Loading...
HomeMy WebLinkAboutZ-4350 Staff AnalysisNovember 13, 1984 Item No. 18 - Z-4350 Owner: Various Owners Applicant: Charleen H. Tipton Location: Stagecoach and Base Line Road SW Corner Request: Rezone from "R-2" to "C-3" Purpose: Commercial and Office Uses Size: 4.5 acres + Existing Use: Mixed Uses SURROUNDING LAND USE AND ZONING: North - Vacant and Commercial, Zoned "R-2" South - Vacant and Single Family, Zoned "R-2" East - Vacant, Zoned "R-2" West - Single Family, Zoned "R-2" PLANNING CONSIDERATIONS: 1. The proposal is to utilize the property for a small commercial center that will include both retail and office uses. Being located at the intersection of two arterials, Base Line and Stagecoach Roads, suggests something other than single family residential and the proposed development scheme appears to be a reasonable alternative. It is anticipated that all four corners will be developed for nonresidential uses and provide some needed services for the area which are presently limited. 2. The site is flat and occupied by a number of structures and different types of uses. The primary use is residential but there are some commercial uses at the corner. Since this area was developed prior to coming into the City, the development is very haphazard. In addition, some of the structures are marginal. 3. Additional right-of-way dedication for Base Line and Highway No. 5 (Stagecoach Road) will be required because both are identified as arterials on the Master Street Plan. November 13, 1984 Item No. 18 - Continued 4. Engineering has reported that boundary street improvements will be required for both Base Line and Highway No. 5. No other adverse comments have been received from the reviewing agencies as of this writing. 5. There are no legal issues. 6. There is no neighborhood position on the site. The property was annexed into the City in 1979 as part of the large southwest annexation. 7. The proposed Otter Creek Plan identifies the location for commercial development and staff supports the commercial request. The existing development pattern is somewhat questionable and "C-3" would do very little to change that and would allow the current uses to continue. Because of that situation, staff recommends that a "C-2" classification be utilized for the property. The "C-2" district provides for site plan review and for this location that would be beneficial. Rezoning to "C-3" could possibly just clean up the nonconforming status of some of the uses and allow some of them to expand. Staff supports commercial use of the site, but feels that a new development is a better proposal than allowing the existing uses to continue. The "C-2" site plan process gives the City the needed review to ensure a quality project. STAFF RECOMMENDATION: Staff recommends "C-2" and not "C-3" as requested. PLANNING COMMISSION ACTION: The applicant was represented by Gene Eberle. There were no objectors present. Mr. Eberle said that the contract to purchase was for "C-3" as requested and that he could not amend the request to "C-2" as recommended by staff. He also indicated that only one building was proposed for the property. After a long discussion, a motion was made to recommend either "C-3" and that a one -lot replat be submitted prior to the rezoning request being forwarded to the Board of Directors, or "C-2" without a replat. The motion passed by a vote of 8 ayes, 0 noes and 3 absent. November 13, 1984 Item No. 18 - Z-4350 Owner: Various Owners Applicant: Charleen H. Tipton Location: Stagecoach and Base Line Road SW Corner Request: Rezone from "R-2" to 11C-3" Purpose: Commercial and Office Uses Size: 4.5 acres + Existing Use: Mixed Uses SURROUNDING LAND USE AND ZONING: North - Vacant and Commercial, Zoned "R-2" South - Vacant and Single Family, Zoned "R-2" East - Vacant, Zoned "R-2" West - Single Family, Zoned "R-2" PLANNING CONSIDERATIONS: 1. The proposal is to utilize the property for a small commercial center that will include both retail and office uses. Being located at the intersection of two arterials, Base Line and Stagecoach Roads, suggests something other than single family residential and the proposed development scheme appears to be a reasonable alternative. It is anticipated that all four corners will be developed for nonresidential uses and provide some needed services for the area which are presently limited. 2. The site is flat and occupied by a number of structures and different types of uses. The primary use is residential but there are some commercial uses at the corner. Since this area was developed prior to coming into the City, the development is very haphazard. In addition, some of the structures are marginal. 3. Additional right-of-way dedication for Base Line and Highway No. 5 (Stagecoach Road) will be required because both are identified as arterials on the Master Street Plan. November 13, 1984 Item No. 18 - Continued 4. Engineering has reported that boundary street improvements will be required for both Base Line and Highway No. 5. No other adverse comments have been received from the reviewing agencies as of this writing. 5. There are no legal issues. 6. There is no neighborhood position on the site. The property was annexed into the City in 1979 as part of the large southwest annexation. 7. The proposed Otter Creek Plan identifies the location for commercial development and staff supports the commercial request. The existing development pattern is somewhat questionable and "C-3" would do very little to change that and would allow the current uses to continue. Because of that situation, staff recommends that a "C-2" classification be utilized for the property. The "C-2" district provides for site plan review and for this location that would be beneficial. Rezoning to "C-3" could possibly just clean up the nonconforming status of some of the uses and allow some of them to expand. Staff supports commercial use of the site, but feels that a new development is a better proposal than allowing the existing uses to continue. The "C-2" site plan process gives the City the needed review to ensure a quality project. STAFF RECOMMENDATION: Staff recommends "C-2" and not "C-3" as requested. PLANNING COMMISSION ACTION: The applicant was represented by Gene Eberle. There were no objectors present. Mr. Eberle said that the contract to purchase was for "C-3" as requested and that he could not amend the request to "C-2" as recommended by staff. He also indicated that only one building was proposed for the property. After a long discussion, a motion was made to recommend either "C-3" and that a one -lot replat be submitted prior to the rezoning request being forwarded to the Board of Directors, or "C-2" without a replat. The motion passed by a vote of 8 ayes, 0 noes and 3 absent.