Rezoning requests suspended
• Planning Commission to wait for finalizing of strategic plan
August 27, 2021
Due to recent issues regarding the Commercial Neighborhood (CN) zoning designation, the Alva Planning Commission voted Monday to suspend rezoning requests. Before the pandemic lockdown last spring, the city was making substantial progress on a strategic plan for zoning in Alva. Part of that plan was to do away with the CN designation.
Alva Fire Chief Bryan Miller was out of town at a fire chiefs’ meeting Monday so he left a written report. He stated he made a recommendation for CN zoning on a couple of requests but was wrong on the classification. The types of buildings planned aren’t allowed in CN.
In his report Miller defined the CN district in addition to the CG district which is proposed to replace CN.
The CN district is designed to provide for local shopping and includes convenience stores and personal service establishments which cater to frequently recurring needs. The district regulations are designed to promote convenient shopping and the stability of retail development by encouraging continuous retail frontage and by excluding local service establishments which tend to break such continuity and to limit uses or characteristics of operation which encourage traffic from outside the immediate neighborhood.
The Commercial General (CG) district is designed primarily to (1) accommodate existing developments of mixed commercial, light industrial and residential uses which are already well established, providing a degree of protection to adjacent residential areas; and (2) accommodate certain commercial and light industrial uses which are compatible with one another but inappropriate in certain other commercial or industrial districts.
“I would like to see the zoning task force complete the new zoning to correct the issues of improperly zoned property in Alva and to lessen the zoning changes coming to the planning commission,” Miller stated.
City Business Manager Angelica Brady expressed concern about the vagueness of wording in the CG description. She believes “residential uses which are already well established” needs further clarification by Planning Commission members.
The rezoning suspension vote was at the end of the agenda.
Commission members present were Chairman Christie Kornele, Charles Murrow, Mark Nichols and Mary Hamilton. Matt Adair and Tyler Crawford were absent. Also attending were Mayor Kelly Parker and Brady.
In his written report, Miller said August has been a busy month again with lawn complaints and building permits. There have been a lot of permits for carports or building permits in residential and commercial property.
Mayor Parker gave a brief report on the city council.
Rezoning of 411 Olive Street
Stetson Vore, Element Enterprises LLC, submitted a request to rezone 411 Olive St. from one residential designation to another. It was zoned RG8 which means an area of 8,000 sq. ft. is required to building anything. However, the lot is only 50 ft. x 150 ft. resulting in 7,500 sq. ft. This means he can’t build on the lot unless it is rezoned to RG6.
In his written report, Miller stated, “The property on Olive Street is zoned RG8 and the property doesn’t have enough property to build back a new structure. This property was a dilapidated structure and by rezoning this lot for a new building would make the neighborhood look better. It is my recommendation to change the zoning.”
Due to some questions, Brady texted Miller who stepped out of his meeting long enough to answer questions by speaker-phone. He said Vore plans to build a steel building to use as a shop with living quarters at the front. He also affirmed that any structures can cover only 35 percent of the lot.
Murrow asked some questions about the size of the building and exactly how it will be used, but Miller didn’t have those answers. Both Brady and Miller said Vore will have to submit plans before a building permit is issued.
Hamilton made a motion to recommend to the city council that the zoning change be made, and Nichols seconded. The motion passed 3-1 with Murrow voting no.
After voting to suspend further zoning change requests pending the finalization of the strategic plan, the meeting was adjourned.