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HomeMy WebLinkAboutZ-6649 Staff AnalysisApril 29, 1999 ITEM NO.: 6 FILE NO.: Z-6649 Owner: Bobby and Mary Stewart Applicant: Derrick Gunn Location: 4323 West 29th Street Request: Rezone from I-2 to C-3 Purpose: Convert existing building into a funeral home Size: .44 acres Existing Use: Vacant commercial building SURROUNDING LAND USE AND ZONING North - Single Family; zoned O-3• South - Various auto related and industrial uses; zoned I-2 East - Auto repair, beauty shop and church; zoned I-2 West - Single Family; zoned R-3 PUBLIC WORKS COMMENTS 1. West 29th Street is listed on the Master Street Plan as a collector street. Dedicate right-of-way to 30 feet from centerline. 2. Peyton Street is listed on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. 3. A 20 feet radial dedication of right-of-way is required at the intersection of West 29th and Peyton Streets. Staff supports deferral until property is redeveloped and building is removed. 4. Provide design of streets conforming to "MSP" (Master Street Plan). Construct one-half street improvements to these streets, including 5 -foot sidewalks, with planned development. 5. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 6. Driveways shall conform to Sec. 31-210 or Ordinance 16,577. April 29, 1999 ITEM NO.: 6 (Cont.) FILE NO.: Z-6649 PUBLIC TRANSPORTATION ELEMENT The site is not located on a CATA bus route. Routes extend down Asher Avenue, 1-� block to the south and down Washington Avenue/29th Street, 1 block to the west. PUBLIC NOTIFICATION The Oak Forest Initiative, Love, Midway and Curran Conway Neighborhood Associations, all owners of property within 200 feet of the site and all residents within 300 feet were notified of the rezoning request. LAND USE PLAN ELEMENT The site is located in the I-630 Planning District. The plan recommends Commercial for this property. The C-3 zoning request conforms to the adopted Plan. The site falls within the area covered by the Oak Forest Neighborhood action plan. That plan is ongoing. No land use plan changes will come out of the action plan. The neighborhood group has chosen to defer any potential changes in the area to a future Asher Avenue Corridor Study. STAFF ANALYSIS The request before the Commission is to rezone this .44± acre tract from I-2 Light Industrial to C-3 General Commercial. The property is currently occupied by a vacant, one-story, commercial building and a paved parking lot and driveway. For many years the building housed the Asher Avenue Post Office before the postal service relocated farther west. The applicant proposes to utilize the existing building for a funeral home. Funeral homes are not permitted in the I-2 district but are allowed in C-3. The funeral home will not contain a crematory. The property is located at the Southern fringe of the large Oak Forest/Stephens Neighborhood, within the heavily developed Asher Avenue commercial -industrial corridor. Properties adjacent to the south, east and southwest are zoned I-2 and contain a variety of uses ranging from churches to beauty shops and automotive repair and related 2 April 29, 1999 ITEM NO.: 6 (Cont.) FILE NO.: Z-6649 businesses. The properties across West 29th Street, to the north are zoned 0-3 and contain single family homes, a church and a church parking lot. Single family homes are located to the west, across Peyton Street. The large residential neighborhood extends farther to the north and west. The proposed C-3 zoning and use of the property for a funeral home are compatible with uses and zoning in the area. The I-630 District Land Use Plan recommends Commercial for this site. The proposed C-3 zoning conforms to the adopted Plan. The site falls within the area covered by the ongoing Oak Forest Neighborhood Plan. No land use plan amendments are proposed by this neighborhood plan. The neighborhood has chosen to defer any potential changes in this area to a potential future Asher Avenue Corridor Study. Through this rezoning action, the applicant will be required to dedicate an additional 5 feet of right-of-way for West 29th Street, 10 feet for Peyton Street and a 20 foot radial dedication at the intersection. The radial dedication will go through a corner of the building. Staff supports a deferral of the radial dedication until such time as the property is redeveloped and the existing building is removed. STAFF RECOMMENDATION Staff recommends approval of the requested C-3 zoning. Staff also recommends approval of a deferral of the 20 foot radial right-of-way dedication until such time as the property is redeveloped and the existing building is removed. PLANNING COMMISSION ACTION: (APRIL 29, 1999) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval. The Commission placed the item on the Consent Agenda for approval. The vote was 10 ayes, 0 noes and 1 absent. 3