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HomeMy WebLinkAboutZ-4436 Staff AnalysisApril 30, 1985 Item No. 6 - Z-4436 Owner: Burl and Helena Purkiss Applicant: Helena Purkiss Location: 4612 and 4614 West 30th (west of Adams Street) Request: Rezone from "R-2" Single Family to "C-3" General Commercial Purpose: Commercial Size: 13,200 square feet + Existing Use: Single Family SURROUNDING LAND USE AND ZONING: North - Single Family, Zoned "R-3" South - Single Family, Zoned "R-3" East - Parking, Zoned "0-3" West - Single Family, Zoned "R-3" PLANNING CONSIDERATIONS 1. The request is to rezone two lots to "C-3" for an unspecified commercial use. The property is located approximately two blocks north and west of Asher Avenue on a street that dead -ends at a creek one and one-half blocks to the west. The land use in the immediate area to the north, west and south is primarily single family, and the zoning is "R-3." On West 30th to the east, land use is industrial with "I-2" zoning and further to the south along Asher, the zonig is "C-3" and "I-2" with a number of nonresidential uses. Directly to the east adjacent to this property is an 110-3" lot that is being used for parking. The "0-3" tract does appear to create a good buffer for the residential uses to the west and could be an ideal location for terminating the nonresidential uses that are found to the east. Because of the property's location, it does not lend itself to being a viable commercial use. The two lots are also removed from the intense commercial activities found in the neighborhood primarily along Asher Avenue. In this type of situation, it could be questioned whether a desirable use would locate on the site if the "C-3" rezoning was granted. April 30, 1985 Item No. 6 - Continued 3. The site is made up of two typical residential lots both 50 feet in width. One lot has a residence on it with one accessory building, and the other lot has a single family unit with two accessory structures. 3. There are no right-of-way issues or Master Street Plan requirements associated with this request. 4. Engineering has stated that: (1) curb and gutter improvements are needed; and (2) parking requirements must be met, and it appears that this is not possible with the existing structures. No other adverse comments have been received as of this writing. 5. There are no legal issues. 6. There is no documented neighborhood position or history on the site. 7. The Oak Forest Neighborhood Plan which this area is a part of does not identify the location in question for commercial use. Because of this and the two lots not being sutiable commercial property, staff does not support the requested rezoning. Staff does recognize that nonresidential zoning does exist on West 30th to the east, but over the years, it has stopped just to the east of the property in question. The site is not a viable commercial location and would be removed from the more traditional commercial areas in the neighborhood. Finally, staff is concerned that if the rezoning is granted, it will have a negative impact on the single family uses in the neighborhood because of being a misplaced commercial location. STAFF RECOMMENDATION: Staff recommends denial of the 11C-3" request. PLANNING COMMISSION ACTION: The applicant, Helena Purkiss, was present. There were no objectors in attendance. Ms. Purkiss spoke and described the area. She said the neighborhood had many problems and had been impacted by certain uses found on Asher Avenue, such as the adult theatres. Ms. Purkiss said it would probably be very difficult trying to sell the lots as residential property and that was the primary reason for requesting the "C-3" rezoning. She felt that it would be April 30, 1985 Item No. 6 - Continued easier to sell the property with the commercial classification. Ms. Purkiss went on to describe other problems such as traffic and noise. The Planning Commission then voted on the "C-3" request. The vote: 0 ayes, 9 noes and 2 absent. The rezoning was denied. April 30, 1985 Item No. 6 - Z-4436 Owner: Applicant: Location: Request: Purpose: Size: Existing Use: Burl and Helena Purkiss Helena Purkiss 4612 and 4614 West 30th (west of Adams Street) Rezone from 11R-2" Single Family to "C-3" General Commercial Commercial 13,200 square feet + Single Family SURROUNDING LAND USE AND ZONING: North - Single Family, Zoned "R-3" South - Single Family, Zoned "R-3" East - Parking, Zoned "0-3" West - Single Family, Zoned "R-3" PLANNING CONSIDERATIONS 1. The request is to rezone two lots to "C-3" for an unspecified commercial use. The property is located approximately two blocks north and west of Asher Avenue on a street that dead -ends at a creek one and one-half blocks to the west. The land use in the immediate area to the north, west and south is primarily single family, and the zoning is "R-3." On West 30th to the east, land use is industrial with "I-2" zoning and further to the south along Asher, the zonig is 11C-3" and "I-2" with a number of nonresidential uses. Directly to the east adjacent to this property is an 110-3" lot that is being used for parking. The "0-3" tract does appear to create a good buffer for the residential uses to the west and could be an ideal location for terminating the nonresidential uses that are found to the east. Because of the property's location, it does not lend itself to being a viable commercial use. The two lots are also removed from the intense commercial activities found in the neighborhood primarily along Asher Avenue. In this type of situation, it could be questioned whether a desirable use would locate on the site if the "C-3" rezoning was granted. April 30, 1985 Item No. 6 - Continued 3. The site is made up of two typical residential lots both 50 feet in width. One lot has a residence on it with one accessory building, and the other lot has a single family unit with two accessory structures. 3. There are no right-of-way issues or Master Street Plan requirements associated with this request. 4. Engineering has stated that: (1) curb and gutter improvements are needed; and (2) parking requirements must be met, and it appears that this is not possible with the existing structures. No other adverse comments have been received as of this writing. 5. There are no legal issues. 6. There is no documented neighborhood position or history on the site. 7. The Oak Forest Neighborhood Plan which this area is a part of does not identify the location in question for commercial use. Because of this and the two lots not being sutiable commercial property, staff does not support the requested rezoning. Staff does recognize that nonresidential zoning does exist on West 30th to the east, but over the years, it has stopped just to the east of the property in question. The site is not a viable commercial location and would be removed from the more traditional commercial areas in the neighborhood. Finally, staff is concerned that if the rezoning is granted, it will have a negative impact on the single family uses in the neighborhood because of being a misplaced commercial location. STAFF RECOMMENDATION: Staff recommends denial of the "C-3" request. PLANNING COMMISSION ACTION: The applicant, Helena Purkiss, was present. There were no objectors in attendance. Ms. Purkiss spoke and described the area. She said the neighborhood had many problems and had been impacted by certain uses found on Asher Avenue, such as the adult theatres. Ms. Purkiss said it would probably be very difficult trying to sell the lots as residential property and that was the primary reason for requesting the "C-3" rezoning. She felt that it would be April 30, 1985 Item No. 6 - Continued e asier.to sell the property with the commercial classification. Ms. Purkiss went on to describe other problems such as traffic and noise. The Planning Commission then voted on the "C-3" request. The vote: 0 ayes, 9 noes and 2 absent. The rezoning was denied.