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HomeMy WebLinkAboutZ-5384 Staff AnalysisDecember 4, 1990 Item No. 3 - Z-5384 Owner: Applicant: Location: Request: Purpose: Size: Existing Use: Andrew F. and Jan Hicks Andrew F. Hicks 2510 S. Broadway Rezone from "R-4" to "C-3" Commercial 0.24 acres Residential and Office. SURROUNDING LAND USE AND ZONING: North - Residential, zoned "C-3" South - Multi -Family, zoned "R-511. East - Multi -Family, zoned "R-4" and 110-31'. West - Commercial & Residential, zoned "R-4" & "C-311. STAFF ANALYSIS• This case is before the Commission as a result of an enforcement action by the City. The owners of 2510 S. Broadway utilize the bottom floor of the structure for their architecture and interior design business, an office use. Several months ago, a sign was placed in the front yard, and they were sited for an ordinance violation. The request is to rezone the property to "C-3" for future commercial use. The site is 75 feet wide, with a large two story residence on it. The property is currently zoned "R-411, and the second floor is used as a rental unit. Land use found in the area is single family, multi -family, office, commercial and a church. Directly to the north, is a lot with a residence, that has been utilized by Serenity House, but its exact use at this time is unknown. Throughout the neighborhood, there are undeveloped lots and several vacant buildings, including a large commercial structure at the northeast corner of Broadway and Roosevelt. 1 December 4, 1990 Item No. 3 - Z-5384 Continued The zoning pattern is somewhat fragmented and includes "R- 3110 nR-4" 1 'OR -5100, 110-1" , 110-3" , "C-1" , "C-3" , "C-411, and "PRD". The property under consideration abuts "C-3" on the north, "R-4" to the west, and "R-5" on the south. Across Broadway, the zoning is "R-5" and 110-311. South of Roosevelt Road, a majority of the nonresidential properties have Roosevelt frontage. To the north of Roosevelt Road, the office and commercial zoning extends for several blocks along Broadway, Arch and Gaines. Even with the 110-3" and "C-3" zoning, a high percentage of the properties are still used for residential purposes north of Roosevelt. A "C-3" reclassification of 2510 South Broadway is in conflict with the adopted Central City Plan, which shows the property for residential use. The plan's commercial line is the north property line of the site in question, and the plan recognizes the existing zoning lines, for the most part. At the southeast corner of Roosevelt and Broadway, the current zoning is 110-3" and "R-511. However, the plan does identify the two parcels for commercial use and creates a four corner the commercial intersection. Staff is concerned with the possibility of having a negative impact on the area by allowing commercial zoning to move southward. This is especially true for the neighborhood south of the property because the residential environment and livability appear to be more stable. It would be inappropriate to increase the amount of commercial property at this time because there is an ample supply of commercial lots to the north. Recommended land use lines established by the adopted pian need to be reinforced by not endorsing the requested commercial reclassification. ENGINEERING COMMENTS: None reported. STAFF RECOMMENDATION: Staff recommends denial of the "C-3" rezoning. PLANNING COMMISSION ACTION: (December 4, 1990) Andrew Hicks, the owner of 2510 S. Broadway, was present. There was one other property owner in attendance. Mr. Hicks amended the request to 110-1" at the beginning of the hearing. Staff indicated their support for "O-1" and said it would provide a good transition from the -commercial zoning along Roosevelt Road to the residential neighborhood E December 4, 1990 Item No. 3 - Z-5384 Continued to the south. (The item was initially placed on the consent agenda, but removed because of the property owner who had some questions.) Mr. Hicks said his small architectural firm occupied the first floor, and the second floor was used for a residence. He said the house was on the historic register, and was designed by Charles Thompson. Mr. Hicks told the Commission- that stable businesses were needed in the neighborhood. He felt that parking was adequate for the uses, and the street provided parking for the existing residences. Mr. Hicks went on to explain why he filed for a "C-3" rezoning and said that he planned to assemble other properties for a small scale commercial development in the future. Ela Mae Hodoway, owner of a triplex, located at 2521 Arch Street, then addressed the Commission. Ms. Hodoway discussed the neighborhood and said she kept her property clean and well maintained. She made some additional comments and said she had no objections to the office rezoning. There were some discussion on the parking requirements and other related issues. A motion was made to recommend approval of the 110-1" rezoning as amended. The motion was approved by vote of 8 ayes, 0 nays, and 3 absent. 3