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HomeMy WebLinkAboutZ-4190 Staff AnalysisMarch 27, 1984 Item No. 9 - Z-4190 Owner.: Applicant: Location: Superior Federal Bank Same By: Ernie Mackin Jr. 11900 Chicot Road Request: Rezone from "R-2" Single Family to "C-4" Open Display District Purpose: Auto Repair Srze: 0.65 acres + Existing Use: Vacant Building SURROUNDING LAND USE AND ZONING: North -- Vacant, Zoned "R-2" South Single Family, Zoned "R-2" East - Vacant, Zoned "R-2" West - Single Family, Zoned "R-2" PLANNING CONSIDERATIONS: 1. The proposed use of the site is an auto repair garage. There is a large building on the property that has been used as a repair garage, but that building is now vacant. The property and building do not have any residential possibility so some nonresidential classification appears to be appropriate. This section of Chicot Road has a number of different land uses, including vacant land. Establishing a "C-4" spot at this location is not desirable and a less intensive commercial zoning is more appropriate. The rezoning of this property could set precedent for a "C-4" strip which is not compatible with the area. 2. The site is flat and occupied by a single structure. There are no unique physical characteristics featured on the property. 3. Chicot Road is identified as a minor arterial on the Master Street Plan. A minor arterial requires 80' of right-of-way so additional dedication will be required because the existing right-of-way is deficient. March 27, 1984 Item No. 9 - Continued 4. There have been no adverse comments received from the reviewing agencies as of this writing. 5. There are no legal issues. 6. The site was annexed to the City in 1979 as "R-2." There is no documented neighborhood position on the property. 7. The Suburban Development Plan identifies Chicot Road from Hillsboro Road to north of the property in question for neighborhood commercial development. That type of land use pattern requires "C-1" zoning which is more compatible with the area. Uses associated with the neighborhood commercial center are more desirable and provide needed services for the neighborhood. A neighborhood commercial use or "C-1" zoning should have less of an impact on the neighborhood than a "C-4" reclassification. STAFF RECOMMENDATION: Staff recommends denial of the "C-4" request and approval of a "C-1" reclassification. PLANNING COMMISSION ACTION: The applicant was represented by Ernie Mackin. There was one objector present. Mr. Mackin spoke in support of the commercial zoning at this location. He stated that a party interested in the property probably did not need "C-4" zoning and amended the application to request "C-3." Mr. Carroll Sissor spoke in opposition to the request. He and his neighbors did not support any comm-rcial rezoning in the area. They felt that commercial zoning would disrupt the neighborhood. The Commission discussed the case at length. The motion was made to recommend approval of the application as amended. The motion passed by a vote of 8 ayes, 1 no, 1 absent and 1 abstention (Richard Massie). March 27, 1984 Item No. 9 - Z-4190 Owner: Applicant: Location: Request: Purpose: Size: Superior Federal Bank Same By: Ernie Mackin Jr. 11900 Chicot Road Rezone from "R-2" Single Family to "C-4" Open Display District Auto Repair 0.65 acres + Existing Use: Vacant Building SURROUNDING LAND USE AND ZONING: North - Vacant, Zoned "R-2" South'-- Single Family, Zoned "R-2" East -- Vacant, Zoned "R-2" West - Single Family, Zoned "R-2" PLANNING CONSIDERATIONS: 1. The proposed use of the site is an auto repair garage. There is a large building on the property that has been used as a repair garage, but that building is now vacant. The property and building do not have any residential possibility so some nonresidential classification appears to be appropriate. This section of Chicot Road has a number of different land uses, including vacant land. Establishing a "C-4" spot at this location is not desirable and a less intensive commercial zoning is more appropriate. The rezoning of this property could set precedent for a "C-4" strip which is not compatible with the area. 2. The site is flat and occupied by a single structure. There are no unique physical characteristics featured on the property. 3. Chicot Road is identified as a minor arterial on the Master Street Plan. A minor arterial requires 80' of right-of-way so additional dedication will be required because the existing right-of-way is deficient. March 27, 1984 Item No. 9 - Continued 4. There have been no adverse comments received from the reviewing agencies as of this writing. 5. There are no legal issues. 6. The site was annexed to the City in 1979 as "R-2." There is no documented neighborhood position on the property. 7. The Suburban Development Plan identifies Chicot Road from Hillsboro Road to north of the property in question for neighborhood commercial development. That type of land use pattern requires "C-1" zoning which is more compatible with the area. Uses associated with the neighborhood commercial center are more desirable and provide needed services for the neighborhood. A neighborhood commercial use or "C-1" zoning should have less of an impact on the neighborhood than a "C-4" reclassification.' STAFF RECOMMENDATION: Staff recommends denial of the "C-4" request and approval of a "C-1" reclassification.