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Commissioners hear request to reclassify 1217 Small Street for a duplex; staff says proposal conflicts with future-map designation
Summary
Staff told the Planning and Zoning Commission that an applicant seeks a comprehensive plan amendment and rezoning at 1217 Small Street to allow a new duplex. Staff said the proposed zoning does not align with the future land use map and DRC cannot support the zoning change; notices: 36 mailed with no letters recorded at briefing.
Planning staff presented a request to amend the future land use map for 1217 Small Street from "mixed use" to "medium density residential" and to rezone the parcel from General Retail (GR) to Single Family Attached for construction of a duplex. Staff noted that a duplex on the property — originally built around 1950 — was demolished in 2026 and that the applicant proposes constructing a new duplex that would meet single-family attached standards.
Aaron, the presenting planner, told commissioners, “Staff is unable to support the request because the proposed use does not align with the future land use map.” He detailed neighborhood context: adjacent parcels include two-family zoning and single-family homes built between the 1940s and 1950s, with living areas ranging from about 760 to 1,400 square feet. Staff said 36 notices were mailed and that no letters of support or opposition had been recorded at the time of the briefing. Commissioners asked questions about legal nonconforming uses, rebuilding thresholds if a neighboring duplex were destroyed by fire, and whether the applicant had consulted nearby residents. Staff explained that the existing duplex is a legal nonconforming use because it predates the current zoning, and that rebuilding rules depend on the cost threshold for reconstruction.
