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HomeMy WebLinkAboutZ-4516 Staff AnalysisAugust 27, 1955 Item No. 10 - Z-4516 Owner: Various Owners Applicant: Michael Watson Location: 6706 S. University Avenue Request: Rezone from 11R-2" Single Family, "PRD" and "C-3" General Commercial to "C-4" Open Display Purpose: Auto Sales Size: 6.7 acres + Existing Use: Vacant and Auto Sales SURR0nwnTNr. LAND USE AND ZONING: North - Single Family and Commercial, Zoned "R-2" and "C-4" South - Vacant and Commercial, Zoned "R-2" and and "C-3" East - Right-of-way and Commercial, Zoned "C-3" and "I-2" West - Single Family, Zoned "R-2" PLANNING CONSIDERATIONS: 1. ThP request is to rezone the land to "C-4" for auto sales. That portion of the property that has frontage on S. Unversity is currently used for a car sales lot so the rezoning if approved would remov- 'he nonconforming aspect of that use. The remainder of the site is vacant. The rezoning proposal as submitted would have leave a 200-foot "R-2" strip east of Mabelvale Pike. (The tentative agenda sketch did not reflect the proposed 11R-2" tract). That type of zoning pattern is consistent with the east side of Mabelvale Pike where none of the commercial zoning extends all the way from S. Unversity to Mabelvale Pike. The only non -single family residential classification along Mabelvale Pike is the "PRD" which has never been developed and will hav^ to rescinded if this rezoning is approved. Currently, there are "C-3" and "C-4" tracts that are closer to Mabelvale Pike than what is proposed with this request. So, no new precedent will be established by the rezoning as filed. August 27, 1985 Item No. 10 - Continued 2. A portion of the property is occupied by an auto sales lot and related buildings. The remainder of the site is vacant and wooded. 3. There are no right-of-way requirements or Master Street Plan issues associated with this request. 4. There have been no adverse comments received from the reviewing agencies as of this writing. 5. There are no legal issues. 6. The existing "PRD" was approved in 1984, and there was opposition from the neighborhood to that reclassification. Over the years, the residents in the area have expressed dissatifaction with the rezoning proposals in the general area. With the request, it is staff's understanding that several of the nearby homeowners are opposed to the rezoning. 7. The strip between S. Unversity and Mabelvale Pike has been affected by previous commercial reclassifications, and this rezoning, if granted, should have a minimal impact on the area. Because of the 200-foot "R-2" strip, the staff supports the "C-4" request as filed. For the most part, the 200-foot area is greater than the remaining "R-2" land along Mabelvale Pike north of this site and should provide an adequate buffer. The Suburban Development Plan identifies the area for strip commercial use and 11C-4" is a compatible zoning district for that type of development pattern. STAFF RECOMMENDATION: Staff recommends approval of the "C-4" request with the 200-foot "R-2" strip east of Mabelvale Pike. PLANNING COMMISSION ACTION: The applicant, Don Chambers, was present. There were six persons in attendance who expressed an interest in the item. Mr. Chambers discussed the property and development of the site. He said that there would be adequate buffers, proper drainage would be installed and there would be no outside maintenance of vehicles. Fonda Lyle, a resident on Mabelvale Pike, then spoke for three of the adjoining property owners in the area. She expressed some concern about the required notification. Staff indicated that it August 27, 1985 Item No. 10 - Continued was all in order. Ms. Lyle then suggested a possible deferral because of one of the property owners being out of town. She then presented a map and some written information. Ms. Lyle said that the residents -were not opposed to the rezoning but did want certain conditions met such as drainage, fencing, landscaping and proper lighting. Mike Batie of the City Engineering staff said that normal drainage requirements would be placed on the project/property. Ms. Lyle then discussed'in detail some of the conditions. She requested that certain trees be left and that there be no loud speakers or large lights. She also informed the Planning Commission that the neighborhood would keep a close eye on what was taking place on the property. D.J. Jones of Twin City Motors said because of the short period of time to review the conditions, that he had problems agreeing with certain aspects. Joan Adcock indicated she was concerned about the future of the property. After some additional comments, the Planning Commission voted to recommend approval of the "C-4" request as filed. The vote: 8 ayes, 0 noes and 3 absent. The Planning Commission also passed by a vote of 8 ayes, 0 noes and 3 absent a resolution recommending to the Board of Directors that the existing PRD be rescinded. August 27, 1985 Item No. 10 - Z-4516 Owner: Various Owners Applicant: Michael Watson Location: 6706 S. University Avenue Request: Rezone from "R-2" Single Family, "PRD" and "C-3" General Commercial to "C-4" Open Display Purpose: Auto Sales Size: 6.7 acres + Existing Use: Vacant and Auto Sales SURROUNDING LAND USE AND ZONING: North - Single Family and Commercial, Zoned "R-2" and "C-4" South - Vacant and Commercial, Zoned "R-2" and and "C-3" East - Right-of-way and Commercial, Zoned "C-3" and "I-2" West - Single Family, Zoned "R-2" PLANNING CONSIDERATIONS: 1. ThP request is to rezone the land to "C-4" for auto sales. That portion of the property that has frontage on S. Unversity is currently used for a car sales lot so the rezoning if approved would remov- 'he . nonconforming aspect of that use. The remainder of the site is vacant. The rezoning proposal as submitted would have leave a 200-foot 11R-2" strip east of Mabelvale Pike. (The tentative agenda sketch did not reflect the proposed "R-2" tract). That type of zoning pattern is consistent with the east side of Mabelvale Pike where none of the commercial zoning extends all the way from S. Unversity to Mabelvale Pike. The only non -single family residential classification along Mabelvale Pike is the "PRD" which has never been developed and will hav^ to rescinded if this rezoning is approved. Currently, there are "C-3" and "C-4" tracts that are closer to Mabelvale Pike than what is proposed with this request. So, no new precedent will be established by the rezoning as filed. August 27, 1985 Item No. 10 - Continued 2. A portion of the property is occupied by an auto sales lot and related buildings. The remainder of the site is vacant and wooded. 3. There are no right-of-way requirements or Master Street Plan issues associated with this request. 4. There have been no adverse comments received from the reviewing agencies as of this writing. 5. There are no legal issues. 6. The existing "PRD" was approved in 1984, and there was opposition from the neighborhood to that reclassification. Over the years, the residents in the area have expressed dissatifaction with the rezoning proposals in the general area. With the request, it is staff's understanding.that several of the nearby homeowners are opposed to the rezoning. 7. The strip between S. Unversity and Mabelvale Pike has been affected by previous commercial reclassifications, and this rezoning, if granted, should have a minimal impact on the area. Because of the 200-foot "R-2" strip, the staff supports the "C-4" request as filed. For the most part, the 200-foot area is greater than the remaining "R-2" land along Mabelvale Pike north of this site and should provide an adequate buffer. The Suburban Development Plan identifies the area for strip commercial use and "C-4" is a compatible zoning district for that type of development pattern. STAFF RECOMMENDATION: Staff recommends approval of the "C-4" request with the 200-foot "R-2" strip east of Mabelvale Pike. PLANNING COMMISSION ACTION: The applicant, Don Chambers, was present. There were six persons in attendance who expressed an interest in the item. Mr. Chambers discussed the property and development of the site. He said that there would be adequate buffers, proper drainage would be installed and there would be no outside maintenance of vehicles. Fonda Lyle, a resident on Mabelvale Pike, then spoke for three of the adjoining property owners in the area. She expressed some concern about the required notification. Staff indicated that it August 27, 1985 Item No. 10 - Continued was all in order. Ms. Lyle then suggested a possible deferral because of one of the property owners being out of town. She then presented a map and some written information. Ms. Lyle said that the residents were not opposed to the rezoning but did want certain conditions met such as drainage, fencing, landscaping and proper lighting. Mike Batie of the City Engineering staff said that normal drainage requirements would be placed on the project/property. Ms. Lyle then discussed in detail some of the conditions. She requested that certain trees be left and that there be no loud speakers or large lights. She also informed the Planning Commission that the neighborhood would keep a close eye on what was taking place on the property. D.J. Jones of Twin City Motors said because of the short period of time to rE!view the conditions, that he had problems agreeing with certain aspects. Joan Adcock indicated she was concerned about the future of the property. After some additional comments, the Planning Commission voted to recommend approval of the "C-4" request as filed. The vote: 8 ayes, 0 noes and 3 absent. The Planning Commission also passed by a vote of 8 ayes, 0 noes and 3 absent a resolution recommending to the Board of Directors that the existing PRD be rescinded.