Background:
Christ Apostolic Church is located immediately north of the property proposed for rezoning. If successful, it intends to construct a parking lot on the property. Parking lots in C-1 also require a Special Use approval from the Zoning Board of Adjustment.
The Plan and Zoning Commission, at its June 16, 2020 meeting, unanimously recommended forwarding this case to the City Council for approval.
Findings:
- The rezoning is consistent with the Comprehensive Plan.
- Additional parking is needed for the church.
- The rezoning will not negatively impact the surrounding neighborhood.
Comprehensive Plan: The property is designated as RG, Residential General in the Comprehensive Plan.
Residential General (RG) - Designates neighborhoods that are mostly residential but include, or are within one-half mile (walking distance) of scattered neighborhood-compatible commercial services, as well as other neighborhood uses like schools, churches, corner stores, etc. generally oriented along Urban Corridors (UC). Neighborhoods are typically designated as a whole. Existing neighborhoods are anticipated to maintain their existing characteristics in terms of land use mix and density, with the exception along edges and transition areas, where higher intensity may be considered.
This property is located along Marquette Street, an arterial. Marquette Street is designated as an Urban Corridor in the Comprehensive Plan.
Urban Corridor (UC) - Generally established corridors along major streets marked by mixed use development with commercial uses generally clustered at major intersections and/or transit stops. Urban corridors are mostly fully built-out and redevelopment occurs slowly. Commercial uses in UC generally serve adjacent neighborhoods with goods and services. The character and intensity of Urban Corridors can vary due to street and surrounding neighborhood characteristics. Therefore, specific corridor and neighborhood plans, and supporting zoning provisions, should be created developed to help guide future development decisions.
To date no site plan or other engineering plans have been submitted. It is assumed that if the parking lot is constructed, it will comply with all City regulations.
A neighborhood meeting was held on Thursday, May 28, 2020 at City Hall. Property owners within 200 feet were notified, and a sign placed on the property. No one other than the applicant, Chair of the Plan and Zoning Commission, and staff attended. No one spoke at the neighborhood meeting.
No technical review comments have been received.
Discussion:
Following are the Approval Standards for Map Amendments found in the Zoning Ordinance (17.14.040.1):
a. The consistency of the proposed amendment with the Comprehensive Plan and any adopted land use policies.
Staff believes the request is consistent with the Comprehensive Plan as it calls for higher intensity uses along arterial streets.
b. The compatibility with the zoning of nearby property.
An improved, maintained parking lot should be compatible with the neighborhood.
c. The compatibility with established neighborhood character.
The property is already vacant and should be compatible.
d. The extent to which the proposed amendment promotes the public health, safety, and welfare of the City.
Providing more off street parking should add a degree of safety by proving more parking off the residential streets.
e. The suitability of the property for the purposes for which it is presently zoned, i.e. the feasibility of developing the property in question for one or more of the uses permitted under the existing zoning classification.
Parking is suitable at this location.
f. The extent to which the proposed amendment creates nonconformities.
No nonconfomities will be created.
Conclusion: Staff knows of no reason this request should not be approved.