12-02-2015 - Laserfiche WebLink

Home Browse Search

Rezoning Report - 2408 County Road I December 2, 2015 Page 3 As the Zoning Map on the previous page indicates, to the immediate east of the subject property, there is a parcel zoned B-3, Highway Business, developed as two-level office space. Also to the immediate east and south, properties are zoned R-1, Single Family Residential, and improved with single family homes. Further east and 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 Planning Commission 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 Commission will need to consider any and all other potential uses allowed within the proposed district. Land Use: The “purpose” of the existing B-1, Neighborhood Business district is “to provide for the establishment of local centers for convenient, limited office, retail or service outlets which deal directly with the customer for whom the goods or services are furnished. These centers are to provide services and goods for the surrounding neighborhoods and are not intended to draw customers from the entire community.” The uses permitted on this site as a B-1 property are as follows: • Barber shops • Beauty parlors • Convenience grocery stores (not supermarket type) • Essential services. • Laundromat, self-service washing and drying. • Thrift or second-hand store