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HomeMy WebLinkAboutZ-4412 Staff AnalysisMarch 26, 1985 Item No - -4 - Z-4412 Owner: Applicant: Location: Request: Purpose: Size: Existing Use: Estate of A. Holloway Al Johnson 1000 Fair Park (West 10th and Fair Park SW Corner) Rezone from "R-3" to "C-3" Car Wash 0.38 acres + Vacant SURROUNDING LAND USE AND ZONING: North - Single Family, Zoned "R-3" South - Office, Zoned "C-3" East - Single Family and Office, Zoned "R-3" and "0-3" West - Industrial, Zoned 11 I-2" PLANNING CONSIDERATIONS 1. The request is to rezone the property to "C-3" to allow a car wash. The site is situated at the corner of a minor arterial and a collector so it does have some potential for nonresidential use. The property is located along a section of Fair Park from I-630 to West 12th that has both a mixed land use and zoning pattern. The existing zoning includes "R-3," "R-6," 110-3, "C-3," "C-4" and a PUD. The land use is very similar with some industrial uses to the west at West 10th and Taylor Streets. This property abuts "C-3" on the south and "I-2" on the west with "R-3" across both West 10th and Fair Park. At the southeast corner of West 10th and Fair Park, there is a lot zoned "o-3.11 2. The site is vacant and flat. There are no unique physical characteristics. 3. Dedication of addit°ional right-of-way will be required because Fair Park is classified as a minor arterial on the Master Street Plan. The recommended right-of-way for a minor arterial is 801. West 10th is a collector but all necessary improvements are in place. March 26, 1985 Item No. 4 - Continued 4. The traffic engineer must approve all curb cuts and traffic circulation. No other comments have been received as of this writing. 5. There are no legal issues. 6. There is no documented history or neighborhood position on this site. 7. Staff's position for this segment of Fair Park has been one of encouraging comprehensive development or redevelopment in a coordinated manner such as provided in the PUD process. A one or two lot rezoning to "C-3" does not offer that approach, and the staff does not support this request. This is consistent with previous staff recommendations for rezonings in the immediate area along Fair Park. Both the Planning Commission and the Board of Directors have supported the staff in those instances. The Oak Forest Neighborhood Plan identifies the location for mixed use such as office and/or commercial, and staff recognizes that type of land use pattern. Our concern is that Fair Park is somewhat unique and potential projects should be well ' thought out and carefully y planned. The PUD on the east side of Fair Park is an example of this. New development along Fair Park should be at least one-half block in size to avoid excessive curb cuts and a stripped out appearance. Staff realizes that the zoning is very mixed, including "I-211, but feels that some of it is misplaced and that type of pattern should not be continued. There is no doubt that this particular location has nonresidential potential, but it should be achieved by a more planned approach and not through a "C-3" rezoning. Approval of this request could set an undesirable precedent for the remainder of this section of Fair Park. STAFF RECOMMENDATION: Staff does not support the "C-3" request. March 26, 1985 Item No. 4 - Continued PLANNING COMMISSION ACTION: The applicant, Al Johnson, was present. There were no objectors in attendance. Mr. Johnson indicated that he was representing the Holloway estate. He said that there was no neighborhood opposition and then discussed the staff's comments concerning Fair Park and the immediate area. Mr. Johnson said the site was very adaptable for a car wash. He also indicated that primary access would be from West 10th and that the proposed car wash would be automated and open 24 hours with employees present during peak hours. Mr. A. Holloway spoke and said they needed to sell the property because of taxes which included a substantial improvement tax for the West 10th Street project. The Planning Commission then voted to recommend approval of the "C-3" request as filed. The vote: 9 ayes, 0 noes and 2 absent. March 26, 1985 Item No. 4 - Z-4412 Owner: Applicant: Location: Request: Purpose: Size: Estate of A. Holloway Al Johnson 1000 Fair Park (West 10th and Fair Park SW Corner) Rezone from "R-3" to "C-3" Car Wash 0.38 acres + Existing Use: Vacant SURROUNDING LAND USE AND ZONING: North - Single Family, Zoned "R-3" South - Office, Zoned "C-3" East - Single Family and Office, Zoned "R-3" and "0-3" West - Industrial, Zoned "I-2" PLANNING CONSIDERATIONS 1. The request is to rezone the property to "C-3" to allow a car wash. The site is situated at the corner of a minor arterial and a collector so it does have some potential for nonresidential use. The property is located along a section of Fair Park from I-630 to West 12th that has both a mixed land use and zoning pattern. The existing zoning includes "R-3," "R-6," 110-3, "C-3," "C-4" and a PUD. The land use is very similar with some industrial uses to the west at West 10th and Taylor Streets. This property abuts "C-3" on the south and "I-2" on the west with "R-3" across both West 10th and Fair Park. At the southeast corner of West 10th and Fair Park, there is a lot zoned "0-3 " 2. The site is vacant and flat. There are no unique physical characteristics. 3. Dedication of additional right-of-way will be required because Fair Park is classified as a minor arterial on the Master Street Plan. The recommended right-of-way for a minor arterial is 801. West 10th is a collector but all necessary improvements are in place. March 26, 1985 Item No. 4 - Continued 4. The traffic engineer must approve all curb cuts and traffic circulation. No other comments have been received as of this writing. 5. There are no legal issues. 6. There is no documented history or neighborhood position on this site. 7. Staff's position for this segment of Fair Park has been one of encouraging comprehensive development or redevelopment in a coordinated manner such as provided in the PUD process. A one or two lot rezoning to "C-3" does not offer that approach, and the staff does not support this request. This is consistent with previous staff recommendations for rezonings in the immediate area along Fair Park. Both the Planning Commission and the Board of Directors have supported the staff in those instances. The Oak Forest Neighborhood Plan identifies the location for mixed use such as office and/or commercial, and staff recognizes that type of land use pattern. Our concern is that Fair Park is somewhat unique and potential projects should be well thought out and carefully planned. The PUD on the east side of Fair Park is an example of this. New development along Fair Park should be at least one-half block in size to avoid excessive curb cuts and a stripped out appearance. Staff realizes that the zoning is very mixed, including "I-2", but feels that some of it is misplaced and that type of pattern should not be continued. There is no doubt that this particular location has nonresidential potential, but it should be achieved by a more planned approach and not through a "C-3" rezoning. Approval of this request could set an undesirable precedent for the remainder of this section of Fair Park. STAFF RECOMMENDATION: Staff does not support the "C-3" request. March 26, 1985 Item No. 4 - Continued PLANNING COMMISSION ACTION: The applicant, Al Johnson, was present. There were no objectors in attendance. Mr. Johnson indicated that he was representing the Holloway estate. He said that there was no neighborhood opposition and then discussed the staff's comments concerning Fair Park and the immediate area. Mr. Johnson said the site was very adaptable for a car wash. He also indicated that primary access would be from West 10th and that the proposed car wash would be automated and open 24 hours with employees present during peak hours. Mr. A. Holloway spoke and said they needed to sell the property because of taxes which included a substantial improvement tax for the West 10th Street project. The Planning Commission then voted to recommend approval of the "C-3" request as filed. The vote: 9 ayes, 0 noes and 2 absent.