Case #23-100-22 Pulperia La Tia Tati – Neighborhood Grocery Store Applicant: Jimy Mejia Chirinos
Action: Rezone from O-1 (OfficeResidential) to C-1 (Neighborhood Commercial)
Surrounding Zoning
Case #23-100-22
Zoning
Comprehensive Plan
Case #23-100-22
Proposed Land Use
Aerial Photograph
Case #23-100-22
BACKGROUND PROPERTY HISTORY: The property located at 625 W. 23rd Street S. is currently zoned O-1 (Office-Residential). Located at the corner of 23rd Street and Delaware Street, this location was used as a hair salon or barber shop for many years. Looking back to 1965 when zoning was established for the City of Independence, this property had been zoned R-1 (Single-Family Residential), similar to all of the neighboring property south of 23rd Street. By 1980, the property had become zoned CR-1 (Limited Commercial and Residential). In 2009 the zoning was updated to O-1 (Office-Residential). The property has remained O-1 since this last change.
PROJECT DESCRIPTION: Jimy Mejia Chirinos requests to rezone the property located at 625 W. 23rd Street S. from O-1 (Office-Residential) to C-1 (Neighborhood Commercial). The property has an existing building that was previously a barber shop and hair salon. The applicant seeks use the existing building on the property to operate a small neighborhood grocery store. While obviously not big enough to operate a traditional grocery store, the applicant intends to sell food and ingredients commonly found in Mexican and other Latin American cuisine. The name of the proposed business, Pulperia La Tia Tati, translates to “Aunt Tati’s Grocery Store” in English.
BACKGROUND PHYSICAL CHARACTERISTICS OF PROPERTY: The 9,387 square foot lot contains an approximately 560-square foot, single-story building. The portion of the lot that lies in front of the building to the north is entirely grass. A 4,718 square-foot asphalt parking lot, without any pavement markings, is located behind the building and wraps around it on the east side. The parking lot is accessible from an entrance on Delaware Street. The building itself is a light beige color with white trim around the windows and has a blue door. A small awning in front spans the width of the building and covers the entrance and two adjacent windows. Above the awning is a sign which currently displays the name of the previous business to occupy the building.
CHARACTERISTICS OF THE AREA: The immediate area surrounding the property is zoned R-6 (Single-Family Residential) and features many Single-Family homes. Across 23rd Street to the North lies a single-family home next to a vacant lot, both of which are zoned R-12 (TwoFamily Residential). To the Northeast across 23rd Street are two businesses, a funeral home and an animal hospital. Both properties are zoned C-2 (General Commercial). A commercial corridor begins a block to the West of the property and spans both sides of 23rd Street.
Analysis Consistency with Independence for All, Strategic Plan: The application is within keeping with the Goal of, “Growth – Increase in economic prosperity.”
Comprehensive Plan Guiding Land Use Principles for the Current Designation: The City Comprehensive Plan recommends residential uses for this site. It also encourages “small-scale retail integrated into neighborhoods.”
Parking, Access, and On-Site Circulation: The parking lot on the property is accessible from Delaware Street and provides an adequate amount of parking. However, the parking does not have defined parking spaces as required by the UDO. As such, there is not a defined space for accessible parking, nor is there the required accessible parking signage. Striping the parking lot, including at least one accessible space, and erecting the related signage will be required.
Analysis Zoning: Currently, the property is zoned O-1 (Office-Residential) which allows for mixed-use development, multi-unit houses, apartments, artist work or sales space, eating and drinking establishments, food and beverage retail sales, medical services, offices, personal improvement services, various other uses (schools, churches, government facilities, cemeteries, homebased daycare, agriculture and others with conditions). The proposed C-1 (Neighborhood Commercial) zoning classification allows for mixed-use development, animal services, artist work or sales space, construction services, eating and drinking establishments, small indoor venues, financial services, food and beverage retail sales, funeral services, short-term rentals, bed and breakfasts, medical services, offices, fitness studios, personal improvement services, repair or laundry services, retail sales, artisan manufacturing, and various other uses (schools, churches, government facilities, cemeteries, group living, home-based daycare, agriculture and others with conditions).
Analysis Sub-Area Plans: The vicinity around the lot is not located within a sub-area plan area.
Historic and Archeological Sites: There are no apparent historic or archeological issues with this property.
Public Utilities: As this is a long-established residential neighborhood, with all utility services are existing.
Floodplain/Stream Buffer: There is not a floodplain or Stream Buffer zone present on the property.
Public Improvements: No public improvements would be required.
CIP Investments: The City does not have any capital improvements planned near this site.
Looking directly at the building
East side of the building
West side of the building
Facing South, looking directly at the property
Facing West, looking across Delaware Street
Facing South, looking down Delaware Street
Facing East, looking down 23rd Street
Facing Northeast, looking across 23rd Street
Facing West, looking down 23rd Street
Facing North, looking at the parking lot
Facing Northeast, looking at the parking lot
Recommendation Staff recommends APPROVAL of this rezoning.