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Commission approves rezoning at 620 Webster to allow neighborhood bodega with upstairs residence
Summary
The Planning and Zoning Commission approved rezoning 620 Webster Avenue from R-1A to C-1 to allow a neighborhood bodega with a residential unit, subject to standard building-permit and parking requirements.
The Planning and Zoning Commission approved an ordinance to rezone 620 Webster Avenue (Parsons Block 14, Lots 49–51) from R-1A to C-1 to permit a neighborhood bodega with a residential unit in the rear.
Why it matters: The change allows small-scale neighborhood retail within a residential transition area, enabling an owner‑operator to seek building permits to convert or expand an existing structure to commercial standards while retaining a dwelling unit.
Details from the hearing: Carlotta Woodcock, the property owner and applicant, told the commission she plans to open a “community bodega” that would sell groceries and some prepared foods and serve the Doyle neighborhood. BK Gamble spoke in support, saying the project could revitalize and serve the neighborhood. Planning staff presented the site as currently zoned R-1A, consistent with surrounding residential uses; the future land-use plan designates the area as “residential transition,” which allows limited local retail in certain locations.
Staff noted the approval is conceptual only for zoning. If the rezoning is recorded and the owner proceeds, the building will have to be upgraded to meet commercial building standards and comply with parking and curb‑cut rules; staff estimated such a small retail space would likely require roughly two to three parking spaces and that engineering would address curb-cut width or a rotated parking layout.
Public response and notices: Staff said 32 letters were mailed and one email in opposition was received (address recorded in the packet as 229 West Barnett). No in-person opposition spoke at the hearing.
Outcome: The commission approved the rezoning by motion. The approval allows the applicant to pursue building permits and site work consistent with commercial standards and zoning; staff will verify compliance at the permit stage.
Ending: The rezoning clears a regulatory hurdle for a small neighborhood retail use, but construction and occupancy will require standard building‑permit approvals and parking/engineering reviews.
