Agenda Packets - 2016/01/25 - Laserfiche WebLink

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Rezoning Report - 2408 County Road I January 25, 2016 Page 2 Discussion: Consideration of a rezoning request requires significant review and consideration. The act of amending the Official Zoning Map must satisfy many criteria, not the least of which being consistency with the Comprehensive Plan and compatibility with the neighborhood and adjoining uses. In addition, potential adverse effects shall be taken into consideration. Regarding the first criteria, the request would not seem to be inconsistent with the Comprehensive Plan future land use map, which designates this area as “Neighborhood Commercial”, the same designation provided for The Station, Fedor’s Market, Cars Bike Shop and the office building next door to the subject property. In addition to consistency with the Comprehensive Plan, other factors should be considered when reviewing a rezoning request, such as compatibility of uses, the geographical area involved, possible depreciation and the demonstrated need for the uses permitted in the proposed zoning district. A rezoning to a more intensive designation may not be inappropriate if the surrounding uses already bear more intense designations. In this case, there is a parcel zoned B-3, Highway Business, developed as two-level office space adjacent to the subject parcel to the east. Also to the immediate east and south, properties are zoned R-1, Single Family Residential, and improved with single family homes. Across the street to the west, the land is zoned R-3 and R-4 and developed as higher density residential. Across County Road I to the north, the lots are predominately zoned R-1 however one lot on the northwest corner of the intersection is zoned R-2 and developed with a twin home. The zoning review would seem to indicate that higher intensity uses are common in this area and that a rezoning of the subject property from B-1 to B-2 may not be inappropriate. (Other properties zoned B-2 also directly abut single family residential homes, such as Western Bank, Vino and Stogies and ABC Liquors.) Other factors to explore would include the potential traffic impacts as well as the potential increased demand for parking that more intensive uses might create. Traffic (vehicle trips in and out) from the site is historically minimal; customers are drawn from the immediate area, many of whom arrived on foot. Even at full occupancy, traffic and parking has generally not been an issue at the site. If the zoning is changed to B-2 however, it would stand to reason that traffic to the site would increase as would the parking demands. There are presently 21 parking stalls for the two businesses. The parking requirements for a retail establishment are 1 space per 100 feet of retail floor area, plus one space per employee. Working backwards from the existing 21 parking stalls, the site could support 1900 square feet of retail space, assuming two employees. The existing building is 4,800 square feet, however it is not known how much of that is the retail floor space and how much is stockroom, warehouse and office. While it would appear that the rezoning may not be inconsistent with the Comprehensive Plan or the surrounding area, the City Council will need to determine whether the uses permitted in the B-2 district would have the potential to cause adverse effects or depreciate the neighborhood, and whether there is a demonstrated need to justify the rezoning. The applicant indicates a desire to open a liquor store, but the Council will need to consider any and all other potential uses allowed within the proposed district.