Z-8737 Staff AnalysisFebruary 2, 2012
ITEM NO.: 1
Owner:
Applicant:
Location:
Area:
Request:
Purpose:
Existing Use:
FILE NO.: Z-8737
Lando and Rosalie Patton
Joe White
North side of Highway 5, approximately 600 feet east
of Crystal Valley Drive
4.6254 Acres
Rezone from R-2 to C-3
Future commercial development
Construction office, warehouse and yard
SURROUNDING LAND USE AND ZONING
North — Undeveloped; zoned R-2
South — Garage door business and residential structures; zoned C-3
East — Salvage yard; zoned C-3 and R-2
West — Auto repair business, dental office and single-family residences;
zoned CA PD-O and R-2
A. PUBLIC WORKS COMMENTS:
1. Stagecoach Road is classified on the Master Street Plan as a principal
arterial. Dedication of right-of-way to 55 feet from centerline will be required.
B. PUBLIC TRANSPORTATION ELEMENT:
The site is not located on a CATA bus route.
C. PUBLIC NOTIFICATION:
All owners of property located within 200 feet of the site, and the SWLR United
for Progress, Crystal Valley and Otter Creek Neighborhood Associations were
notified of the public hearing.
February 2, 2012
ITEM NO.: 1 Cont. FILE NO.: Z-8737
D. LAND USE ELEMENT:
This request is located in the Crystal Valley Planning District. The Land Use
Plan shows Commercial (C) and Residential Low Density (RL) for this property.
The Commercial category includes a broad range of retail and wholesale sales of
products, personal and professional services, and general business activities.
Commercial activities vary in type and scale, depending on the trade area that
they serve. The Residential Low Density category provides for single-family
homes at densities not to exceed 6 dwelling units per acre. Such residential
development is typically characterized by conventional single family homes, but
may also include patio or garden homes and cluster homes, provided that the
density remain less than 6 units per acre. The applicant has applied for a
rezoning from R-2, Single Family to C-3, General Commercial.
Master Street Plan:
Stagecoach Road is a Principal Arterial. A Principal Arterial is to serve thorough
traffic and to connect major traffic generators or activity centers within the
urbanized area. Entrances and exits should be limited to minimize negative
effects of traffic and pedestrians on Stagecoach Road since it is a Principal
Arterial. This street may require dedication of right-of-way and may require street
improvements for entrances and exits to the site.
Bicycle Plan:
A Class II Bike Lane is shown along Stagecoach Road. Bike Lanes provide a
portion of the pavement for the sole use of bicycles.
E. STAFF ANALYSIS:
Lando and Rosalie Patton, owners of the 4.6254 acre property located on the
north side of Highway 5 (Stagecoach Road), approximately 600 feet east of
Crystal Valley Drive, are requesting to rezone the property from "R-2" Single
Family District to "C-3" General Commercial District. The rezoning is proposed
for C-3 use of the property or future commercial development.
The property contains two (2) one-story commercial buildings within the south
portion of the site. A paved driveway from Highway 5 is located within a
pipe -stem, extending from the southeast corner of the property. The northern
portion of the property is mostly grass -covered. The property is wooded along
the west property line, north of the existing buildings. A paved driveway and two
(2) small paved parking areas are also located within the south portion of the
property.
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February 2, 2012
ITEM NO.: 1(Cont.) FILE NO.: Z-8737
The general area contains a mixture of uses and zoning along the north side of
Highway 5. A salvage yard on C-3/R-2 zoned property is located to the east. An
auto repair business, dental office and single-family residences are located to the
west. Single-family structures and a garage door business are located to the
south. Undeveloped R-2 zoned property is located to the north.
The City's Future Land Use Plan designates this property as Residential Low
Density and Commercial. The proposed rezoning to C-3 will not require a
change to the Land Use Plan based on the facts that a portion of the property is
designated as Commercial, it is comprised of one (1) ownership and the C-3
zonings to the east extend further north than the Commercial designation.
Staff is supportive of the requested C-3 rezoning. Staff views the request as
reasonable. The property has a history of being used as an office, warehouse
and yard area for a construction company. The property is located in an area
along a principal arterial roadway, which contains a variety of C-3 and C-4 type
uses. The commercial uses and zoning to the east extend as far north (or
farther) as the subject property. Any future redevelopment of the property will
include required buffers, landscaping and screening where adjacent to residential
uses and zoning. Staff believes the proposed C-3 zoning represents a
continuation of the zoning pattern in this area, and will have no adverse impact
on the adjacent properties or the general area.
F. STAFF RECOMMENDATION:
Staff recommends approval of the requested C-3 rezoning.
PLANNING COMMISSION ACTION: (FEBRUARY 2, 2012)
The applicants were present. There were no objectors present. Staff presented the
item and a recommendation of approval. There was no further discussion. The item
was placed on the consent agenda and approved by a vote of 10 ayes, 0 noes and
1 absent.
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FILE NO.:
Owner: Lando and Rosalie Patton
Applicant: Joe White
Location: North side of Highway 5, approximately 600 feet east
of Crystal Valley Drive
Area: 4.6254 Acres
Request: Rezone from R-2 to C-3
Purpose: Future commercial development
Existing Use: Construction office, warehouse and yard
SURROUNDING LAND USE AND ZONING
North — Undeveloped; zoned R-2
South — Garage door business- and residential structures; zoned C-3
East — Salvage yard; zoned C-3 and R-2
West — Auto repair business, dental office and single-family residences;
zoned CA PD-O and R-2
A. PUBLIC WORKS COMMENTS:
1. Stagecoach Road is classified on the Master Street Plan as a principal
arterial. Dedication of right-of-way to 55 feet from centerline will be required.
B. PUBLIC TRANSPORTATION ELEMENT:
The site is not located on a CATA bus route.
C. PUBLIC NOTIFICATION:
All owners of property located within 200 feet of the site, and the SWLR United
for Progress, Crystal Valley and Otter Creek Neighborhood Associations were
notified of the public hearing.
FILE NO.: Z-8737
D. LAND USE ELEMENT:
This request is located in the Crystal Valley Planning District. The Land Use
Plan shows Commercial (C) and Residential Low Density (RL) for this property.
The Commercial category includes a broad range of retail and wholesale sales of
products, personal and professional services, and general business activities.
Commercial activities vary in type and scale, depending on the trade area that
they serve. The Residential Low Density category provides for single-family
homes at densities not to exceed 6 dwelling units per acre. Such residential
development is typically characterized by conventional single family homes, but
may also include patio or garden homes and cluster homes, provided that the
density remain less than 6 units per acre. The applicant has applied for a
rezoning from R-2, Single Family to C-3, General Commercial.
Master Street Plan:
Stagecoach Road is a Principal Arterial. A Principal Arterial is to serve thorough
traffic and to connect major traffic generators or activity centers within the
urbanized area. Entrances and exits should be limited to minimize negative
effects of traffic and pedestrians on Stagecoach Road since it is a Principal
Arterial. This street may require dedication of right-of-way and may require street
improvements for entrances and exits to the site.
Bicycle Plan:
A Class II Bike Lane is shown along Stagecoach Road. Bike Lanes provide a
portion of the pavement for the sole use of bicycles.
E. STAFF ANALYSIS:
Lando and Rosalie Patton, owners of the 4.6254 acre property located on the
north side of Highway 5 (Stagecoach Road), approximately 600 feet east of
Crystal Valley Drive, are requesting to rezone the property from "R-2" Single
Family District to "C-3" General Commercial District. The rezoning is proposed
for C-3 use of the property or future commercial development.
The property contains two (2) one-story commercial buildings within the south
portion of the site. A paved driveway from Highway 5 is located within a
pipe -stem, extending from the southeast corner of the property. The northern
portion of the property is mostly grass -covered. The property is wooded along
the west property line, north of the existing buildings. A paved driveway and two
(2) small paved parking areas are also located within the south portion of the
property.
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FILE NO.: Z-8737 (Cont.
The general area contains a mixture of uses and zoning along the north side of
Highway 5. A salvage yard on C-3/R-2 zoned property is located to the east. An
auto repair business, dental office and single-family residences are located to the
west. Single-family structures and a garage door business are located to the
south. Undeveloped R-2 zoned property is located to the north.
The City's Future Land Use Plan designates this property as Residential Low
Density and Commercial. The proposed rezoning to C-3 will not require a
change to the Land Use Plan based on the facts that a portion of the property is
designated as Commercial, it is comprised of one (1) ownership and the C-3
zonings to the east extend further north than the Commercial designation.
Staff is supportive of the requested C-3 rezoning. Staff views the request as
reasonable. The property has a history of being used as an office, warehouse
and yard area for a construction company. The property is located in an area
along a principal arterial roadway, which contains a variety of C-3 and C-4 type
uses. The commercial uses and zoning to the east extend as far north (or
farther) as the subject property. Any future redevelopment of the property will
include required buffers, landscaping and screening where adjacent to residential
uses and zoning. Staff believes the proposed C-3 zoning represents a
continuation of the zoning pattern in this area, and will have no adverse impact
on the adjacent properties or the general area.
F. STAFF RECOMMENDATION:
Staff recommends approval of the requested C-3 rezoning.
PLANNING COMMISSION ACTION: (FEBRUARY 2, 2012)
The applicants were present. There were no objectors present. Staff presented the
item and a recommendation of approval. There was no further discussion. The item
was placed on the consent agenda and approved by a vote of 10 ayes, 0 noes and
1 absent.
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