HomeMy WebLinkAboutZ-4721 Staff AnalysisSeptember 23, 1986
Item No. 4 - Z-4721
Owner: Duggar Johnson
Applicant: Same
Location: 2501 Bishop
Request: Rezone from "R-4" to "C-3"
Purpose: Eating Place
Size: 0.14 acres
Existing Use: Vacant
SURROUNDING LAND USE AND ZONING:
North - Residential, Zoned "R-4"
South - Single Family, Zoned "R-4"
East - Commercial, Zoned "C-3"
West - Single Family, Zoned "R-4"
PLANNING CONSIDERATIONS:
1. The request is to rezone the property from "R-4" to
"C-3" for a small eating establishment. The site is
located one block west of the intersection of Roosevelt
and High which has been zoned for commercial uses for
years. A high percentage of the existing "C-3" zoning
found along High Street was accomplished under the
Urban Renewal Program and through a plan. The existing
zoning has been maintained over the years and provides
for adequate commercial development. Allowing the
rezoning as is being proposed could have an impact on
the neighborhood and could lead to an undesirable
zoning pattern along Roosevelt. Also, the property is
a fairly small lot and does not lend itself to a viable
commercial development.
2. The site is a typical residential lot, 50' x 140', and
it is vacant.
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.
September 23, 1986
Item No. 4 - Continued
6. -, There is no documented history or neighborhood position
on the site.
7. The property is not a good commercial location, and
staff cannot support the rezoning to "C-3." Commercial
reclassification of this lot could have an adverse
impact on the residential neighborhood to the south and
establish a precedent for strip zoning along Roosevelt.
The existing zoning lines should be maintained, because
they have allowed for reasonable development in the
area without disrupting it.
STAFF RECOMMENDATION:
Staff recommends denial of the "C-3" rezoning as filed.
PLANNING COMMISSION ACTION:
The applicant, Duggar Johnson, was present. There were two
objectors in attendance. Mr. Johnson allowed the objectors
to speak first. Mrs. Nora Cole, representing the
neighborhood, said that the residents were opposed to the
rezoning request. Mrs. Cole went on to say that the use
would be a nuisance and create traffic problems. She then
described the existing commercial area to the east and High
and Roosevelt. Mrs. Cole said that the area was a nice/
neighborhood made up of primarily working people and that
they wanted to leave it that way. W.M. Hill said that he
was against the rezoning and that it would generate too much
traffic. Mr. Hill indicated that he would rather see a
residence constructed on the lot. Mr. Johnson, the owner,
then addressed the Commission. He said that the lot was
vacant and that he had purchased it approximately four years
ago. He went on to describe the proposed use, a small ice
cream/dairy bar that would have no sit down customers. At
this point, there was a lengthy discussion about
right-of-way and Roosevelt Road. Henk Koornstra, City
Traffic Engineer, described possible improvements to
Roosevelt and the need for additional right-of-way. Because
of the right-of-way issue dedication of an additional 15
feet, Mr. Johnson requested that the item be withdrawn. A
motion was made to withdraw the request without prejudice.
The motion was approved by a vote of 9 ayes, 0 noes and 2
absent.