "R-2" East - Vacant, Zoned "R-2" West - Vacant, Zoned 11R-2" PLANNING CONSIDERATIONS: 1. The request is to rezone one lot to "I-2" for a paving company office. An existing mobile home is currently being utilized for the office, and it is the owner's plan to replace that with a newer structure. The lot will also be used for storage and parking for the paving company. The entire operation is on four or five lots, so it is a substantial noncomforming use in the area. At this time, it is unknown as to how long the use has been in place. The surrounding neighborhood is either single family residences or vacant lots. There are some minor commercial uses found in the area, but not to the scale of this particular use. It does not appear that legitimizing an industrial use at this location would be beneficial for the neighborhood or the most appropriate action to take. It is anticipated that some type of redevelopment will occur in the area, but not for heavy commercial or industrial uses. Those types of developments are not compatible with the surrounding area. The only recent rezoning activity in the vicinity has been for "R-4" to the south of West 20th Street. February 26, 1985 Item No. 6 - Continued 2. The site is primarily asphalted with a metal building at the rear of the property. 3. The survey shows 40 feet of right-of-way for Nichols Street, so it appears that some additional dedication will be required to meet standards for a residential street. The normal right-of-way for a residential street is 50 feet. 4. Engineering states that: (1) boundary street requirements (1/2 street construction to industrial standards) along Nichols Street and (2) Planning Commission should be made aware that area streets are inadequate for industrial traffic. There have been no other adverse comments received from the reviewing agencies as of this writing. 5. The only apparent issue is the creation of a spot zoning. 6. There is no documented neighborhood position on the site. The area was annexed to the City in 1983. 7. The I-430 District Plan addresses this area, and the Land Use Plan shows continued residential use for the neighborhood. The Plan recommends small lot single family development with the closest nonresidential use, suburban office, located on the west side of Aldersgate Road. Because of this and other concerns, staff does not support the "I-2" rezoning. The I-430 Plan specifically addresses this area, The Hicks Interurban Addition on pages 13-15. The text describes the subdivision and then goes on to list three possible options for the neighborhood: (1) maintaining the status quo; (2) upgrading the area; or (3) total redevelopment. None of the alternatives make mention of commercial and industrial uses as a possibility for the future. The redevelopment section states that, "the optimal use of the area is residential given the surrounding existing and proposed land uses." STAFF RECOMMENDATION: Staff recommends denial of the "I-2" request. February 26, 1985 Item No. 6 - Continued PLANNING COMMISSION ACTION: The applicant, Darcia Norwood, was present. There were approximately 14 persons objecting to the request in attendance. Ms. Norwood spoke and gave a history of the location occupied by the paving company. She stated that the operation relocated to Lots 16 and 17 in 1981 and.then enlarged to Lots 14 and 15 at a later date. She also indicated that Lot 17 would primarily be used for an office and that it was a good location for their use because of its proximity to I-430 and I-630. Ms. Norwood then presented some slides of the area and discussed at length the Hicks Interurban Addition, including land use and other nonconforming uses. Because of the makeup of the area, she felt that it was losing its desirability as a residential neighborhood. Mr. J. Wallace spoke in opposition to the request. He said that the streets were a problem and that it should be kept as a residential neighborhood. Danny Nash discussed Ms. Norwood's presentation and slides. He then presented photos of the neighborhood and the property in question. He said that he was against the rezoning because the area is inadequate for the use and was creating many problems. Another resident spoke about various problems. Wanda Shipp, the property owner to the north, indicated that she was totally opposed to the request. George Snider, representing the property owner on the east side of Nichols then spoke. He said that he recognized the nonconforming aspect, but the continued use would impact properties in the area. He also expressed concern with the issue of spot zoning. Lauren Milligan spoke against the rezoning because of children and their safety. Ms. Norwood spoke again and addressed the various issues raised by the residents. There was a long discussion about the request and its appropriateness. A vote was then taken on the "I-2" request. The vote: 0 ayes, 7 noes and 4 absent. The rezoning was denied.