City planner: Corner markets making a comeback

Group proposes rules for neighborhood stores

Small corner markets were once common in neighborhoods within Yuma. They were usually family-owned and sold groceries or clothes or offered a place to eat or other services.

The surrounding residents were the primary customers and many times they walked to the neighborhood store.

Then as more families bought cars, they could travel farther away for their shopping. Developers responded by building large supermarkets and big-box stores outside of neighborhoods.

“As a result, many of these neighborhood stores were forced to close their doors, an occurrence which greatly impacted the overall character of the surrounding neighborhood,” Alyssa Linville, a principal planner for the city, noted in a staff report.

To this day many of these former markets remain vacant as current zoning laws do not permit commercial development within residentially zoned areas.

However, the city believes corner markets are making a comeback.

“As times have changed and needs have begun to shift, many in our community have begun to realize the importance of reestablishing our mixed-use neighborhoods,” Linville said. “Mixed-use development could greatly impact our community by revitalizing the historic neighborhoods within the city, encouraging neighborhood investment, and potentially increasing property values.”

To accommodate the demand for corner markets and businesses, the city is changing the zoning code to add regulations related to neighborhood stores. During a Monday meeting, the Yuma Planning and Zoning Commission approved a request by city staff to amend the code to permit and outline the development standards required of a corner market.

Linville told the commission that staff has drafted an ordinance reintroducing corner markets. The Infill Incentive Plan, which was adopted a year ago, identified the adoption of an ordinance which would permit small service business within residential districts.

Aside from the financial benefits of mixed-use development, Linville noted the city could become healthier as it encourages walking and would potentially reduce traffic congestion and

transportation energy consumption.

“Studies have proven that if given the opportunity, most residents would prefer to walk or bike rather than have to drive to purchase a carton of milk or a dozen eggs. This in turn could translate to a decrease in health-related illnesses as more residents would turn to physical activity to access nearby neighborhood stores,” Linville said.

In the past few years, the city has noticed an increase of residents looking for the opportunity to establish small commercial business within residential districts. Based upon the needs of residents, city staff is recommending the text amendments in an effort to provide mixed-use development specifically within the Infill Overlay District.

This amendment will expand the range of uses to include corner markets on major streets in residential neighborhoods. Among the allowed uses listed in the draft ordinance include cafes, grocery and produce sales, bakery, deli, hardware stores and personal services such as salons, barbers, tailors and laundromats.

The draft document also lists conditional uses such as lessons of the arts, including music, vocal, dance or physical training. However, the beginning and end of classes would need to be timed to ensure no traffic congestion occurs and limited to the hours between 8 a.m. and 8 p.m.

Corner market and businesses would also be limited to two-lane collector streets identified by the 2014 City of Yuma Transportation Master Plan and to the minimum lot size, lot coverage and setbacks requirements for the zoning district in which they are located.

The business could only be up to 1,600 square feet and not be within 1,000 feet of another business. Linville noted that the city doesn’t want to overwhelm residential neighborhoods with businesses, thus the separation requirements.

The draft ordinance also addresses parking and lighting requirements In addition, deliveries and the loading and unloading of merchandise would be limited to the hours between 6 a.m. and 8 p.m.

Before a building permit could be issued, the business owner would have to hold an onsite neighborhood meeting to give residents an opportunity to provide input before formal plans are submitted.

Linville said the city anticipates this ordinance will be well received, and it has already received support from other agencies.

Commissioner Tyrone Jones, acting as chairman in the absence of Chris Hamel, noted that he liked the idea and asked how a former neighborhood market is no longer allowed use under the current code. Linville explained that zoning laws have changed through the years and some areas were rezoned residential. Once a neighborhood market in a residential zone closed, it lost its grandfathered use and could no longer operate as a commercial business.

However, she noted that some grocery stores, such as Stan’s Grocery, 1920 S. 1st Ave., are zoned residential but have been around before the zoning changes and therefore still grandfathered in.

Commissioner Tiffany Ott expressed concern with the hours allowed in the draft ordinance, noting that they might not work for some businesses, such as bakeries which usually open very early and laundromats which usually stay open very late. Also, Jones said delivery trucks could be a problem for neighborhoods not used to them.

Nevertheless, the commission approved the recommendation with a 4-0 vote, with Commissioner Fred Dammeyer voting by phone. The proposed ordinance will now go before the City Council, which formally adopts ordinances.

In related action, the commission also approved changes to the code regulating the Infill Overlay Districts by identifying corner markets as a permitted use and adding the need for a pre-development meeting to identify potential incentives related to a proposed project.

To see the complete staff reports, proposed modifications and draft ordinances, go to www.yumaaz.gov.