HomeMy WebLinkAboutZ-6038 Staff AnalysisOctober 3, 1995
ITEM NO,, 5 Z-60 8
owner:
Applicant:
Location:
Request:
Purpose:
Size:
Existing use:
Rufus Worsham
Rufus Worsham
2300 South Pine Street
Rezone from R-3 to C-1
Convert existing residence
into a beauty shop
.16± acres
Single -Family residence
SURROUNDING LAND USE AND ZONING
North - Vacant lot, zoned R-4
South - Vacant lot, zoned R-3
East - Single -Family residence, zoned R-3
West - Single -Family residence & beauty shop, zoned C-3
ENGINEERING CQMMENTS
Traffic Engineering recommends rejection due to lack of
on-site parking.
With planned construction, improvements to streets will be
required. Pine is classified as a collector and ordinance
calls for 36 feet in width. The corner radius will need
improvement to 25 feet. Sidewalks are required on both
streets with H/C ramps.
LAND USE ELEME T
The site is located in the I-630 District. The adopted Land
use Plan recommends Single Family use. The request is in
conflict with the Plan. Though Pine is more than a local
residential street, 23rd Street is a local street and there
appears to be abandoned vacant commercial property in the
area. Staff cannot support an amendment of the Plan at this
time.
STAFF ANALYSIS
The request before the Commission is to rezone this .16±
acre lot from R-3 to C-1. The property is currently
October 3,- 1995
occupied by a single family residence. The applicant
proposes to convert the residential structure to a beauty
shop. The property is located at the southwest corner of
West 23rd and South Pine Streets, in the heart of a large
residential neighborhood comprised primarily of single
family homes.
Although single family is the predominate use in the area,
there is a scattering of R-4, duplex and C-3, commercial
properties.
The C-3 properties were established by the 1937 Zoning
Ordinance and include small commercial nodes at west 23rd
and South Cedar and West 20th at South Pine Streets.
The commercial node nearest the applicant's property is
directly adjacent, to the west. Of the eight properties
within the C-3 node at west 23rd and South Cedar Streets,
only two contain commercial uses. Three of the properties
are occupied by residential structures and the remainder are
vacant. The C-3 node at West 20th and South Pine Streets
also contains vacant properties.
Although the C-1 zoning district is designed to accommodate
limited retail development within or adjacent to
neighborhood areas, staff believes it is important to
maintain the residential integrity of this neighborhood.
There is existing, vacant commercial property within one
block of this site which appears to be available for
development.
The adopted Land Use Plan recommends Single Family for this
site and staff cannot support an amendment at this time.
Finally, this 1237± square foot structure will require six
on-site parking spaces if converted into a beauty shop. It
appears that it would be difficult at best to construct the
required parking lot on this small property.
STAFF RECOMMENDATION
Staff recommends denial of the requested C-1 zoning.
PLANNING COMMISSION.. ACTION: (OCTOBER 3, 1995)
The applicant, Rufus Worsham, was present. There were no
objectors present. One phone call and one letter of
opposition had been received by staff. Staff presented the
item and a recommendation of denial.
In response to a question from Commissioner Brandon,
Mr. Worsham stated that his wife would run the proposed
0�
October 3, 1995
ITEM NO.: 5 Z-5038 on .
beauty shop and that there would be no residential use of
the property.
In response to a question from Commissioner Daniel,
Mr. Worsham stated that he would construct a parking lot on
the rear portion of the property.
Mr. Worsham stated that the property was occupied by a
filling station in the 1950's and had been used as a
residence until January 1995.
In response to a question from Commissioner Daniel,
Mr. Worsham stated that the beauty shop currently had two
operators.
David Scherer, of the City Engineer's office addressed the
Commission. He noted that street and sidewalk improvements
would be required at the time the parking lot is
constructed. Mr. Scherer stated that the City's Traffic
Engineer felt it was important that Mr. Worsham provide
on-site parking for the proposed beauty shop.
A discussion then followed on the means of assuring
conditions such as a limit on the number of operators and
construction of the parking lot.
Commissioner Rahman urged the Commission to vote on the item
as he perceived the proposed beauty shop to be a viable use
of the property.
Chairman Walker suggested that the application be amended to
a PD -C with the conditions that it be limited to a beauty
shop with a maximum of two operators and that a parking lot
be constructed on the rear portion of the property.
Commissioner Putnam asked Mr. Worsham if he agreed to the
concept of amending the application to a PD -c. Mr. Worsham
responded that he agreed.
Commissioner Adcock asked Mr. Worsham if he understood what
a PD -C meant. Mr. Worsham responded that he did not.
Commissioner Adcock stated that she was opposed to the idea
of converting the application to a PD -C when the applicant
did not understand what it meant.
Richard Wood, of the Planning Staff, told the Commission
that staff would not necessarily support a PD -C at this
location. He stated that there were vacant commercial
properties in the area and questioned converting another
residential structure into a commercial use.
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October 3, . 1995
ITEM Z-6038 Con
Commissioner Woods stated that beauty shops were
traditionally a part of a residential neighborhood.
Mr. Wood responded that beauty shops may have been part of
residential neighborhoods in the past but that they were
commercial uses and the Zoning Ordinance removes them from
residential areas.
Chairman Walker restated the options available to
Mr. Worsham: accept a vote on the C-1 zoning request as
filed or amend the application to a PD -C with the
restrictions and conditions discussed by the Commission.
Mr. Worsham responded that he wished to amend his
application to a PD -C.
Chairman Walker brought to a vote the application as amended
to a PD -C with the following conditions:
1. The use is limited to a beauty shop.
2. The maximum number of operators/beauticians is limited
to 4 or fewer.
3. An on-site parking lot, containing a minimum of 6
parking spaces, is to be constructed on the rear
portion of the site.
4. Compliance with the City Engineer's Comments
The applicant was directed to submit the required
supplemental materials to staff prior to the item being
forwarded to the Board of Directors.
The vote on the application as amended was 6 ayes, 3 noes,
1 absent and 1 abstaining (Putnam).
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