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HomeMy WebLinkAboutZ-4431 Staff AnalysisApril 30, 1985 Item No. 5 - Z-4431 Owner: Applicant: Location: Request: Purpose: Size: Al Deaver and A.C. Freeman Same By: Al Deaver 14,900 Cantrell Road Rezone from "R-2" to "C-3" Commercial 2.0 acres + Existing Use: Residential cr7DS?nTM7n7N(_ T.awn TTSF ANn ZONING: North - Vacant, Zoned "R-2" South - Single Family and Commercial, Zoned "R-2" and "C-3" East - Commercial, Zoned "R-2" West - Single Family, Zoned "R-2" PLANNING CONSIDERATIONS 1. The property in question is located in the vicinity of the Highway 10/Taylor Loop Road intersection, and the rezoning request is for "C-3." No specific_ plans have been provided at this time other than some type of commercial or retail use. This section of Highway 10 from Pinnacle Valley to the west is made up of residential and nonresidential uses which include a church, landscaping operation and a food store: A majority of the nonresidential uses along this corridor are also nonconforming with the exception of the food store east of Taylor Loop and an antique shop west of Taylor Loop. Those properties and a tract of land on the north side of Highway 10 were rezoned to "C-3" within the last six months. The site being considered for rezoning with this request does not have a nonconforming use on it. 2. The site is relatively flat and occupied by a one-story residence with a barn in the rear. 3. State Highway No. 10 (Cantrell Road) is classified as a major arterial on the Master Street Plan, so dedication of additional right-of-way will be necessary because April 30, 1985 Item No. 5 - Continued the existing right-of-way is deficient. The required right-of-way is 50 feet from the centerline of Highway No. 10. 4. Engineering reports that boundary street improvements will be required and access must be approved by the Traffic Engineer. No other comments have been received as of this writing. 5. There are no legal issues associated with this request. 6. There is no history on the site. The property was annexed into the City in 1979. The neighborhood's position either for or against commercial rezonings in the area has been well documented over the years. 7. In [november 1984, the City Board of Directors amended the Suburban Development Plan over the objections of the staff to designate the intersection of Taylor Loop and Highway 10 for neighborhood commercial. This action included both the north and south sides of Highway 10. This property is just west of the commercial area shown on the amended Suburban Development Plan, and staff does not support the request. Three properties within the proposed commercial area have been rezoned to "C-3." Staff is concerned that granting a 11C-3" rezoning to a tract beyond the established commercial area will make it very difficult to stop future rezoning requests outside the identified area on the Suburban Development Plan. The stripping out of Highway 10 will become very real in this location if the plan is not maintained. Staff is satisfied that an adequate amount of land was designated for commercial use at the Highway 10/Taylor Loop intersection and should not be increased by approving this rezoning. Along Highway 10, both to the east and west, there are significant tracts of land zoned for commercial development. STAFF RECOMMENDATION: Staff recommends denial of the "C-3" request. April 30, 1985 Item No. 5 - Continued PLANNING COMMISSION ACTION: The applicant/owner was represented by Beth Stephens. There were three objectors in attendance. Ms, Stephens spoke and discussed the rezoning proposal. She said that the property was in a bad situation and had problems because of the current "R-2" zoning. Ms. Stephens indicated that the site was unsuitable for residential use because of its location. There was a long discussion about the Suburban Development Plan and the property's relationship to the recommended commercial location at Highway 10 and Taylor Loop. Bentley Stracener spoke against the rezoning. Mr. Stracener said that the property had residential potential because he had tried to acquire it for that purpose. Betty Saugey voiced her opposition to the "C-3" request. She said that it was not the time to rezone other properties beyond what was shown on the plan. Ms. Saugey also described the history of the property's ownership. Ms. Stephens then addressed some of the issues and said that the site had been purchased for investment purposes. She said that the property could be a buffer to the commercial uses to the east and amended the request to "0-3." The Planning Commission then voted on the amended application to "0-3." The vote: 0 ayes, 9 noes and 2 absent. The rezoning was denied. April 30, 1985 Item No. 5 - Z-4431 Owner: Applicant: Location: Request: Purpose: Size: Existing Use: Al Deaver and A.C. Freeman Same By: Al Deaver 14,900 Cantrell Road Rezone from "R-2" to "C-3" Commercial 2.0 acres + Residential SURROUNDING LAND USE AND ZONING: North - Vacant, Zoned "R-2" South - Single Family and Commercial, Zoned "R-2" and "C-3" East - Commercial, Zoned "R-2" West - Single Family, Zoned "R-2" PLANNING CONSIDERATIONS 1. The property in question is located in the vicinity of the Highway 10/Taylor Loop Road intersection, and the rezoning request is for "C-3." No specific plans have been provided at this time other than some type of commercial or retail use. This section of Highway 10 from Pinnacle Valley to the west is made up of residential and nonresidential uses which include a church, landscaping operation and a food store. A majority of the nonresidential uses along this corridor are also nonconforming with the exception of the food store east of Taylor Loop and an antique shop west of Taylor Loop. Those properties and a tract of land on the north side of Highway 10 were rezoned to "C-3" within the last six months. The site being considered for rezoning with this request does not have a nonconforming use on it. 2. The site is relatively flat and occupied by a one-story residence with a barn in the rear. 3. State Highway No. 10 (Cantrell Road) is classified as a major arterial on the Master Street Plan, so dedication of additional right-of-way will be necessary because April 30, 1985 Item No. 5 - Continued the existing right-of-way is deficient. The required right-of-way is 50 feet from the centerline of Highway No. 10. 4. Engineering reports that boundary street improvements will be required and access must be approved by the Traffic Engineer. No other comments have been received as of this writing. 5. There are no legal issues associated with this request. 6. There is no history on the site. The property was annexed into the City in 1979. The neighborhood's position either for or against commercial rezonings in the area has been well documented over the years. 7. In November 1984, the City Board of Directors amended the Suburban Development Plan over the objections of the staff to designate the intersection of Taylor Loop and Highway 10 for neighborhood commercial. This action included both the north and south sides of Highway 10. This property is just west of the commercial area shown on the amended Suburban Development Plan, and staff does not support the request. Three properties within the proposed commercial area have been rezoned to "C-3." Staff is concerned that granting a "C-3" rezoning to a tract beyond the established commercial area will make it very difficult to stop future rezoning requests outside the identified area on the Suburban Development Plan. The stripping out of Highway 10 will become very real in this location if the plan is not maintained. Staff is satisfied that an adequate amount of land was designated for commercial use at the Highway 10/Taylor Loop intersection and should not be increased by approving this rezoning. Along Highway 10, both to the east and west, there are significant tracts of land zoned for commercial development. STAFF RECOMMENDATION: Staff recommends denial of the 11C-3" request. April 30, 1985 Item No. 5 - Continued PLANNING COMMISSION ACTION: The applicant/owner was represented by Beth Stephens. There were three objectors in attendance. Ms. Stephens spoke and discussed the rezoning proposal. She said that the property was in a bad situation and had problems because of the current "R-2" zoning. Ms. Stephens indicated that the site was unsuitable for residential use because of its location. There was a long discussion about the Suburban Development Plan and the property's relationship to the recommended commercial location at Highway 10 and Taylor Loop. Bentley Stracener spoke against the rezoning. Mr. Stracener said that the property had residential potential because he had tried to acquire it for that purpose. Betty Saugey voiced her opposition to the 111C-3" request. She said that it was not the time to rezone other properties beyond what was shown on the plan. Ms. Saugey also described the history of the property's ownership.. Ms. Stephens then addressed some of the issues and said that the site had been purchased for investment purposes. She said that the property could be a buffer to the commercial uses to the east and amended the request to "0-3." The Planning Commission then voted on the amended application to "0-3." The vote: 0 ayes, 9 noes and 2 absent. The rezoning was denied.