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Commission approves rezoning for small restaurant on 13th Avenue South
Summary
Commission recommended approval of a rezoning from RD to BC and a development agreement to permit a small walk-up restaurant at 1215 13th Street South; staff noted utilities, design review and standard engineering conditions and one nearby resident objected on noise and parking grounds.
The Planning and Zoning Commission on Feb. 11 recommended approval of a zoning map amendment from RD (residential duplex) to BC (community business) and a potential development agreement for a 0.389-acre parcel at 1215 13th Street South to allow a small restaurant proposed by Brenda and Oswaldo Rodriguez.
Architect Aaron Bridal (JGT Architecture) described a compact walk-up restaurant designed to fit a narrow 35-foot lot next to existing commercial uses, with roughly six parking spaces, a small pergola, a roll-up door for good weather and one accessible restroom. Bridal said hours would likely be about 10 a.m. to 9 p.m. and that utilities and parking would be upgraded as part of site work.
Principal planner Christie Watkins told commissioners the proposal complies with the comprehensive plan’s commercial future land-use designation, requires staff-level design review because of the building size, and includes standard engineering conditions. Watkins summarized public correspondence raising concerns about noise, lights, trash and property-value impacts from a neighboring resident, Patricia Warren.
During public comment, Warren said she lives directly across the alley and objected to potential noise, lights and late-night activity. Applicant Aaron Randall (representing Oswaldo Rodriguez) said the project would improve an empty, weed-filled lot, widen sidewalks, upgrade utilities (including an 8-inch sewer where a 6-inch currently exists) and provide landscape buffering and a privacy fence to reduce impacts.
Commissioners asked about access, utility easements across the lot and the proposed monument signage. Engineering staff advised the applicant to coordinate recorded easements or relocation of utility lines if they cross the parcel. After discussion commissioners voted to recommend approval with the standard conditions and proposed findings in the staff report.
The recommendation will go to City Council for final action; the applicant must confirm recorded easements and meet building and design-review requirements before permits are issued.
