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HomeMy WebLinkAboutminutes denied10, 1999 y 1 ' ITEM NO. 5 FILE NO. L U99-16-01 Name: Land Use Plan Amendment - Otter Creek Planning District f Location: 13701 Pleasant Hill Road Request: SF to I Source: U -Liner -Mid America Inc. PROPOSAL / REQUEST: Land Use Plan amendment in the Otter Creek Planning District from SF to I. The proposed use for the property is expansion of an existing non -conforming use operated by U - Liner -Mid America Inc. The Industrial (I) land use category encompasses a wide variety of manufacturing, warehousing research and development, processing, and industry related office and service activities. Industrial development typically occurs on an individual tract basis rather than according to an overall development plan. EXISTING LAND USE AND ZONING: The property is currently zoned R-2 Residential Single Family and is approximately 7.5 acres in size. The site in question is currently a non conforming industrial land use. The location is in a rural area inside city limits with a residential area located nearby to the southeast on Sherri Marie Drive. All of the property bordering the site in question lies in an R-2 Single Family residential zone. A small MF -6 Multi Family zone sits on the southwest corner of the Pleasant Hill / Vimy Ridge Road intersection. C-1 Neighborhood Commercial zoning covers a small tract of land on the northwest corner of the County Line / Vimy Ridge Road intersection. The northeast corner of the County Line / Vimy Ridge Roads intersection consists of C-3 General Commercial. 1 '-0, 1999 NO. 5 (Cont.) FILE NO. LU99-16-01 TUBE LAND USE PLAN AND RECENT AMENDMENTS: March 19, 1996; a change was made from PK/OS to I.on the northeast corner of Alexander and Vimy Ridge Roads. November 21, 1995, a change was made from Mixed Residential to SF west of Vimy Ridge Road between County Line Road and Alexander Road (either side of Pleasant Hill Road). The property in question lies in a Single Family (SF) land use area. All of the properties surrounding the proponent's Property lie in a large Single Family (SF) future land use area west of Vimy Ridge Road. The areas of Low Density Residential (LDR) use located in the general vicinity of the proponents property are at th(� intersection of Peasant Hill Road / Vimy Ridge Road, the northwest corner of County Line and Vimy Ridge Road, and on Vimy Ridge Road across from Sub Station Road. A small area of Commercial (C) serves as a neighborhood commercial node on the north side of the intersection of Alexander and Vimy Ridge Road. To the north a Mixed Office Commercial (MOC) land use area sits on the south side of the intersection of Alexander and Vimy Ridge Road. MASTER STREET PLAN: Pleasant Hill Road is shown as a collector street on the Master Street Plan map. The plan shows that Pleasant Hill Road will be extended to create a loop connecting Vimy Ridge Road in the east to Alexander Road in the north. The plan designates a 60' wide right-of-way for standard collector streets. Vimy Ridge and Alexander Roads are shown as minor arterials on the Master Street Plan Map. The map shows County Line Road as switching from minor arterial status to collector status west of Vimy Ridge Road. Vimy Ridge, Alexander, and County Line Roads are built as rural two lane roads. Pleasant Hill Road is a narrow paved drive. PARKS: None. BACKGROUND - 2 '0, 1999 NO. 5 (Cont. y FILE NO.: LU99-16-01 most recent development in the area is the development f commercial properties on the north side of County Line Road at the intersection of Vimy Ridge Road. The site itself is not directly accessed by a road designed specifically for heavy vehicles. Pleasant Hill Road is currently listed as a private street in the Street Index. The proposed future land use for the property is expansion of an existing non- conforming use. With the exception of the residential area to the southeast, the rural land surrounding the proponent's property remains undeveloped. c CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: The Chicot West / I-30 South Neighborhood Action Plan covers the area under question. The Housing and Neighborhood Revitalization Goal included an action statement of concentrating urban development in the northern portion of the district and saving the southern portion of the district as an "urban reserve." The implementation portion of the plan recommended the designation of a large tract of Single Family (SF) land uses west of Vimy Ridge Road. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Otter Creek Homeowners Association, Quail Run N.A., Rolling pines N.A., and Meyer Lane N.A. Staff has received 3 comments from area residents. One is opposed to the change and two were neutral. STAFF RECOMMENDATIONS: Staff believes the change is not appropriate at this time. PLANNING COMMISSION ACTION: (JUNE 10, 1999) Brian Minyard, of Planning Staff, presented the position of the Planning Staff to the Planning Commission. A conversation followed between the Commission and Staff about issues concerning the merits of recommending Land Use Plan amendment instead of a PID as a first step in the process for the applicant to take. Mr. Minyard stated that a PID could be done without a land use plan amendment. 3 0, 1999 R NO.: 5 (Cont.) FILE NO.: LU99-16-01 Wever, the applicant wishes to expand a non -conforming use. In order for the applicant to expand their non- conforming uses, they must change the zoning that in turn requires a land use plan change. Mr. Bob Lowe of McGetrick & McGetrick spoke,in support of the application representing the applicant. The applicant uses the property in question for sales and distribution. The applicant wishes to construct buildings for research and development. Manufacturing does not take place on the site nor will it do so in the future. Mr. Jerry Zerkel, 14101 Pleasant Hill Road, spoke in opposition to the application. Stated that U -Liner bought Property from an excavation company three years ago and expanded industrial and offices uses at the site. Mr. Gary Briggs, 14103 Pleasant Hill Road, spoke in Opposition to the application. Mr. Briggs questioned the legality of the non -conforming use of the property and felt that such uses at this site degraded the residential character of the neighborhood and adversely effected Property values. Vice Chair Adcock asked why the staff report did not include information about the former business located at the site. A conversation followed between the Commission and staff concerning code enforcement issues relative to the site. Vice Chair Adcock stated preference for a PID over a land use change. A conversation followed between the Commission and Staff concerning the issues surrounding the possibility of a PID at the sight. Mr. Walter Malone, Planning Manager, explained the process and stated that consideration of the proposed land use plan amendment was merely the first step in a process to allow expansion of the applicant's business. If the land use amendment is turned down, the applicant could apply for a PID. If the PID failed, the business could still operate but could not expand. A conversation followed in which Mr. Zerkel stated that the neighborhood did not oppose continuance of the business and Mr. Bob Lowe expected that his client would apply fora PID. A motion was made for approval of the land use plan change and failed with a vote of 0 ayes, 9 noes and 2 absent. 4