HomeMy WebLinkAboutZ-4120-A Staff AnalysisJanuary 26, 1993
ITEM NO.: 17 Z-4120-A
Owner:
Applicant:
Location:
Request:
Purpose:
Size:
Existing Use:
A. C. Dean
A. C. Dean
Vimy Ridge Road and County
Line Road
Rezone from C-1 to C-3
Commercial
1.39 acres
Vacant
SURROUNDING LAND USE AND ZONING
North - Single -Family, zoned R-2
South - Vacant (Saline County)
East - Vacant and Single -Family, zoned R-2 and MF-6
West /-- Vacant, zoned C-1
STAFF ANALYSIS
The property in question is located at the northeast corner
of Vimy Ridge and County Line Road, and the request is to
rezone the site from C-1 to C-3. The proposed use is a
convenience store with gas pumps and a car wash. Because
of the car wash, a CUP is also being requested. (See Item
No. 11 on this agenda.) If there was no car wash involved,
rezoning to C-3 would not be necessary and only a
conditional use permit would be required for the convenience
store. The land is vacant and has 200 feet of frontage on
Vimy Ridge Road and 225 feet on County Line Road. The site
was reclassified to C-1 in January of 1984.
Zoning in the general vicinity is R-2, MF-6 and C-1. The
existing C-1 is directly across the Vimy Ridge Road, and is
a "mirror image" of the site being considered for rezoning
to C-3. The south side of County Line Road is in Saline
County and there is no zoning. Land use is single family
residences and an elementary school. A high percentage of
the land is still undeveloped, including the C-1 and MF-6
sites. Some of the lots within the subdivision to the east
are also vacant.
The adopted plan, Otter Creek, identifies the northeast
corner of County Line Road and Vimy Ridge as neighborhood
commercial. Other uses shown on the plan are single family,
January 26, 1993
ITEM NO.: 17 Z-412 -A Cont.
multifamily and industrial. In this general vicinity, the
land use plan tends to recognize the existing zoning
patterns.
Reclassifying the site to C-3 is a reasonable option for the
location, which is the intersection of two minor arterials.
The plan's concept and direction will not be changed by a
C-3 rezoning because the size of the commercial area will
not be increased. Neighborhood commercial sites are usually
five acres in size and the existing C-1 corners together are
less than 5 acres. The rezoning to C-3 should not have an
adverse impact on the surrounding properties. (Several
years ago, Metroplan did a land use plan for Shannon Hills
and it showed the Vimy Ridge/County Line Road intersection
for commercial use.)
ENGINEERING COMMENTS
Vimy Ridge Road and County Line Road are classified as minor
arterials, and the right-of-way standard is 45 feet from the
centerline. The existing rights -of -way are deficient and
additional dedication will be required. A one lot final
plat will have to be done for the property, and the
dedication should be accomplished through the platting
process.
STAFF RECOMMENDATION
Staff recommends approval of a C-3 rezoning as requested.
PLANNING COMMISSION ACTION:
The applicant was present. There were
item was placed on the Consent Agenda.
recommend approval of the C-3 rezoning
motion passed by a vote of 10 ayes, 0
(JANUARY 26, 1993)
no objectors and the
A motion was made to
as requested. The
nays and 1 absent.
2