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HomeMy WebLinkAboutZ-4528 Staff AnalysisSeptember 24, 1985 Item No. 3 - Z-4528 Owner: Various Owners Applicant: Arthur L. Brooks Location: 2314 Bragg Street Request: Rezone from "R-4" to "C-1" Purpose: Barber Shop Size: 0.15 acres + Existing Use: Vacant SURROUNDING LAND USE AND ZONING: North - Vacant, Zoned "R-4" South - Single Family, Zoned "R-4" East - Interstate right-of-way, Zoned "R-4" West - Single Family, Zoned "R-4" PLANNING CONSIDERATIONS: 1. The request is to rezone the lot to "C-1" to permit a barber shop. The property is located adjacent to.I-30, an acces:T,road, but in an area that is primarily a stable single family neighborhood between West 21st and West 24th Streets. South of West 24th, the uses are nonresidential, industrial and the abandoned VA Hospital on Roosevelt with some "I-2" zoning in place. It appears that the nonresidential uses in the immediate area or the interstate have not had an adverse impact on the residences in the neighborhood. There is some commercial zoning two blocks to the north and to the northwest approximately three blocks, but those locations involve more land than a single lot. The commercial area to the northwest along West 21st was established years ago after studying the neighborhood and developing a plan. The site is somewhat removed from the West 21st commercial location, a more viable neighborhood commercial area center and the rezoning of this single lot could have an adverse impact on the residential neighborhood. Another issue is access and potential problems that could be created by the existing street system. The primary concern is the access road which is one way and how that will affect circulation. September 24, 1985 Item No. 3 - Continued 2. The site is a typical residential lot and vacant. 3. There are no right-of-way requirements or Master Street Plan issues associated with this request. 4. On-site parking requirements must be met. No other comments have been received as of this writing. 5. There are no legal issues. 6. There is no documented history or neighborhood position relative to this site. i 7. The rezoning, if granted, would create a single lot commercial spot zoning and could have an adverse -impact on the residential character of the area. Because of those concerns, staff is opposed to the "C-1" rezoning of the site. The property does not appear to be a good commercial location and is better suited for residential use. There are more viable commercial locations in the neighborhood that are zoned to allow the proposed use. STAFF RECOMMENDATION: Staff recommends denial of the "C-1" request as filed. PLANNING COMMISSION ACTION: The applicant, Arthur L. Brooks, was present. There were no objectors. Mr. Brooks spoke at length and described his need for locating the barber shop at the location in question. He also said that none of the adjacent property owners opposed the proposed use. At this point, the Planning Commission discussed the possibility of an 110-1" rezoning with a conditional use permit for the barber shop. After some additional comments, Mr. Brooks agreed to amending the application to "0-1" with the understanding that a conditional use permit would still be required for his proposed use. A motion was made to recommend approval of "O-1" as amended and to waive additional filing fees and further notification of property owners. The motion passed by a vote of 9 ayes, 0 noes and 2 absent. September 24, 1985 Item No. 3 - Z-4528 Owner: Various Owners Applicant: Arthur L. Brooks Location: 2314 Bragg Street, Request: Rezone from "R-4" to "C-1" Purpose: Barber Shop Size: 0.15 acres + Existing Use: Vacant SURROUNDING LAND USE AND ZONING: North - Vacant, Zoned "R-4" South - Single Family, Zoned "R-4" East - Interstate right -of --way, Zoned "R-4" West - Single Family, Zoned "R-4" PLANNING CONSIDERATIONS: 1. The request is to rezone the lot to "C-1" to permit a barber shop. The property is located adjacent to I-30, an access road, but in an area that is primarily a stable single family neighborhood between West 21st and West 24th Streets. South of West 24th, the uses are nonresidential, industrial and the abandoned VA Hospital on Roosevelt with some "I-2" zoning in place. It appears that the nonresidential uses in the immediate area or the interstate have not had an adverse impact on the residences in the neighborhood. There is some commercial zoning two blocks to the north and to the northwest approximately three blocks, but those locations involve more land than a single lot. The commercial area to the northwest along West 21st was established years ago after studying the neighborhood and developing a plan. The site is somewhat removed from the West 21st commercial location, a more viable neighborhood commercial area center and the rezoning of this single lot could have an adverse impact on the residential neighborhood. Another issue is access and potential problems that could be created by the existing street system. The primary concern is the access road which is one way and how that will affect circulation. September 24, 1985 Item No. 3 - Continued 2. The site is a typical residential lot and vacant. 3. There are no right-of-way requirements or Master Street Plan issues associated with this request. 4. On-site parking requirements must be met. No other comments have been received as of this writing. 5. There are no legal issues. 6. There is no documented history or neighborhood position relative to this site. 7. The rezoning, if granted, would create a single lot commercial spot zoning and could have an adverse impact on the residential character of the area. Because of those concerns, staff is opposed to the "C-1" rezoning of the site. The property does not appear to be a good commercial location and is better suited for residential use. There are more viable commercial locations in the neighborhood that are zoned to allow the proposed use. STAFF RECOMMENDATION: Staff recommends denial of the "C-1" request as filed. PLANNING COMMISSION ACTION: The applicant, Arthur L: Brooks, was present. There were no objectors. Mr. Brooks spoke at length and described his need for locating the barber shop at the location in question. He also said that none of the adjacent property owners opposed the proposed use. At this point, the Planning Commission discussed the possibility of an "0-1" rezoning with a conditional use permit for the barber shop. After some additional comments, Mr. Brooks agreed to amending the application to 110-1" with the understanding that a conditional use permit would still be required for his proposed use. A motion was made to recommend approval of 110-1" as amended and to waive additional filing fees and further notification of property owners. The motion passed by a vote of 9 ayes, 0 noes and 2 absent.