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2012 North Avenue Rezoning Request KEMP NORTH JOHNSON KENSINGTON Z ---PAGE BREAK--- SUBJECT PROPERTY On North Avenue, west of the Johnson/North intersection ---PAGE BREAK--- Rezoning Request • From RM2.7 to C2-4 ---PAGE BREAK--- Basis of rezoning request • Addressing a zoning violation • Allow for limited commercial auto repair and similar uses ---PAGE BREAK--- ---PAGE BREAK--- Zoned RM2.7 • Equivalent to R-XII in Title 19 • This was part of a large, contiguous area of R-XII ---PAGE BREAK--- Residential Uses • On three sides • North, south and west ---PAGE BREAK--- Residential use to the North Residential use to the South Residential use to the West Residential use to the West ---PAGE BREAK--- Commercial Uses • Hellgate Tool, immediately to the east • Zoned C1-4 ---PAGE BREAK--- Hellgate Tool ---PAGE BREAK--- Commercial Uses: C2-4 ---PAGE BREAK--- Potential uses in the C2-4 • Construction sales and service • Motor vehicle repair (general) • Manufacturing, production and industrial service ---PAGE BREAK--- History of Uses: 2012 North Avenue • Cabinet making: 1973-80 • Furniture manufacture: 1982-83 • Vacant: 1984-86 • County BOA, 1986: Commercial Warehouse request (approved) • Approval did not allow for car repair, car sales, etc. ---PAGE BREAK--- County BOA Approval, 1986 • Subject to certain conditions • Conditions: Landscaping/street trees required, outdoor storage prohibited. • Not permitted: auto repair • Some level of auto storage and repair has occurred on property up till the present ---PAGE BREAK--- County BOA Approval • Limits potential uses on the property • Applicant: would prefer commercial zoning ---PAGE BREAK--- Hellgate Tool • Approved as a rezoning to C-I (Title 19) in 1996; this is C1-4 under Title 20 • Original request: C-II. This is equivalent to C2-4. • City Council justification: uses on 2012 North Avenue property ---PAGE BREAK--- The potential of C1-4 at 2012 North Avenue • Possibility discussed with applicant • Interested in uses allowed under C2-4 • This rezoning request noticed for C2-4; any rezoning to C1-4 should occur through a separate request ---PAGE BREAK--- Comprehensive Plan Subject Property ---PAGE BREAK--- Subject Property Residential: 12-16 dwellings/acre ---PAGE BREAK--- Comprehensive Plan Trend • Commercial and Highway/Heavy Commercial to Residential (12-16 d.u./acre) • East to west ---PAGE BREAK--- Zoning Trend • C2-4, to C1-4, to RM2.7 (east to west) • More intense commercial, less intense, residential ---PAGE BREAK--- Conclusion of Existing Zoning and Comprehensive Plan Trends • C2-4 would interrupt trend to less intensity, and to residential uses, from east to west • C2-4 not consistent with Comprehensive Plan recommendation for Residential uses; interrupts commercial to residential trend (east to west) ---PAGE BREAK--- Staff Recommendation • Denial of rezoning request ---PAGE BREAK--- Planning Board Discussion • Board asked about permitted uses in C2-4 (Community Commercial) zone. • What can be built with existing RM2.7 Residential? • Is C1-4 appropriate? • Concerned about Commercial Creep ---PAGE BREAK--- Planning Board Recommendation • Denial of rezoning