HomeMy WebLinkAboutZ-5676 Staff AnalysisMay 4, 1993
ITEM NO.: 5 Z-5676
Owner:
Applicant:
Location:
Request:
Purpose:
Size:
s
Existing Use:
Delanor Berry
Robert L. Nooner
2923 West 12th
Rezone from R-3 to C-1
Beauty Shop and Single -Family
0.13 acres
Single -Family
SURROONI3TNG LAND ❑SE AND BONING
North
- Single -Family,
zoned
R-3
South
- Single -Family,
zoned
R-4
East
- Single -Family,
zoned
R-3
West
- Single -Family,
zoned
R-3
STAFF ANALYSIS
2923 West 12th is currently zoned R-3, and the request is to
rezone the lot to C-1 for a beauty shop. At this time, the
property is occupied by a single family residence and a
detached carport. The proposal is to convert the garage
structure into a commercial operation, the beauty shop. The
site is a conventional 50 foot lot and is located at the
southeast corner of Booker and West 12th.
Zoning found in the neighborhood is R-3, R-4, R-5, 0-3, C-1,
C-3 and I-2. The property in question abuts a R-3 lot to
the west and R-4 on the south. Across both West 12th and
Booker, the zoning is R-3. The commercial and industrial
properties are located to the east of the adjacent R-3 lot.
There are several 0-3 lots at the intersection of West 12th
and Johnson, one block to the west of Booker. The land use
is similar to the existing zoning and includes single
family, churches, various types of commercial establishments
and some industrial. Currently, the existing commercial
uses and zoning are located on properties that have some
frontage on Woodrow or are to the east of Woodrow.
In 1989, two lots to the east were rezoned to C-3 (Z-5218)
for an auto part store on a total of four lots. Staff had a
number of concerns with increasing the number of commercial
lots in the block, and did not support the request. The two
lots were rezoned with several conditions, including a
May 4, 1993
ITEM NO.: 5 Z-5676 Cont.
30 foot planted buffer along the west side of the commercial
development. The buffer was established to create a
definite break between the commercial use and the residences
to the west. Another unique feature of the buffer is that
it is to be left at its natural grade.
As with the previous rezoning, staff is very concerned with
this request and does not support the C-1 reclassification.
The proposed rezoning does not conform to the adopted plan
and allowing additional commercial zoning in the block could
have a negative effect on the area. A conscious effort must
be made to protect and stabilize older neighborhoods and one
method is to maintain the adopted land use concept and not
to allow continued nonresidential encroachment.
One final item is parking. On a 50 foot .lot it is usually
difficult to provide the necessary parking for a commercial
use. The parking requirement for a beauty shop is one space
per 200 square feet of floor area. For the lot in question,
furnishing the necessary parking may proved to be somewhat
difficult because of the area needed for maneuvering.
LAND USE PLAN ELEMENT
The plan was just amended in this location from Single
Family to Low Density Multifamily as part of the 12th Street
Study. Further, at the time of the auto parts store
rezoning a "green" area was left on its western edge to
buffer the residential. The request is in conflict with the
plan and conditions have not changed to warrant an
amendment.
ENGINEERING COMMENTS
Dedication of 5 feet is needed for west 12th to satisfy the
Master Street Plan standard.
STAFF RECOMMENDATION
Staff recommends denial of the C-1 rezoning request.
PLANNING COMMISSION ACTION: (MAY 4, 1993)
The applicant, Robert Nooner, was present. There were no
objectors in attendance. Mr. Nooner spoke and discussed the
request. He said that he understood the concerns with
maintaining the residential character of the neighborhood.
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May 4, 1993
ITEM NO.: 5 Z-5676 Cont.
Mr. Nooner told the Planning Commission that the plan was to
convert the residence into a beauty shop, and he would make
a real effort to buffer the house to the east. Mr. Nooner
went on to describe the neighborhood and said the two houses
west of Booker were owned by a church. Mr. Nooner said that
the residence would not look like a commercial business, and
additional parking could be provided at a church less than
one block away. He said the beauty shop would have two
full-time and three part-time operators. Mr. Nooner then
asked the Commission to support the C-1 rezoning. Mr.
Nooner also said that the patrons would enter from Booker,
and the shop would have an 8:00 p.m. closing time.
There was a long discussion about various issues, including
other options for allowing the beauty shop.
Mr. Nooner asked the Planning Commission to vote on the C-1
rezoning as requested.
A motion was made recommend approval of a C-1 rezoning. The
motion passed by a vote of 6 ayes, 3 nays and 2 absent.
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