HomeMy WebLinkAboutZ-5742 Staff AnalysisOctober 19, 1993
ITEM NO.: 2 Z-5742
Owner: R. L. Settles
Applicant: Joe D. White
Location: Chester at Wright Avenue
Request: Rezone from R-4 to 0-3 and
Wright Avenue Right -of -Way
Abandonment
Purpose: Office
Size: 0.34 acres
Existing Use: Vacant
SURROUNDING LAND USE AND ZONING
North - Vacant, zoned R-4
South - Single -Family, zoned R-4
East - Commercial, zoned C-3
West - Single -Family, zoned R-4
STAFF ANALYSIS
The southwest corner of Chester and (old) Wright Avenue is
zoned R-4, and the request is to rezone the property to 0-3
for future development. The site is two 50 foot lots and
each has a depth of 150 feet. Both lots are vacant at this
time. (Through the urban renewal project for the area,
"new" Wright Avenue was constructed to the north primarily
to reduce the amount of nonlocal traffic on the narrow
Wright Avenue and going through the neighborhood.) Between
the property in question and "new" Wright Avenue is the old
right-of-way and a small parcel of land that is owned by the
City.
Zoning in the neighborhood is R-4, R-6, 0-3 and C-3. The
Capitol Zoning District starts 2 1/2 blocks to the east,
between State and Gaines Streets. At the intersection of
Chester and Wright, the current zoning is R-4 and C-3.
There is also some C-3 zoning along Izard Street, 1/2 block
to the east. The existing land use pattern includes
residential, commercial, several schools, a number of
churches and the Dunbar Community Center. In the block
under consideration, the lots are either vacant or occupied
by single family residences. Across Chester Street, there
is a service station/auto repair garage, zoned C-3. A large
October 19, 1993
ITEM NO.: 2 z-5742 (Cont.)
area to the north is the location of Gibbs School, Dunbar
Junior High and the Dunbar Community Center. Some of the
existing zoning and land use patterns are the result of
several urban renewal program for the area.
At the intersection of Wright and Chester, there is a
visible break in the land use. North of Wright, the uses
along Chester are more mixed and the neighborhood has been
impacted by the existing R-6 and C-3 zoning. To the south
of Wright, the zoning is R-4 and the prevalent land use is
single family residences. Because of the change in land use
at the intersection, it is the staff's position that the
block between Wright and West 19th can be viewed as
transitional, with the possibility of accommodating some
type of office use. It appears that an a nonresidential
rezoning of the two lots is a reasonable option because of
the site's location.
After careful review of the request, staff feels that 0-1 is
more appropriate for the site. The purpose and intense
section of the 0-1 district states:
The area standards provided in the 0-1 Quiet Office
district anticipate that office uses will be located
in the established areas of the City and in close
proximity to apartments and other residential uses.
Height, area and off-street parking regulations are
designed to assure that office uses will be
compatible with adjacent residential districts. New
construction designed to reinforce existing
desirable characteristics of the neighborhood and
not detrimental to the continued use of single
family properties for residential purposes shall
also be accommodated in this district.
0-1 and 0-3 basically allow the same uses, so an 0-1
reclassification should not affect the future plans for the
property.
Quality infill development in the central city area should
be encouraged, but at the same time, the new development
needs to be sensitive to the surrounding neighborhood. Any
proposed project needs to be designed so as not add to the
existing problems found in the area and to ensure
compatibility with the nearby residential lots. Therefore,
staff is recommending that several conditions be attached to
the rezoning action. The conditions are:
The design of the structure reinforce the
residential character of the block.
o Close the (old) Wright Avenue right-of-way.
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October 19, 1993
TEM NO.: 2 Z-5742 (Cont.
• The development should be oriented towards
Wright Avenue.
• A "good neighbor" fence be installed.
■ A monument sign, made out of brick.
• The parking area be designed so as not to
impact the adjacent residential lots.
• The site be heavily landscaped.
By incorporating the above conditions into the site plan,
staff feels that`the rezoning and development should not
create any problems for the neighborhood.
LAND USE PLAN ELEMENT
The site in question is in the Central City District. The
request is in conflict with the adopted plan which calls for
single family. Chester and 17th/Wright is a minor
intersection which historically has been a major
intersection. This intersection also is a place where the
land use pattern makes a major change from commercial,
office and multifamily to single family. At such a place,
new development which does or could change the balance must
be carefully reviewed. In order to let the neighborhood and
the development community know that alternatives will at
least be considered, the plan should be changed to mixed
use. Note mixed use should be residential first and
nonresidential uses should be designed to be compatible with
residential uses using the planned unit development process.
ENGINEERING COMMENTS
Engineering recommends that the west 20 feet of the right-
of-way be left open to provide access for the alley and a
driveway apron be constructed onto Wright Avenue.
STAFF RECOMMENDATION
Staff recommends approval of an 0-1 rezoning for the site
and not the 0-3 as requested. We also recommend that the
seven conditions be included in the Planning Commission's
action.
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October 19, 1993
ITEM NO.: 2 Z-5742 (Cont.)
PLANNING COMMISSION_ ACTION: (OCTOBER 19, 1993)
The applicant, Joe White, was present. There were no
objectors in attendance. Mr. White spoke and agreed with
0-1 and all the conditions outlined in the staff analysis.
A motion was made to recommend approval of the amended request
to 0-1 with the seven conditions, and the right-of-way
abandonment. The motion passed by a vote of 8 ayes, 0 nays,
2 absent and 1 open position.
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�'fhe area standards provided in the 0-1 quiet of-
fice district anticipate that office uses will be lo-
cated in established areas of the city and in close
proximity to apartments and other residential uses.
Height area and off-street parking regulations
are designed to assure that office uses will be
compatible with adjacent residential districts. New
construction designed to reinforce existing desir-
able characteristics of the neighborhood and not
detrimental to the continued use of surrounding
properties for residential purposes shall also be
accommodated in this district.
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