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Council approves rezoning for 2402 N. Nevada over neighborhood objections
Summary
The council approved Ordinance 25‑75 to rezone 7,000 sq ft at 2402 N. Nevada from R2 to MXM to allow small wellness and personal service uses. Neighbors urged a use variance instead, citing MXM’s broad allowable uses; planning staff said conditional‑use and development‑plan checks would limit incompatible uses.
The City Council approved Ordinance 25‑75 on Sept. 23, rezoning a 7,000‑square‑foot property at 2402 North Nevada from R2 (two‑family) to MXM (mixed‑use neighborhood) to formalize a small personal and business service use, including massage and wellness services.
City planning staff presented the application and recommended approval, noting the site sits in a mixed‑use context two blocks from a commercial center and adjacent to Penrose Main Hospital. Planner Bill Gray said the building footprint is about 3,500 square feet on the 7,000‑square‑foot lot and described the MXM district as intended for neighborhood‑serving commercial, office, institutional and residential uses. He noted the application had gone through required stakeholder outreach and that planning commission forwarded the rezoning with an 8–1 recommendation.
Applicant Mish Haradin told council the property historically housed commercial uses (built in 1956 and later a photography studio) and that her intent was to bring the current wellness business into compliance. Neighborhood speakers — including Dutch Schultz and Mike Anderson of the Old North End Neighborhood Board — supported the existing wellness use but opposed rezoning to MXM because the zoning allows a wide range of future uses (they raised examples from the MXM use list, such as bars, hotels and, in the ordinance text, even extractive uses as conditional allowances) and urged the council to instead pursue a use variance that would preserve the R2 zoning while permitting the specific business use.
Planning staff explained that many potentially more intensive uses would require subsequent development‑plan or conditional‑use review; those processes include 1,000‑foot notifications, potential neighborhood meetings, planning commission review and appeal rights for council. Staff also advised that use variances have a narrow standard and staff did not find the applicant met criteria for a variance; that led the applicant to pursue rezoning.
After further council discussion about whether to approve MXM with record conditions limiting specific uses, the council voted to approve the ordinance. The motion (made by Councilmember Risley and seconded by Councilmember Bailey) passed 6–3 on the second reading.
Provenance: Topic introduced with staff presentation at SEG 2605–2636; public opposition began at SEG 2860 and the council vote was recorded at SEG 3749.
Speakers: Bill Gray (Planning Department), applicant Mish Haradin, Old North End Neighborhood representatives Dutch Schultz and Mike Anderson, multiple councilmembers.
