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HomeMy WebLinkAboutZ-5079-A Staff AnalysisDecember 13, 1988 Item No.3Z-5.........9-A .__ Owner: Applicant: Location: Request: Purpose: Size: Existing Use: r Van Melson Van Melson John Barrow Road and West 34th Street Rezone from "R-3" to "C-3" Commercial 0.41 acres Vacant and residential SURROUNDING LAND USE AND ZONING: North - Single family, zoned "R-3" South - Vacant, zoned "C-3" East - Single family, zoned "R-3" West - Vacant and church, zoned "R-3" PLANNING CONSIDERAT„IONS: 1. The request is to rezone three lots at the southeast corner of John Barrow Road and West 34th Street from "R-3” to "C-3" for a future commercial development. The property abuts "C-3" on the south and "R-3" on the east with "R-3" across both West 34th and John Barrow Road. Other zoning found in the general area is "R-3," "C-1" and "C-3." The existing "C-3" at West 36th Street and John Barrow Road has been zoned since 1965 and there is only one commercial use at the southeast corner of John Barrow Road and West 36th Street. The other lots within the large "C-3" area are either vacant or occupied by single family residences. The commercial zoning at West 33rd and John Barrow Road has also been in place for a number of years. The one-half block of "C-3" between West 32nd and West 33rd has - several commercial uses on it as does the 11C-1" at the southwest corner of West 33rd and John Barrow Road. The existing 11C-1" at the southeast corner of John Barrow Road and West 33rd is a single family residence and vacant lot. Land use on the other blocks is primarily single family with a number of vacant parcels. 2. The site is two vacant lots with a single family residence on the third lot. December 13, 1988 tem No. 3 - Z-5079,-A__(Cont i Hued.) 3_ There are no Master Street Plan issues or right-of-way requirements associated with this request. 4. Engineering reports that West 34th Street will need street improvements and possible dedication of right- of-way. 5. There are no legal issues. 6. In November of this year," a 11C-3" request was filed for the same piece of property. The applicant was not present at the hearing and, after some discussion, the Planning Commission voted to withdraw the item from consideration without prejudice. An adjacent property owner was in attendance and suggested that the entire block should be rezoned to a commercial reclassification. Staff recommended denial of the first "C-3" rezoning request. 7_ Because of the large "C-3" area concentrated at the intersection of West 36th and John Barrow Road, of which a majority is still vacant, Staff has not endorsed adding to the inventory of commercial land between West 32nd and West 34th Streets over the years. Nothing has changed since the last application and Staff's position still remains the same and opposes the current "C-3" request at West 34th and John Barrow Road. There is adequate acreage available for a commercial development and the need for additional "C-3" land does not exist at this time. Other reasons for the Staff's negative recommendation are: The rezoning is contrary to the Boyle Park District Plan which identifies the site for multifamily use; The approval of 11C-3" would lead to a strip zoning pattern from West 32nd to the south of West 36th Street; The 11C-3" reclassification could have an adverse impact on nearby residential uses. The adopted land use plan for the Boyle Park District shows commercial nodes at the intersections of West 33rd and West 36th Streets with John Barrow and 0 December 13, 1988 I tem No. 3 - Z -5079-_A.. (Continued) multifamily uses between the two nodes to avoid a stripping out of John Barrow Road. STAFF RECOMMENDATION: Staff recommends denial of the "C-3" rezoning request. PLANNING COMMISSION ACTION: ACTION: (December 13, 1988) The applicant was represented by John Burnett. There were no objectors in attendance. Mr. Burnett spoke and presented a map showing the existing commercial zoning in the area. He made some comments about West 34th Street and said John Barrow Road was an arterial with a high traffic count. Mr. Burnett said that the amount of vacant commercial land should not have a bearing on the request and compared Barrow Road to parts of Asher, Baseline, Chicot and West 12th Streets. He said that Barrow Road was no longer viable for residential development because of its being a four -lane roadway. There was a discussion about the existing zoning and other issues. Jerry Gardner, City Engineering Staff, discussed right-of-way and the need for street improvements. Mr. Burnett said there was no specific use at this time and made several other comments. A property owner in the vicinity asked some questions about the future of the area. A motion was made to recommend approval of the "C-3" request as filed. The motion passed by a vote of 7 ayes, 3 noes and 1 absent.