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HomeMy WebLinkAboutZ-6069 Staff AnalysisNAME. City Land Use Plan Amendment - I-630 District LOCATION: East of Mary from Brack to 32nd Street REQUEST: Industrial to Multifamily SOURCE: Staff - Z-6069 STAFF REPORT: As part of the review process for a rezoning request, Staff reviewed the adopted Land Use Plan in the vicinity of the request. The adopted Plan shows Industrial use for the site. The request is for Multifamily. The Plan uses Mary Street as the dividing line between Multifamily and Industrial uses areas. The existing use and zoning pattern is Multifamily to the west of Mary, Single Family to the east of Mary and Industrial from the alley east. The Multifamily use does not take access and is a rear yard type of orientation to Mary. Because of the dissimilar needs and characteristics of Multifamily and Industrial uses, a street is not a desirable dividing line. A more logical dividing line would be a backyard relationship. Thus moving the land use boundary line to the alley between Mary and Carl Streets would be more desirable. This change would make the site in question Multifamily. STAFF RECOMMENDATIO : Approval Owner: Victory outreach Church Applicant: Mario Chavez Location: 3229 Mary Street Request: Rezone from R-3 to R-5 Purpose: utilize existing structure as a rooming, lodging and boarding facility. Size: .32= acres Existing Use: Double lot occupied by a split-level, frame residential structure S 102N IING LAND USE iD ZONINC North - Single -Family residence, zoned R-3 South - Lumber Company, zoned C-3 East - Lumber storage yard and Single -Family residence, zoned I-2 West - Large apartment development, zoned PRD ENGINEERING COMMENTS Both streets appear to have right-of-way that is 20 feet from centerline. The right-of-way required is 30 feet from centerline due to the multifamily zoning. A 20 foot radial dedication is required at the intersection. The streets are less than minimum residential standards; they are 20 feet in width and have open ditches. Recommend widening the streets and making sidewalk and driveway improvements to conform to City ordinances (currently no sidewalks exist and the driveway is gravel). Provide off street paved parking. NT The site in question is located in the I-630 District. The adopted Land Use Plan recommends Industrial. The request is for Multifamily. The Plan uses Mary Street as the dividing line between Multifamily and Industrial. Due to the dissimilar needs and characteristics between multifamily and industrial using a local street as a dividing line is not desirable. A more logical dividing line between the uses would be an alley (backyard - relationship). Since all the Z-6069 parcels north of Brack Street and east of Mary Street are still zoned "R-3" Single Family it is not too late to move the land use boundary to the current zoning boundary, the alley between Mary Street and Carl Street. STAFF A_AN YL S U The request before the Commission is to rezone this .32 acre tract from R-3 to R-5 to allow for the use of the existing structure as a rooming, lodging and boarding facility. The property consists of two adjacent lots, one of which is occupied by a split-level, frame residential structure. The applicant proposes to convert the structure into a rooming, lodging and boarding facility which is defined by the Ordinance as "a building or establishment which provides for more than four (4) but fewer than sixteen (16) persons and may provide meal service. The building shall be arranged as to permit passage between all living elements such as dining, kitchen and bathrooms. Detached units or private access accommodations are not permitted." The site is located in an area of mixed zoning and uses ranging from R-3 zoned Single Family homes to I-2 zoned Lumber Yards and Warehouse Facilities. A large, multifamily complex is located directly across Mary Street to the west. The property is one of only 3-4 residential properties in a small pocket north of Brack Street..and east of Mary Street. The R-5 district is established to provide for high density residential uses and the conversion of existing residential structures. The district may be used as a transitional or buffer zone between lower -density residential districts and nonresidential development. It would appear that this property is appropriate to be rezoned R-5. The I-630 District Land Use Plan currently recommends Industrial for this site. Mary Street serves as the dividing line between Industrial and Multifamily. Since those properties north of Brack and east of Mary are still residential, it is not to late to move the land use boundary to the alley, half a block east of Mary Street. If the R-5 zoning is approved by the Commission and the Board of Directors, the applicant needs to be aware that there are certain code requirements which must be met if the structure is converted to a rooming, lodging and boarding facilities. These include, but are not limited to, providing proper on-site parking and bringing the structure into compliance with building codes regarding this type of occupancy. 2 STAFF REC Staff recommends approval of the R--5 zoning request. Staff also recommends approval of an amendment to the 2-630 District Land Use Plan, moving the land use boundary separating Multifamily and Industrial one-half block east, to the alley behind this property. P N MM (Novma zR 14, 19 9 5 ) The applicant, Mario Chavez, was present. There were no objectors present. Staff presented the item and a recommendation of approval of R-5 and an amendment to the 1-630 District Land Use pian. The R-5 zoning request and the proposed Land Use Plan amendment were placed on the Consent Agenda and approved by a vote of 9 ayes, 0 noes, 1 absent and 1 abstaining (Chachere). 3