Z-5681 Staff AnalysisI -
June 15, 1993
ITEM NO.: 4 Z-5681
Owner:
Applicant:
Location:
Request:
Purpose:
Size:
Existing Use:
Lucille Vines
Edward C. Grubbs
Otter Creek Road at Stagecoach
Road
Rezone from R-2 to C-3
Office, Laboratory and Shop
1.28 acres
Single -Family
SURROUNDING LAND USE AND ZONING
North - Vacant, zoned R-2
South - Vacant, zoned R-2
East - Vacant, zoned R-2
West - Office and Lab, zoned C-3
STAFF ANALYSIS
The request before the Commission is to rezone 1.28 acres on
Otter Creek Road from R-2 to C-3. The site is situated just
east of Stagecoach Road, and the proposal is for the
property to be utilized by an engineering firm, located at
the corner of Stagecoach and Otter Creek, if the rezoning is
granted. Currently, the land is occupied by a single family
residence and several accessory buildings. The property has
288 feet of frontage on Otter Creek Road and an average
depth of 193 feet.
Zoning found in the general vicinity is R-2, C-1, C-2 and
C-3. The property in question abuts C-3 on the west and R-2
on two sites. Land use is made up of single family
residences, multifamily, office, a 'day care center,
commercial, salvage yard, and a Southwestern facility.
Several of these uses are nonconforming including the
salvage yard on Stagecoach Road. Throughout the area, there
are undeveloped tracts, especially to the east, which is
primarily a large floodplain area. The C-2 parcels and some
of the C-1 property are vacant at this time.
Rezoning the site under consideration to C-3 is a reasonable
request and staff supports the proposed commercial
reclassification. C-3 will not have any impacts on the
neighborhood and is compatible with the zoning pattern for
the Stagecoach/Otter Creek Road intersection. The area to
the east is identified as open space because of the wetlands
June 15, 1993
ITEM NO.• 4 Z-5681 (Cont.
and, therefore, the possibility of stripping out Otter Creek
Road with commercial zoning is not an issue. A plan
amendment is being proposed by the staff, which is more
realistic and creates a workable land use pattern for future
development.
USE PLAN ELEMENT
The request, while basically in conformance, results in a
commercial area rather than a mixed office and commercial
area. Staff will take this request opportunity to re-
examine the area around the request site. The plan was
adopted over ten years ago and it now appears some of the
proposed uses are unlikely to occur.
For example, the Office -Commercial mix proposed no longer
appears reasonable. It is more appropriate to show
commercial on both sides of Stagecoach Road. The major
traffic movement is along Stagecoach and from the Otter
Creek Subdivision to the interstate system. Otter Creek
Road provides one of two links to the interstate system as
well as a connection to major medical and commercial areas.
More of a commercial node is appropriate with community
shopping as a designation.
As a step down, Neighborhood Commercial uses are proposed
for the entrance to the Otter Creek Subdivision. This area
should be of lesser intensity and geared more to the local
neighborhood. Currently, the plan calls for Community
Shopping west of Stagecoach and Mixed Office and Commercial
east of Stagecoach. This change should be of benefit to the
neighborhood with scale and orientation.
The Light Industrial use area further to the south is really
too intensive; however, there is some industrial zoning in
place. To encourage a lesser intensity of development while
recognizing some light industrial uses, the Mixed Commercial
and Industrial designation is recommended.
Finally, the area north of the interstate between the Otter
Creek and Crooked Creek is shown for Mixed Commercial
Industrial. This area shown has been approved for a church,
Geyer Spring Baptist, which has built on the site.
Therefore, the plan should be changed from Mixed Commercial
and Industrial to Public Institutional.
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June 15, 1993
ITEM 4 Z-5681(Cont.)
ENGINEERING COMMENTS
Otter Creek Road is classified as a minor arterial which
has a right-of-way standard of 90 feet. If the existing
right-of-way is deficient, dedication of additional
right-of-way will be required.
TAFF RECOMMENDATION
Staff recommends approval of the C-3 rezoning as requested.
PLANNING COMMISSION ACTIO: (JUNE 15, 1993)
The applicant was present. There were no objectors and the
item was placed on the Consent Agenda. A motion was made to
recommend approval of the C-3 as requested. The motion
passed by a vote of 9 ayes, 0 nays and 2 absent.
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