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HomeMy WebLinkAboutZ-6078 Staff AnalysisDecember 12, 1995 ITEM NO.: 22 Z-6078 Owner: Dorothy Williams Applicant: Dorothy Williams Location: 1006 West 34th Street Request: Rezone from R-4 to C-1 Purpose: Convert existing residential structure into a two chair beauty salon. Size: .16 acres Existing use: One story, frame residential structure SURROMMING LAND USE AND Z NI G North - Single -Family residences, zoned R-4 South - Vacant lots and Single -Family residences, zoned R-4 East - Single -Family residences, zoned R-4 West - Vacant lot and Single -Family residences, zoned R-4 ENGINEERING COMMENTS Any substantial construction will require flood proofing to above elevation 258 NGVD. Recommend denial due to lack of on-site parking and driveways. LANK USE ELEMENT The site is located in the Central City District. The adopted Land Use Plan recommends Single Family. The request is for Commercial use. The surrounding area is Single Family. The site is mid -block on a local residential street. Staff cannot support a change in the Plan to Commercial in the location at this time. STAFF ANALYSIS The request is to rezone this lot from R-4, Two -Family district, to C-1, Neighborhood Commercial district. The property is currently occupied by a one-story, single family December 12, 1995 SUBDIVISION ITEM NO.: 22 Z-6078 (Cont.) residential structure. The applicant proposes to convert this structure into a two chair beauty salon. The property is located near the southern fringe of a large residential district. The surrounding properties are almost exclusively single family and two family homes. There are several small pockets of•C-3 zoned properties scattered about the neighborhood. Every one of the C-3 zoned properties nearest this site are either vacant or occupied by a residential dwelling. The property has only a single -wide driveway which could accommodate two vehicles. The Central City District Land Use Plan recommends single family for this property. Staff cannot support a change in the Plan to Commercial for the site. If it is the applicant's desire to establish a beauty salon in this neighborhood, there are already several commercially zoned properties within close proximity to this site. STAFF RECOMMENDATION Staff recommends denial of the requested C-1 zoning. PLANNING C0MM1 SIQN ACTION: (DECEMBER 12, 1995) The applicant, Dorothy Williams, was present. There were no objectors present. Staff presented the item and a recommendation of denial. The Commission was informed that one letter of opposition, from Mr. A. C. Cook, had been received. Dana Carney, of the Planning Staff, discussed the Central City District Land use Plan in relation to this site. He noted the unused C-3 sites already in place throughout the neighborhood. Mr. Carney stated that staff was opposed to the spot zoning of a lot in the middle of a residential block. He concluded by noting the lack of on-site parking for the proposed beauty shop. Dorothy Williams addressed the Commission in support of the application. Ms. Williams stated that she had purchased this abandoned house and had remodeled it with the hope of relocating her beauty shop to this site. Ms. Williams stated that she had spoken with several neighborhood residents, none of whom had voiced opposition to the beauty shop. She stated that she would construct a paved parking lot on the back portion of the property, taking access from the alley and from West 34th Street. 2 December 12, 1995 ■ hili ORI ITEM N 22 Z-607 _(Cont.) Commissioner Chachere asked if Staff could support a PD -0 to allow the beauty shop. Mr. Carney responded that staff could not support a nonresidential use of the property. Commissioner Chachere stated that she had spoken with several persons who were concerned about vacant properties in the neighborhood. Mr. Carney responded that the neighborhood was relatively stable, with many nice homes and a small number of vacant structures in the immediate vicinity. Commissioner Lichty asked if a conditional use permit would allow the proposed beauty shop. He noted the Commission's previous approval of a day-care family home in a residential neighborhood. Mr. Carney responded that a conditional use permit would not allow a beauty shop in the R-4 district. He stated that a day-care family home was designed to allow the occupant of a residence to keep from 6 to 10 children in their home but that the primary use of the property would remain residential. Mr. Carney noted that Ms. Williams was not proposing any residential occupancy of the property on 34th Street; that the entire structure would be used for the beauty shop. Commissioner Ball stated that he was concerned about the impact of the beauty shop on adjacent residents. Commissioner Rahman asked if Ms. Williams understood the application could be resubmitted as a PD -O. Jim Lawson, Director of the Department of Neighborhoods and Planning, responded that the item could be resubmitted as a PD -0 but that staff would still not support it since the proposed use was nonresidential. Ms. Williams stated that she is aware of other beauty shops which were located in residential areas. Commissioner McCarthy stated that she was concerned about the impact of commercial zoning on the residential neighborhood. She asked what measures could be taken so that the property would revert to residential if the beauty shop ever ceased operation. Commissioner Chachere responded that a PD -0 would accomplish that. Mr. Carney reminded the -Commission that a PD -0 was still a rezoning and that staff was not supportive of nonresidential zoning at this location. Commissioner Chachere made a motion that the application be amended to a PD -0 and approved for a 2 -chair beauty salon with staff to work with the applicant to obtain a site plan which addressed issues such as parking, landscaping and screening. 3 December 12, 1995 SUBDIVIISIO ITEM 22 Z-6 78 nt. The motion was approved by a vote of 9 ayes, 1 noe and 1 absent. After a brief discussion, the Commission determined that no amendment to the Central City District Land Use Plan was necessary due to the size of the site. 4 December 121 1995 ITEM 22 Z-6078 owner: Dorothy Williams Applicant: Dorothy Williams Location• 1006 West 34th Street Request: Rezone from R-4 to C-1 Purpose: Convert existing residential structure into a two chair beauty salon. Size: .16 acres Existing use: One story, frame residential structure SURROUNDING LAND USE AND ZONING North - Single -Family residences, zoned R-4 South - vacant lots and Single -Family residences, zoned R-4 East - Single -Family residences, zoned R-4 West - vacant lot and Single -Family residences, zoned R-4 ENGINEERING COMMENTS Any substantial construction will require flood proofing to above elevation 258 NGVD. Recommend denial due to lack of on-site parking and driveways. LAND USE ELEMENT The site is located in the Central City District. The adopted Land Use Plan recommends Single Family. The request is for Commercial use. The surrounding area is Single Family. The site is mid -block on a local residential street. Staff cannot support a change in the Plan to Commercial in the location at this time. STAFF ANALYSIS The request is to rezone this lot from R-4, Two -Family district, to C-1, Neighborhood Commercial district. The property is currently occupied by a one-story, single family December 12, 1995 ' SUBDIVISION ITEM NO.: 22 Z-6078 n residential structure. The applicant proposes to convert this structure into a two chair beauty salon. The property is located near the southern fringe of a large residential district. The surrounding properties are almost exclusively single family and two family homes. There are several small pockets of -C-3 zoned properties scattered about the neighborhood. Every one of the C-3 zoned properties nearest this site are either vacant or occupied by a residential dwelling. The property has only a single -wide driveway which could accommodate two vehicles. The Central City District Land Use Plan recommends single family for this property. Staff cannot support a change in the Plan to Commercial for the site. If it is the applicant's desire to establish a beauty salon in this neighborhood, there are already several commercially zoned properties within close proximity to this site. STAFF RECOMMENDATION Staff recommends denial of the requested C-1 zoning. PLANNING COMMISSION ACTION: (DECEMBER 12, 1995) The applicant, Dorothy Williams, was present. There were no objectors present. Staff presented the itemand a recommendation of denial. The Commission was informed that one letter of opposition, from Mr. A. C. Cook, had been received. Dana Carney, of the Planning Staff, discussed the Central City District Land use Plan in relation to this site. He noted the unused C-3 sites already in place throughout the neighborhood. Mr. Carney stated that staff was opposed to the spot zoning of a lot in the middle of a residential block. He concluded by noting the lack of on-site parking for the proposed beauty shop. Dorothy Williams addressed the Commission in support of the application. Ms. Williams stated that she had purchased this abandoned house and had remodeled it with the hope of relocating her beauty shop to this site. Ms. Williams stated that she had spoken with several neighborhood residents, none of whom had voiced opposition to the beauty shop. She stated that she would construct a paved parking lot on the back portion of the property, taking access from the alley and from West 34th Street. 2 December 12, 1995 SUBDIVISI ITEM 22 Z-6078(Cont.) Commissioner Chachere asked if Staff could support a PD -0 to allow the beauty shop. Mr. Carney responded that staff could not support a nonresidential use of the property. Commissioner Chachere stated that she had spoken with several persons who were concerned about vacant properties in the neighborhood. Mr. Carney responded that the neighborhood was relatively stable, with many nice homes and a small number of vacant structures in the immediate vicinity. Commissioner Lichty asked if a conditional use permit would allow the proposed beauty shop. He noted the Commission's previous approval of a day-care family home in a residential neighborhood. Mr. Carney responded that a conditional use permit would not allow a beauty shop in the R-4 district. He stated that a day-care family home was designed to allow the occupant of a residence to keep from 6 to 10 children in their home but that the primary use of the property would remain residential. Mr. Carney noted that Ms. Williams was not proposing any residential occupancy of the property on 34th Street; that the entire structure would be used for the beauty shop. Commissioner Ball stated that he was concerned about the impact of the beauty shop on adjacent residents. Commissioner Rahman asked if Ms. Williams understood the application could be resubmitted as a PD -0. Jim Lawson, Director of the Department of Neighborhoods and Planning, responded that the item could be resubmitted as a PD -0 but that staff would still not support it since the proposed use was nonresidential. Ms. Williams stated that she is aware of other beauty shops which were located in residential areas. Commissioner McCarthy stated that she was concerned about the impact of commercial zoning on the residential neighborhood. She asked what measures could be taken so that the property would revert to residential if the beauty shop ever ceased operation. Commissioner Chachere responded that a PD -0 would accomplish that. Mr. Carney reminded the Commission that a PD -0 was still a rezoning and that staff was not supportive of nonresidential zoning at this location. Commissioner Chachere made a motion that the application be amended to a PD -0 and approved for a 2 -chair beauty salon with staff to work with the applicant to obtain a site plan which addressed issues such as parking, landscaping and screening. 3 December 12, 1995 SOBDIVISICN ITEM N 22 Z-6078.(Cont.) The motion was approved by a vote of 9 ayes, 1 noe and 1 absent. After a brief discussion, the Commission determined that no amendment to the Central City District Land Use Plan was necessary due to the size of the site. 4 Owner: Applicant: Location: Request: Purpose: Size: Existing Use: Dorothy Williams Dorothy Williams 1006 West 34th Street Rezone from R-4 to C-1 Convert existing residential structure into a two chair beauty salon. .16 acres One story, frame residential structure SURROUNDING LAND USE AND ZONING North - Single -Family residences, zoned R-4 South - Vacant lots and Single -Family residences, zoned R-4 East - Single -Family residences, zoned R-4 West - Vacant lot and Single -Family residences, zoned R-4 The applicant, at the December 12, 1995 Planning Commission meeting, amended her request from a request for rezoning to C-1 to a request for a planned development for a beauty shop. A PD -O for a two chair beauty shop was approved. ENGINEERING COMMENTS Any substantial construction will require flood proofing to above elevation 258 NGVD. Recommend denial due to lack of on-site parking and driveways. LAND USE ELEMENT The site is located in the Central City District. The adopted Land Use Plan recommends Single Family. The request is for Commercial use. The surrounding area is Single Family. The site is mid -block on a local residential street. Staff cannot support a change in the Plan to Commercial in the location at this time. FILE N 2- 7—(Cont.) STAFF ANALYSIS The request is to rezone this lot from R-4, Two -Family district, to C-1, Neighborhood Commercial district. The property is currently occupied by a one-story, single family residential structure. The applicant proposes to convert this structure into a two chair beauty salon. The property is located near the southern fringe of a la=rge residential district. The surrounding properties are almost exclusively single family and two family homes. There are several small pockets of C-3 zoned properties scattered about the neighborhood. Every one of the C-3 zoned properties nearest this site are either vacant or occupied by a residential dwelling. The property has only a single -wide driveway which could accommodate two vehicles. The Central City District Land Use Plan recommends single family for this property. Staff cannot support a change in the Plan to Commercial for the site. If it is the applicants desire to establish a beauty salon in this neighborhood, there are already several commercially zoned properties within close proximity to this site. STAFF RECOMMENDATION Staff recommends denial of the requested C-1 zoning. PLANNING COMMISSION ACTION: (DECEMBER 12, 1995) The applicant, Dorothy Williams, was present. There were no objectors present. Staff presented the item and a recommendation of denial. The Commission was informed that one letter of opposition, from Mr. A. C. Cook, had been received. Dana Carney, of the Planning Staff, discussed the Central City District Land Use Plan in relation to this site. He noted the unused C-3 sites already in place throughout the neighborhood. Mr. Carney stated that staff was opposed to the spot zoning of a lot in the middle of a residential block. He concluded by noting the lack of on-site parking for the proposed beauty shop. Dorothy Williams addressed the Commission in support of the application. Ms. Williams stated that she had purchased this abandoned house and had remodeled it with the hope of relocating her beauty shop to this site. Ms. Williams stated that she had spoken with several neighborhood 2 FILE NO.: Z--6078 (Cont.) residents, none of whom had voiced opposition to the beauty shop. She stated that she would construct a paved parking lot on the back portion of the property, taking access from - the alley and from West 34th Street. Commissioner Chachere asked if Staff could support a PD -0 to allow the beauty shop. Mr. Carney responded that staff could not support a nonresidential use of the property. Commissioner Chachere stated that she had spoken with several persons who were concerned about vacant properties in the neighborhood. Mr. Carney responded that the neighborhood was relatively stable, with many nice homes and a small number of vacant structures in the immediate vicinity. Commissioner Lichty asked if a conditional use permit would allow the proposed beauty shop. He noted the Commission's previous approval of a day-care family home in a residential neighborhood. Mr. Carney responded that a conditional use permit would not allow a beauty shop in the R-4 district. He stated that a day-care family home was designed to allow the occupant of a residence to keep from 6 to 10 children in their home but that the primary use of the property would remain residential. Mr. Carney noted that Ms. Williams was not proposing any residential occupancy of the property on 34th Street; that the entire structure would be used for the beauty shop. Commissioner Hall stated that he was concerned about the impact of the beauty shop on adjacent residents. Commissioner Rahman asked if Ms. Williams understood the application could be resubmitted as a PD -0. Jim Lawson, Director of the Department of Neighborhoods and Planning, responded that the item could be resubmitted as a PD -0 but that staff would still not support it since the proposed use was nonresidential. Ms. Williams stated that she is aware of other beauty shops which were located in residential areas. Commissioner McCarthy stated that she was concerned about the impact of commercial zoning on the residential neighborhood. She asked what measures could be taken so that the property would revert to residential if the beauty shop ever ceased operation. Commissioner Chachere responded that a PD -0 would accomplish that. Mr. Carney reminded the Commission that a PD -0 was still a rezoning and that staff was not supportive of nonresidential zoning at this location. Commissioner Chachere made a motion that the application be amended to a PD -0 and approved for a 2 -chair beauty salon with staff to work with the applicant to obtain a site plan 3 FILE NO.: Z-607$ (Cont. which addressed issues -such as parking, landscaping and screening. The motion was approved by a vote of 9 ayes, 1 noe and 1 absent. After a brief discussion, the Commission determined that no amendment to the Central City District Land Use Plan was necessary due to the size of the site. 4 FILE O.: Z-6078 Owner: Applicant: Location: Request: Purpose: Size: Existing Use: Dorothy Williams Dorothy Williams 1006 West 34th Street Rezone from R-4 to C-1 Convert existing residential structure into a two chair beauty salon. .16 acres One story, frame residential structure SORROONDING LAND USE AND ZONING North - Single -Family residences, zoned R-4 South - Vacant lots and Single -Family residences, zoned R-4 East - Single -Family residences, zoned R-4 West - Vacant lot and Single -Family residences, zoned R-4 STAFF UPDATE The applicant, at the December 12, 1995 Planning Commission meeting, amended her request from a request for rezoning to C-1 to a request for a planned development for a beauty shop. A PD -O for a two chair beauty shop was approved. ENGINEERING COMMENTS Any substantial construction will require flood proofing to above elevation 258 NGVD. Recommend denial due to lack of on-site parking and driveways. LAND USE ELEMENT The site is located in the Central City District. The adopted Land Use Plan recommends Single Family. The request is for Commercial use. The surrounding area is Single Family. The site is mid -block on a local residential street. Staff cannot support a change in the Plan to Commercial in the location at this time. FILE NO.: Z-6078 (Cont.) STAFF ANALYSIS The request is to rezone this lot from R-4, Two -Family district, to C-1, Neighborhood Commercial district. The property is currently occupied by a one-story, single family residential structure. The applicant proposes to convert this structure into a two chair beauty salon. The property is located near the southern fringe of a large residential district. The surrounding properties are almost exclusively single family and two family homes. There are several small pockets of C-3 zoned properties scattered about the neighborhood. Every one of the C-3 zoned properties nearest this site are either vacant or occupied by a residential dwelling. The property has only a single -wide driveway which could accommodate two vehicles. The Central City District Land Use Plan recommends single family for this property. Staff cannot support a change in the Plan to Commercial for the site. If it is the applicant's desire to establish a beauty salon in this neighborhood, there are already several commercially zoned properties within close proximity to this site. STAFF RECOMMENDATION Staff recommends denial of the requested C-1 zoning. PLANNING COMMISSION ACTION: (DECEMBER 12, 1995) The applicant, Dorothy Williams, was present. There were no objectors present. Staff presented the item and a recommendation of denial. The Commission was informed that one letter of opposition, from Mr. A. C. Cook, had been received. Dana Carney, of the Planning Staff, discussed the Central City District Land Use Plan in relation to this site. He noted the unused C-3 sites already in place throughout the neighborhood. Mr. Carney stated that staff was opposed to the spot zoning of a lot in the middle of a residential' block. He concluded by noting the lack of on-site parking for the proposed beauty shop. Dorothy Williams addressed the Commission in support of the application. Ms. Williams stated that she had purchased this abandoned house and had remodeled it with the hope of relocating her beauty shop to this site. Ms. Williams stated that she had spoken with several neighborhood 2 FILE NO.: Z-6078 (Con residents, none of whom had voiced opposition to the beauty shop. She stated that she would construct a paved parking lot on the back portion of the property, taking access from the alley and from West 34th Street. Commissioner Chachere asked if Staff could support a PD -O to allow the beauty shop. Mr. Carney responded that staff could not support a nonresidential use of the property. Commissioner Chachere stated that she had spoken with several persons who were concerned about vacant properties in the neighborhood. Mr. Carney responded that the neighborhood was relatively stable, with many nice homes and a small number of vacant structures in the immediate vicinity. Commissioner Lichty asked if a conditional use permit would allow the proposed beauty shop. He noted the Commission's previous approval of a day-care family home in a residential neighborhood. Mr. Carney responded that a conditional use permit would not allow a beauty shop in the R-4 district. He stated that a day-care family home was designed to allow the occupant of a residence to keep from 6 to 10 children in their home but that the primary use of the property would remain residential. Mr. Carney noted that Ms. Williams was not proposing any residential occupancy of the property on 34th Street; that the entire structure would be used for the beauty shop. Commissioner Ball stated that he was concerned about the impact of the beauty shop on adjacent residents. Commissioner Rahman asked if Ms. Williams understood the application could be resubmitted as a PD -O. Jim Lawson, Director of the Department of Neighborhoods and Planning, responded that the item could be resubmitted as a PD -O but that staff would still not support it since the proposed use was nonresidential. Ms. Williams stated that she is aware of other beauty shops which were located in residential areas. Commissioner McCarthy stated that she was concerned about the impact of commercial zoning on the residential neighborhood. She asked what measures could be taken so that the property would revert to residential if the beauty shop ever ceased operation. Commissioner Chachere responded that a PD -0 would accomplish that. Mr. Carney reminded the Commission that a PD -0 was still a rezoning and that staff was not supportive of nonresidential zoning at this location. Commissioner Chachere made a motion that the application be amended to a PD -O and approved for a 2 -chair beauty salon with staff to work with the applicant to obtain a site plan 3 FILE NO.: Z-6078(Cont.) which addressed issues such as parking, landscaping and screening. The motion was approved by a vote of 9 ayes, 1 noe and I absent. After a brief discussion, the Commission determined that no amendment to the Central City District Land Use Plan was necessary due to the size of the site. 4