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HomeMy WebLinkAboutZ-4256 Staff AnalysisJune 26, 1984 Item No. 4 - Z-4256 Owner: Applicant: Location: Request: Purpose: Size: Various Owners Arlan Harris Sibley Hole Road East of I-430 and South of Stagecoach Road Rezone from "R-2" Single Family to "C-2" Shopping District Shopping Center 9.43 acres + Existing Use: Vacant SURROUNDING LAND USE AND ZONING: North - Vacant, Zoned "R-2" South - Vacant, Zoned "R-2" East - Vacant, Zoned "R-2" West - Vacant, Zoned "R-2" PLANNING CONSIDERATIONS: 1. The proposal is to develop a small scale shopping center on the property in question. No specific plans have been submitted, but "C-2" is a site plan review district so prior to development of the site further review by the Planning Commission will be required. The property has some problems and really does not lend itself to this type of zoning or use. The site has an extensive involvement with the floodway, and the land has virtually no frontage on an arterial or a collector. The property fronts onto Sibley Hole Road, a substandard street, at a point that appears to be located in the floodway. The development potential of the property is questionable because of these issues and the site is not a "C-2" location. 2. The property is flat and vacant. Approximately the southern one-half is in the floodway, and it is bisected by Fourche Creek. It appears that the property is heavily impacted by the creek and its floodplain. These characteristics of the site raise questions as to whether the property can be developed for commercial uses. • - - ft, June 26, 1984 Item No. 4 - Continued 3. There are no right-of-way requirements or Master Street Plan issues associated with this site. 4. There have been no adverse comments received from the reviewing agencies at this time. 5. There are no legal issues. 6. There is no documented history on this site. 7. The Suburban Development Plan identifies areas to the west of I-430 for the commercial commitment and not to the east, the location of this request. The plan shows the property in question as floodplain. The staff does not support the request because of the plan and inadequate access for a commercial use and the floodway involvement. For a "C-2" site to work, it should have proper access and frontage on a major street and this site is lacking both. There is a strip of land between the property in question, Sibley Hole Road, that possibly has controlled access as a result of the I-430 project. Sibley Hole Road is a substandard street and cannot handle additional traffic flow. The Master Street Plan identifies Fourche Creek as part of the "floodway open space acquisition" program which recommends a minimum width of 350 feet. This could substantially impact the property. One additional concern is whether the property has been properly subdivided. From all indications, this is not a good "C-2" location. STAFF RECOMMENDATION: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: The applicant, Donna Harris, was present. There were no objectors present. Mrs. Harris stated that the issues raised by the staff were minor construction problems and could be resolved. She described the proposed use as a 24,000 square foot shopping center and that some commitments had been made.• Arlan Harris spoke and addressed the floodway and floodplain issues. He stated that he did not intend to include the floodway portion of the property in the request and that he realizes that the floodplain would have to be built up. Mr. Harris said the site would have to be raised at least five to six feet and that should solve some of the flooding problems. Jim Lawson of the Planning staff also addressed the floodway issue and June 26, 1984 Item No. 4 - Continued informed the Commission that the Board of Directors is to act on a resolution encouraging the dedication of the floodway lands. It would be similar to the right-of-way dedication procedure. After a long discussion, Mr. Harris agreed to amending the application to exclude the floodway from the "C-2" request and dedicate the floodway to the City. The floodway would remain zoned "R-2." A motion was made to recommend approval of the request as amended. The motion passed by a vote of 10 ayes, 0 noes and 1 absent. t ,Tarte 26, 1984 Item No. 4 - Z-4256 Owner: Various Owners Applicant: Arlan Harris Location: Sibley Hole Road Fast of I-430 and South of Stagecoach Road Request: Rezone from "R-2" Single Family to "C-2" Shopping District Purpose: Shopping Center Size: 9.43 acres + Existing Use: Vacant SURROUNDING LAND USE AND ZONING: North - Vacant, Zoned "R-2" South - Vacant, Zoned "R-2" East - Vacant, Zoned "R-2" West - Vacant, Zoned "R-2" PLANNING CONSIDERATIONS: 1. The proposal is to develop a small scale shopping center on the property in question. No specific plans have been submitted, but "C-2" is a site plan review district so prior to development of the site further review by the Planning Commission will be required. The property has some problems and really does not lend itself to this type of zoning or use. The site has an extensive involvement with the floodway, and the land has virtually no frontage on an arterial or a collector. The property fronts onto Sibley Hole Road, a substandard street, at a point that appears to be located in the floodway. The development potential of the Property is questionable because of these issues and the site is not a "C-2" location. 2. The property is flat and vacant. Approximately the southern one-half is in the floodway, and it is bisected by Fourche Creek. -It appears that the property is heavily impacted by the creek and its floodplain. These characteristics of the site raise questions as to whether the property can be developed for commercial uses. s .mune 26, 1934 Item No. 4 -- Continued 3. There are no right-of-way requirements or Master Street Plan issues associated with this site. 4. There have been no adverse comments received from the reviewing agencies at this time. 5. There are no legal issues. 6. There is no documented history on this site. 7. The Suburban Development Plan identifies areas to the west of I-430 for the commercial commitment and not to the east, the location of this request. The plan shows the property in question as floodplain. The staff does not support the request because of the plan and inadequate access for a commercial use and the floodway involvement. For a "C-2" site to work, it should have proper access and frontage on a major street and this site is lacking both. There is a strip of land between the property in question, Sibley Hole Road, that possibly has controlled access as a result of the I-430 project. Sibley Hole Road is a substandard street and cannot handle additional traffic flow. The Master Street Plan identifies Fourche Creek as part of the "floodway open space acquisition" program which recommends a minimum width of 350 feet. This could substantially impact the property. One additional concern is whether the property has been properly subdivided. From all indications, this is not a good "C-2" location. STAFF RECOMMENDATION: Staff recommends denial of the request as filed.. PLANNING COMMISSION ACTION: The applicant, Donna Harris, was present. There were no objectors present. Mrs. Harris stated that the issues raised by the staff were minor construction problems and could be resolved. She described the proposed use as a 24,000 square foot shopping center and that some commitments had been made. Arlan Harris spoke and addressed the floodway and floodplain issues. He stated that he did not intend to include the floodway portion of the property in the request and that he realizes that the floodplain would have to be built up. Mr. Harris said the site would have to be raised at least five to six feet and that should solve some of the -flooding problems. Jim Lawson of the Planning staff also addressed the floodway issue and June 26, 1984 Item No. 4 - Continued informed the Commission that the Board of Directors is to act on a resolution encouraging the dedication of the floodway lands. It would be similar to the right-of-way dedication procedure. After a long discussion, Mr. Harris agreed to amending the application to exclude the floodway from the "C-2" request and dedicate the floodway to the City. The floodway would remain zoned "R-2." A motion was made to recommend approval of the request as amended. The motion passed by a vote of 10 ayes, 0 noes and 1 absent.