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HomeMy WebLinkAboutZ-3409 Staff Analysis0 October 23, 1979 Item No. 7 - Z-3409 Owner: John and Barbara Baber and Jean Cross Applicant: Jean Cross Request: Rezone to "F" Commercial Purpose: Retail Sales and Parking Existing Zoning: "A" One Family Location: 2304 Biscayne Drive Site Characteristics: Level. Lot sits well above street grade. Size: 7,000 Square Feet + Existing Land Use: Single Family, Abandoned Abutting Land Use North - Mini Mall and Zoning: Zoned "F" South - Office Zoned "E-1" East - Office Zoned "F" West - Single Family and Day -Care Zoned "A" Zoning History: None Applicable Regulations: The Zoning Ordinance FACTUAL INFORMATION October 23, 1979 Item 7 1. NEED AND/OR DEMAND If approved, this property will be used to expand the Mini Mall complex. 2. COMPATIBILITY WITH MUNICIPAL PLANS Though no particular plan covers this property, the established pattern of development clearly indicates that this property is not usable for single family residential. It is equally clear, however, that Glover Street must be held as the western boundary of the commercial development. 3. EFFECT ON ENVIRONS No adverse environmental impact is expected. 4. NEIGHBORHOOD POSITION None expressed. 5. PUBLIC SERVICES/EFFECT ON No adverse comments have been received. 6. UTILITIES/EFFECT ON No adverse comments have been received. 7. EFFECT ON PUBLIC FINANCES No particular fiscal effects are anticipated. 8. LEGAL CONSIDERATIONS/REASONABLENESS The property abuts "F" Commercial Districts on the north and east and "E-1" zoning to the south, with the clear indication that Glover Street be the final western boundary of the commercial district south and west of Cantrell Road. This request is reasonable. 9. STANDARDS OF QUALITY No standards of quality have been addressed by the applicant. October 23, 1979 Item 7 - Continued 10. TRAFFIC AND STREET RIGHT-OF-WAY No unusual traffic issues attend this case. Glover Street is a deficient thoroughfare. It is not a through street, presently terminating at the south property line of the Watergate Apartments. It has a 30' right-of-way, and it serves as the only access to an existing day-care operation (granted approval over staff's objection due to traffic problems) and further serves as a parking lot for employees and customers of several businesses in the neighborhood. There are enot right-of-way issues relative to this property. All the existing right-of-way was dedicated out of Bellevue Addition of which this is part. If any additional right-of-way is to be dedicated, it should come from the west side of the street. ANALYSIS Staff finds the street issue to be problematical, but there is no apparent conflict to prevent the requested zoning from being approved. The proposed use of this property will not require primary access to Glover Street. The block has long been committed to commercial development, and to attempt to hold this property to Single Family would be untenable. STAFF RECOMMENDATION: Staff recommends approval. COMMISSION ACTION: The applicant was present, and there were no objectors. After a brief discussion, the Commission moved to approve the application as filed. The motion passed - 7 ayes, 0 noes and 4 absent. In further related action, the Commission directed staff to prepare a resolution from it to the Board of Directors hatit be indicating their support of the staff suggestion stated clearly at this point that there is no intention to recommend approval of any further commercial zoning west of Glover Street. This resolution is to be prepared and presented for the Planning Commission's consideration at their special meeting in November. October 23, 1979 Item No. 7 - Z-3409 Owner: John and Barbara Baber and Jean Cross Applicant: Jean Cross Request: Rezone to "F" Commercial Purpose: Retail Sales and Parking Existing Zoning: "A" One Family Location: 2304 Biscayne Drive Site Characteristics: Level. Lot sits well above street grade. Size: 7,000 Square Feet + Existing Land Use: Single Family, Abandoned Abutting Land Use North - Mini Mall and Zoning: Zoned "F" South - Office Zoned "E-1" East - Office Zoned "F" West - Single Family and Day -Care Zoned "A" Zoning History: None Applicable Regulations: The Zoning Ordinance FACTUAL INFORMATION October 23, 1979 Item 7 1. NEED AND/OR DEMAND If approved, this property will be used to expand the Mini Mall complex. 2. COMPATIBILITY WITH MUNICIPAL PLANS Though no particular plan covers this property, the established pattern of development clearly indicates that this property is not usable for single family residential. It is equally clear, however, that Glover Street must be held as the western boundary of the commercial development. 3. EFFECT ON ENVIRONS No adverse environmental impact is expected. 4. NEIGHBORHOOD POSITION None expressed. 5. PUBLIC SERVICES/EFFECT ON No adverse comments have been received. 6. UTILITIES/EFFECT ON No adverse comments have been received. 7. EFFECT ON PUBLIC FINANCES No particular fiscal effects are anticipated. 8. LEGAL CONSIDERATIONS/REASONABLENESS The property abuts "F" Commercial Districts on the north and east and "E-1" zoning to the south, with the clear indication that Glover Street be the final western boundary of the commercial district south and west of Cantrell Road. This request is reasonable. 9. STANDARDS OF QUALITY No standards of quality have been addressed by the applicant. October 23, 1979 Item 7 - Continued 10. TRAFFIC AND STREET RIGHT-OF-WAY No unusual traffic issues attend this case. Glover Street is a deficient thoroughfare. It is not a through street, presently terminating at the south property line of the Watergate Apartments. It has a 30' right-of-way, and it serves as the only access to an existing day-care operation (granted approval over staff's objection due to traffic problems) and further serves as a parking lot for employees and customers of several businesses in the neighborhood. There are no right-of-way issues relative to this property. All of the existing right-of-way was dedicated out of Bellevue Addition of which this is part. If any additional right-of-way is to be dedicated, it should come from the west side of the street. ANALYSIS Staff finds the street issue to be problematical, but there is no apparent conflict to prevent the requested zoning from being approved. The proposed use of this property will not require primary access to Glover Street. The block has long been committed to commercial development, and to attempt to hold this property to Single Family would be untenable. STAFF RECOMMENDATION: Staff recommends approval.