11 - ZONING CHANGE LOCATED AT 2785 HUBBARD STREET

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(c) The applicant states that she wishes to rezone this property to increase the parking availability for the existing restaurant. However, the entire lot comprising 2785 Hubbard Street is requested for rezoning. While the following scenario may not occur, nonetheless if rezoned, the entire lot could be legally developed for any General Retail (GR) use (presuming size, setbacks, and environmental considerations are met). For example, some permitted GR uses include: tire retreading and capping; new auto accessory and parts sales store; restaurant with and without drive —in service; and retail stores and shops offering goods for sale. These (and other GR permitted uses) would be intrusive into the existing single — family residential neighborhood. Option 2. Recommend denial of this rezoning request. (a) The city staff recommends this option for the reasons that follow. (b) The existing zoning within this subject property's environs indicates a single — family (SF -2) corridor extending east and west of South Collegiate Drive, along Hubbard Street. The Future Land Use Plan map (FLUP) also recommends Low Density Residential (LDR) single — family uses along this same corridor. The existing General Retail Zoning District indicated above and adjacent to the single — family lots at the northeast corner of South Collegiate Drive and Hubbard Street remain the same configuration on the FLUP (shown as Retail); therefore, both the existing zoning and future land use recommendations do not show extension of the retail use as proposed by this rezoning request. (c) Although separated by Hubbard Street and Collegiate Street, the lots on the south, southeast, southwest, east, and west sides of this subject property have single — family homes located upon them; the lot immediately west and adjacent to the subject property is also an existing single — family home. These facts further reinforce the existing single — family characterization and stability within the immediately surrounding area of this subject property. (d) Although perhaps unlikely, by rezoning this property to General Retail (GR), future requests to change the use of the adjacent and/or nearby single — family homes and/or lots into retail uses could occur. (This situation has occurred in parts of the U.S., causing displacement and disruption of once stable residential populations.) Rezoning to GR at this time would weaken the argument to avoid or stop the "sprawl" of future GR uses into this subject area and neighborhood. (e) Approval represents Spot Zoning. 3