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HomeMy WebLinkAboutZ-6038-A Staff AnalysisLE Z— —A 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 O'RRQ TNG LANs] 12SE Z NIN .16± acres Single -Family residence 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 STAFF 9.2DATE The item was presented to the Planning Commission on October 3, 1995, as a request to rezone the property from R-3 to C- 1, file Z-6038. At the Commission meeting, thought, after the discussion involving Commissioners and the applicant, the applicant amended this request to a PD request. The C-1 zoning file, Z-6024, was closed out and the PD request file, Z -5038-A, was opened. This file is carried forward to the Board of Directors as Worsham -- Short -Form PD -0 (Z -6038-A). ENGINEERING gOMMENTS 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. 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 ANALY I The request before the Commission is to rezone this .16± acre lot from R-3 to C-1. The property is currently 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. 2 ,. V4M.IN i yt1y1' t e Staff recommends denial of the requested C-1 zoning. PLANNING CgKMII N A T (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 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. 3 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. 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). 4 FILE NO.: _Z- -A 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 SgRROUNDING LA.IM U5E AND K9E I N 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 STAFF QPDATE• The item was presented to the Planning Commission on October 3, 1995, as a request to rezone the property from R-3 to C- 1, file Z-6038. At the Commission meeting, thought, after the discussion involving Commissioners and the applicant, the applicant amended this request to a PD request. The C-1 zoning file, Z-6024, was closed out and the PD request file, Z -6038-A, was opened. This file is carried forward to the Board of Directors as Worsham -- Short -Form PD -0 (Z -6038-A). ENGINEERING 9M1+fNT 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. iLE - -A n LAND IISE �LEME TT 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 ANAL -MILE The request before the Commission is to rezone this .16t acre lot from R-3 to C-1. The property is currently 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. 2 • til f" �f f�� Staff recommends denial of the requested C-1 zoning. PLANNIMriil I pl TI ( OCTOBER 3, 19 9 5 ) 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 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. 3 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. 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). 4 FILE Z- -A 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 ❑RR OC3NLi I NG 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 STAFF UPDATE: The item was presented to the Planning Commission on October 3, 1995, as a request to rezone the property from R-3 to C- 1, file Z-6038. At the Commission meeting, thought, after the discussion involving Commissioners and the applicant, the applicant amended this request to a PD request. The C-1 zoning file, Z-6024, was closed out and the PD request file, Z -6038-A, was opened. This file is carried forward to the Board of Directors as Worsham -- Short -Form PD -O (Z -6038-A). ENGINEERING COMMENT 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. FILE N Z- -A LAND 8 ELEMENT 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 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. 2 FILE 140. Z- -A •on TAF RE MME ATI Staff recommends denial of the requested C-1 zoning. PLANNING COMMI SION ACTIOI+i: (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 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. FILE N Z- -A(Cont.) 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. 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 Hoard of Directors. The vote on the application as amended was 6 ayes, 3 noes, 1 absent and 1 abstaining (Putnam). N