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Z-5671 Staff AnalysisMay 4, 1993 ITEM NO. 4 Z - Owner: Applicant: Location: Request: Purpose: size: Existing Use: Goss Enterprises, Inc. Charles Goss 6000, 6024 and 6101 Stagecoach Road Rezone from R-2 to C-4 Commerc i a 1 4.11 acres Commercial (Nonconforming) SURROUNDING LAND USE ANIS ZONING North - Vacant and Single -Family, zoned R-2 South - Single -Family, zoned R-2 East - Single -Family, zoned R-2 West - Vacant, zoned R-2 STAFF ANALYSIS The property in question is located at Stagecoach Road (Highway No. 5) and Lanehart Road, and the request is to rezone the land from R-2 to C-4. There are two different parcels involved with requests, a 3.7 acre tract on the north side of Stagecoach and a .41 acre piece on the south side, at the corner of Lanehart and Stagecoach. At this time, the property is occupied by a laundromat, gas pumps, a car wash, small food store, mini -storage buildings and an office. The storage units and the office are located on the smaller tract and all of the other commercial uses are on the 3.7 acre site. The larger parcel is two platted lots and there is a single family residence on one of the lots. Zoning in the area is primarily R-2 and the sites are surrounded by R-2 zoning. At the intersection of Stagecoach Road and Shackleford Road, there is a tract zoned C-1, which is undeveloped. Land use includes single family, small scaled commercial and salvage yard. The existing commercial and industrial uses are all nonconforming. There are also some vacant tracts found throughout the area. The 3.7 acres on the north side of Stagecoach Road are identified on the 65th Street West Plan as neighborhood commercial. Normally, C-1 is the district most commonly associated with neighborhood commercial. Since the property May 4, 1993 ITEM NO.: 4 Z-5671 Cont.) is situated on a principal arterial, a more intense commercial classification does appear to be reasonable. Because of the location and the plan's recommended land use, staff feels that a C-3 reclassification will maintain the direction of a plan and is more neighborhood oriented than the requested C-4, which is in conflict with the plan's intent for the area. The small parcel is shown as single family and should be left R-2 because it is not a viable commercial site. Rezoning the corner of Stagecoach and Lanehart could have an adverse impact on the neighborhood, especially on Lanehart and lead to an undesirable zoning pattern. LAND ❑5E PLAN ELEMENT The adopted plan recognizes the existing (nonconforming) uses on the north side of Stagecoach Road with a Neighborhood Commercial designation. Ideally, the property north of Stagecoach Road should be zoned to "C-1" Neighborhood Commercial; however, as long as the uses are neighborhood oriented, higher zonings could be appropriate. The requested zoning is too intensive for a "Neighborhood Commercial" area. In the past several years, the surrounding residential owners have repeatedly made it clear to the City that this area is a viable, stable single family neighborhood. In order to protect the existing residential, no zoning should be approved which would encourage either strip zoning or uses designed to meet more than the neighborhood needs (no regional commercial or large service area commercial). ENGINEERING COMMENTS 1. The existing right-of-way for Stagecoach is deficient and dedication of additional right-of-way is needed. The Master Street Plan requirement for a principal arterial is 55 feet from the centerline. 2. Lanehart Road is classified as collector and the existing right-of-way is substandard. The accepted right-of-way for a collector is 60 feet or 30 feet from the centerline. STAFF RECOMMENDATION Staff recommends approval of C-3, not C-4, for the larger tract and the smaller parcel not be rezoned to a commercial district. E May 4, 1993 ITEM NO.: 4 Z-5671 Cont. PLANNING COMMISSION ACTION: (MAY 4, 1993) The applicant, Charles Goss, was present. There were no objectors in attendance. Mr. Goss agreed with the C-3 for the larger tract and asked the Commission to defer action on the smaller parcel. Commissioner John McDaniel spoke and said that a separate vote appeared to be appropriate. Charles Goss then withdrew the request for the smaller tract and made some additional comments. There was a long discussion about various aspects of the proposal. A motion was made to recommend approval of C-3 for 3.7 acres and to withdraw the smaller tract without prejudice. Additional comments were made before the vote and Charles Goss amended the request to C-3 for 3.7 acre site. The Planning Commission then voted on the motion. The vote was 8 ayes, 1 nay and 2 absent to approve the motion. 3 ITEM No,: 4 Z -jam_ Owner: Applicant: Location: Request: Purpose: Size: Existing Use: Goss Enterprises, Inc. Charles Goss 6000, 6024 and 6101 Stagecoach Road Rezone from R-2 to C-4 Commercial 4.11 acres Commercial (Nonconforming) ORROUNDINQ LAND USE AND ZONING North - Vacant and Single -Family, zoned R-2 South - Single -Family, zoned R-2 East - Single -Family, zoned R-2 West - Vacant, zoned R-2 5 i'AFF ANALYS I The property in question is located at Stagecoach Road (Highway No. 5) and Lanehart Road, and the request is to rezone the land from R-2 to C-4. There are two different parcels involved with requests, a 3.7 acre tract on the north side of Stagecoach and a .41 acre piece on the south side, at the corner of Lanehart and Stagecoach. At this time, the property is occupied by a laundromat, gas pumps, a car wash, small food store, mini -storage buildings and an office. The storage units and the office are located on the smaller tract and all of the other commercial uses are on the 3.7 acre site. The larger parcel is two platted lots and there is a single family residence on one of the lots. Zoning in the area is primarily R-2 and the sites are surrounded by R-2 zoning. At the intersection of Stagecoach Road and Shackleford Road, there is a tract zoned C-1, which is undeveloped. Land use includes single family, small scaled commercial and salvage yard. The existing commercial and industrial uses are all nonconforming. There are also some vacant tracts found throughout the area. The 3.7 acres on the north side of Stagecoach Road are identified on the 65th Street west Plan as neighborhood commercial. Normally, C-1 is the district most commonly associated with neighborhood commercial. Since the property DEFENDANT'S E XIBIT I A-43 'TTM N0.: 4 Z-5671 -t_.) is situated on a principal arterial, a more intense commercial classification does appear to be reasonable. Because of the location and the plan's recommended land use, staff feels that a C-3 reclassification will maintain the direction of a plan and is more neighborhood oriented than the requested C-4, which is in conflict with the plan's intent for the area. The small parcel is shown as single family and should be left R-2 because it is not a viable commercial site. Rezoning the corner of Stagecoach and Lanehart could have an adverse impact on the neighborhood, especially on Lanehart and lead to an undesirable zoning pattern. LAND USE PLAN ELEMENT The adopted plan recognizes the existing ,(nonconforming) uses on the north side of Stagecoach Road with a Neighborhood Commercial designation. Ideally, the property north of Stagecoach Road should be zoned to "C-1" Neighborhood Commercial; however, as long as the uses are neighborhood oriented, higher zonings could be appropriate. The requested zoning is too intensive for a "Neighborhood Commercia?" area. In the past several years, the surrounding residential owners have repeatedly made it clear to the City that this area is a viable, stable single family neighborhood. In order to protect the existing residential, no zoning should be approved which would encourage either strip zoning or uses designed to meet more than the neighborhood needs (no regional commercial or large service area commercial). ENGINEERING COMMENTS 1. The existing right-of-way for Stagecoach is deficient and dedication of additional right-of-way is needed. The Master Street Plan requirement for a principal arterial is 55 feet from the centerline. 2. Lanehart Road is classified as collector and the existing right-of-way is substandard. The accepted right-of-way for a collector is 60 feet or 30 feet from the centerline. T?:.FF REC MMENDATIti Staff recommends approval of C-3, not C-4, for the larger tract and the smaller parcel not be rezoned to a commercial district. 2 A-44 ITEM HQ._=., 4 Z-56-71 _ (Qgnt. ) PLANNING QMMI§��.QN ACTIO -N: (MAY 4, 1993) The applicant, Charles Goss, was present. There were no objectors in attendance. Mr. Goss agreed with the C-3 for the larger tract and asked the Commission to defer action on the smaller parcel. Commissioner John McDaniel spoke and said that a separate vote appeared to be appropriate. Charles Goss then withdrew the request for the smaller tract and made some additional comments. There was a long discussion about various aspects of the I proposal. I A motion was made to recommend approval of C-3 for 3.7 acres and to withdraw the smaller tract without prejudice. Additional comments were made before the vote and Charles (' Goss amended the request to C-3 for 3.7 acre site. The Planning Commission then voted on the motion. The vote was 8 ayes, 1 nay and 2 absent to approve the motion. 3 A-45 May 4, 1993 ITEM NO.• 4 Z-5671 Owner: Applicant: Location: Request: Purpose: Size: Existing Use: Goss Enterprises, Inc. Charles Goss 6000, 6024 and 6101 Stagecoach Road Rezone from R-2 to C-4 Commercial 4.11 acres Commercial (Nonconforming) gURROUNDING LAND USE AND ZONING North - vacant and Single -Family, zoned R-2 South - Single -Family, zoned R-2 East - Single -Family, zoned R-2 West - vacant, zoned R-2 STAFF ANALYSIS The property in question is located at Stagecoach Road (Highway No. 5) and Lanehart Road, and the request is to rezone the land from R-2 to C-4. There are two different parcels involved with requests, a 3.7 acre tract on the north side of Stagecoach and a .41 acre piece on the south side, at the corner of Lanehart and Stagecoach. At this time, the property is occupied by a laundromat, gas pumps, a car wash, small food store, mini -storage buildings and an office. The storage units and the office are located on the smaller tract and all of the other commercial uses are on the 3.7 acre site. The larger parcel is two platted lots and there is a single family residence on one of the lots. Zoning in the area is primarily R-2 and the sites are surrounded by R-2 zoning. At the intersection of Stagecoach Road and Shackleford Road, there is a tract zoned C-1, which is undeveloped. Land use includes single family, small scaled commercial and salvage yard. The existing commercial and industrial uses are all nonconforming. There are also some vacant tracts found throughout the area. The 3.7 acres on the north side of Stagecoach Road are identified on the 65th Street West Plan as neighborhood commercial. Normally, C-1 is the district most commonly associated with neighborhood commercial. Since the property May 4, 1993 ITEM NO.: 4 Z-5671 (Cont.) is situated on a principal arterial, a more intense commercial classification does appear to be reasonable. Because of the location and the plan's recommended land use, staff feels that a C-3 reclassification will maintain the direction of a plan and is more neighborhood oriented than the requested C-4, which is in conflict with the plan's intent for the area. The small parcel is shown as single family and should be left R-2 because it is not a viable commercial site. Rezoning the corner of Stagecoach and Lanehart could have an adverse impact on the neighborhood, especially on Lanehart and lead to an undesirable zoning pattern. LAND USE PLAN ELEMENT The adopted plan recognizes the existing (nonconforming) uses on the north side of Stagecoach Road with a Neighborhood Commercial designation. Ideally, the property north of Stagecoach Road should be zoned to "C-1" Neighborhood Commercial; however, as long as the uses are neighborhood oriented, higher zonings could be appropriate. The requested zoning is too intensive for a "Neighborhood Commercial" area. In the past several years, the surrounding residential owners have repeatedly made it clear to the City that this area is a viable, stable single family neighborhood. In order to protect the existing residential, no zoning should be approved which would encourage either strip zoning or uses designed to meet more than the neighborhood needs (no regional commercial or large service area commercial). ENGINEERING COMMENTS 1. The existing right-of-way for Stagecoach is deficient and dedication of additional right-of-way is needed. The Master Street Plan requirement for a principal arterial is 55 feet from the centerline. 2. Lanehart Road is classified as collector and the existing right-of-way is substandard. The accepted right-of-way for a collector is 60 feet or 30 feet from the centerline. STAFF RECOMMENDATION Staff recommends approval of C-3, not C-4, for the larger tract and the smaller parcel not be rezoned to a commercial district. 2 May 4, 1993 ITEM NO.: 4 Z-5671 Cont. PLANNING COMMISSION ACTION: (MAY 4, 1993) The applicant, Charles Goss, was present. There were no objectors in attendance. Mr. Goss agreed with the C-3 for the larger tract and asked the Commission to defer action on the smaller parcel. Commissioner John McDaniel spoke and said that a separate vote appeared to be appropriate. Charles Goss then withdrew the request for the smaller tract and made some additional comments. There was a long discussion about various aspects of the proposal. A motion was made to recommend approval of -C-3 for 3.7 acres and to withdraw the smaller tract without prejudice. Additional comments were made before the vote and Charles Goss amended the request to C-3 for 3.7 acre site. The Planning Commission then voted on the motion. The vote was 8 ayes, 1 nay and 2 absent to approve the motion. 3