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