City Commission set to consider rezoning of Best Wok on former West Side

City commissioners are expected to consider a rezoning request at their June 4 meeting for the former Best Wok on the west side.

The rezoning request requires a public hearing.

The planning committee voted in favor of approval at its April 9 meeting.

Town Pump has submitted a request to rezone the property from M-2 transient mixed use to C-2 general commercial to allow the existing building located at 1525 3rd St. NW to be redeveloped into a lounge, casino and offer off-site alcohol sales.

City Commission to consider rezoning of former Best Wok on June 4

Casino land use is not allowed in M-2 zoning, which is why the company requested a zoning change for its planned project.

City staff is recommending approval of the rezoning request.

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The building is currently vacant on 0.87 acres.

Best Wok on the west side was established in 2016 and before that it was the New Peking restaurant, with a lounge, casino and alcohol sales, according to the city staff report.

At that time, every use was considered non-compliant with the law because it was established on the property before the zoning regulations were in place. Under city code, if nonconforming use ceases for any reason for more than 24 months, any subsequent use must comply with code, according to the staff report.

Because the previous uses of a lounge, casino, and liquor sales have not occurred on the site in more than 24 months, the proposed project requires a rezoning to continue those uses, according to municipal staff.

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The property is currently in the M-2 mixed-use transitional zoning district, as are properties to the north, east and south.

The property across the street to the west of the subject property is zoned C-2 general commercial, with the same zoning requested.

The M-2 district is “intended to promote a transition over time to a predominantly mixed land use pattern.” Due to changing economic conditions and other factors, some current uses do not represent the highest and best use, taking into account other more suitable areas. The proposed C-2 District is primarily intended to accommodate high-traffic businesses that focus on vehicle traffic. Staff believes the rezoning request to C-2 is appropriate due to the current condition of the commercial site and its location on a major thoroughfare, 3rd Street Northwest, which can accommodate high traffic commercial activity, which is a defining characteristic of the C-2 district. 2 District,” according to the staff report.

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Staff has not yet received public comments on the rezoning request and the neighborhood council voted 2-1 in favor of the request at its March 7 meeting, according to the staff report.

In their report, staff wrote that they believed the city’s current growth policy and the Missouri River Urban Corridor Plan supported this request.

The site has two existing access points on 3rd Street Northwest and no significant changes in traffic impact or demand are anticipated, according to city staff.

Approval of the infill project that utilizes existing infrastructure and is located in an area already served by the city’s public safety resources “is expected to result in the redevelopment of an existing vacant commercial building, thereby increasing the value of the property.” This in turn would lead to increased revenue for the city and other entities whose revenue is based on property assessments. The applicant will bear the cost of utility connections and all site improvements,” according to staff.