c.
City Zoning Commission
- Meeting Date:
- 12/05/2017
- SUBJECT
- City Zone Change 962 - 4046 Avenue C
- THROUGH:
- Monica Plecker
- PRESENTED BY:
- Monica Plecker
Information
REQUEST
City Zone Change 962 – 4046 Avenue C – A zone change request from Residential Professional (RP) to Community Commercial (CC) on Lot 4A, Block 2, Goodman Subdivision, 4th Filing Amended a 1.54-acre parcel of land. A pre-application neighborhood meeting was held on October 30, 2017, at TenderNest Offices at 4040 Parkhill Drive. Presented by Monica Plecker, Planning Division Manager.
RECOMMENDATION
The Planning staff has reviewed the application and is recommending approval based on the findings of the 10 review criteria.
APPLICATION DATA
| OWNER: Randy Swenson | |
| AGENT: EEC Inc. | |
| LEGAL DESCRIPTION: Goodman Subdivision, Fourth Filing Amended, Block 2, Lot 4A. | |
| ADDRESS: 4046 Avenue C | |
| CURRENT ZONING: Residential Professional RP | |
| EXISTING LAND USE: Undeveloped | |
| PROPOSED USE: Gymnastics Facility | |
| SIZE OF PARCEL: 67,110 sq. ft. |
CONCURRENT APPLICATIONS
There are no concurrent applications.
APPLICABLE ZONING HISTORY
Subject Property: The City Council approved a zone change from RMF-R to RP for the south 167 feet of this property in 2004. The City Council in 2008 approved a zone change for the remaining portion of the property to RP.
Surrounding Property: Several zone changes in the Goodman Subdivision have occurred. In 2003, a zone change was approved for lots 1-4 of Block 3, Goodman Subdivision, changing the property from Residential 6000 (R-60) and Residential Professional (RP) to Community Commercial (CC). These lots are located on the north side of Avenue C between Shiloh Road and 41st St West. Additionally, in 2003, the main portion of Goodman Subdivision north and west of Shiloh Road and Grand Avenue received a zone change from R-96, R-60, & RP to R-96, R-70, RMF-R and CC. Two other zone changes were approved in Goodman Subdivision in 2004. The Circle Fifty Subdivision on the east side of Shiloh Road north of Grand Avenue is a similar subdivision. Zone Changes in this neighborhood have been approved (1984) and denied by the City Council. A zone change from RMF-R to CC on the corner Avenue D and Shiloh Road was denied in 1999.
Surrounding Property: Several zone changes in the Goodman Subdivision have occurred. In 2003, a zone change was approved for lots 1-4 of Block 3, Goodman Subdivision, changing the property from Residential 6000 (R-60) and Residential Professional (RP) to Community Commercial (CC). These lots are located on the north side of Avenue C between Shiloh Road and 41st St West. Additionally, in 2003, the main portion of Goodman Subdivision north and west of Shiloh Road and Grand Avenue received a zone change from R-96, R-60, & RP to R-96, R-70, RMF-R and CC. Two other zone changes were approved in Goodman Subdivision in 2004. The Circle Fifty Subdivision on the east side of Shiloh Road north of Grand Avenue is a similar subdivision. Zone Changes in this neighborhood have been approved (1984) and denied by the City Council. A zone change from RMF-R to CC on the corner Avenue D and Shiloh Road was denied in 1999.
SURROUNDING LAND USE & ZONING
| NORTH: | Zoning: R-70 & CC Land Use: Two-family dwellings and vacant commercial land |
| SOUTH: | Zoning: RP Land Use: Medical Office |
| EAST: | Zoning: CC Land Use: Nursery/Landscaping Business |
| WEST: | Zoning: RMF-R Land Use: Apartments under Construction |
BACKGROUND
This is an application to change the zoning on this parcel to allow the development of a gymnastics facility on the property. The Community Commercial zoning designation allows the proposed use by right. The current zoning, RP, does not allow this use. The area is a mixture of medium density residential uses adjacent to lower intensity commercial zones and land uses.
Zoning to the north is R-70 and has developed as multi-family townhomes. There are vacant commercial properties on the north side of Avenue C already zoned CC. Property along the west side of 41st Street West is zoned RMF-R and new apartments are under construction. Uses to the east and south include medical offices, a convenience store, a bank, a plant nursery, Wendy’s restaurant, and LP Anderson Tires. Uses allowed within the CC zone includes multi-family residences, large and small retail, business services, bars & casinos (special review required), restaurants, auto sales and service, as well as many other intense commercial uses. The applicant's intent is to build a gymnastics facility but a zone change cannot be limited to a proposed uses. All uses within the proposed zoning district may be allowed and must be considered.
The Planning staff has reviewed the application and is recommending approval based on the findings of the 10 review criteria. The proposed zoning and use of the property is compatible with the adjacent and surrounding land uses. The West End Plan and the 2016 Growth Policy support the proposed zoning and use in this area of mixed uses and zoning. The area has a range of zoning districts from RMF-R and R-7000 to RP and CC. There is also a wide variety of uses from medical offices, to banking facilities to fast food and other service providers.
Zoning to the north is R-70 and has developed as multi-family townhomes. There are vacant commercial properties on the north side of Avenue C already zoned CC. Property along the west side of 41st Street West is zoned RMF-R and new apartments are under construction. Uses to the east and south include medical offices, a convenience store, a bank, a plant nursery, Wendy’s restaurant, and LP Anderson Tires. Uses allowed within the CC zone includes multi-family residences, large and small retail, business services, bars & casinos (special review required), restaurants, auto sales and service, as well as many other intense commercial uses. The applicant's intent is to build a gymnastics facility but a zone change cannot be limited to a proposed uses. All uses within the proposed zoning district may be allowed and must be considered.
The Planning staff has reviewed the application and is recommending approval based on the findings of the 10 review criteria. The proposed zoning and use of the property is compatible with the adjacent and surrounding land uses. The West End Plan and the 2016 Growth Policy support the proposed zoning and use in this area of mixed uses and zoning. The area has a range of zoning districts from RMF-R and R-7000 to RP and CC. There is also a wide variety of uses from medical offices, to banking facilities to fast food and other service providers.
RECOMMENDATION
The Planning staff has reviewed the application and is recommending approval based on the findings of the 10 review criteria.