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HomeMy WebLinkAboutZ-4538 Staff AnalysisJanuary 14, 1986 SUBDIVISIONS Item No. 8 NAME: Bill Fitts Auto Sales Conditional Use Permit (Z -4538-A) LOCATION: The northwest corner of State Highway #5 and Crystal Valley Road (8424 Stagecoach Road) OWNER/APPLICANT: William R. Fitts PROPOSAL: To convert an existing 1,000 square feet building to an automobile service shop, to construct a 1,000 square feet office building, 54 paved parking spaces, and to obtain a conditional use permit which would allow for an automobile display, sales and service on 3 plus or minus acres of land that is zoned "C-2." ORDINANCE DESIGN STANDARDS: 1. Site Location Adjacent to a minor arterial (Crystal Valley Road - East) and a major arterial (Stagecoach Road - South). 2. Compatibility with Neighborhood The proposed use will be located on three acres out of a total ownership of 10 acres. The site is adequate to accommodate the proposed use. The site is surrounded by vacant land on the north and south, a church on the east, and a single family use on the west. The staff feels that the proposed use is compatible due to: the size of the parcel; the fact that the land is zoned "C-2;" and the fact the parcel fronts on a major and a minor arterial. 3. On -Site Drives and Parkin There are two proposed access drives (State Highway 5 and Crystal Valley Road) and a paved area (54 spaces) for parking. 4. Screening and Buffers The applicant is proposing a screening fence on the west and north of the auto sales area. January 14, 1986 SUBDIVISIONS Item No. 8 - Continued 5. Analysis The staff supports the proposed use on this site. The staff does, however, need a revised site plan that includes specific dimensions of buildings, driveways, etc. The site plan also should be revised to show a 40 foot undisturbed buffer (no parking) from State Highway 5 as required by the "C-2" zoning district. 6. City Engineering Comments 1. Construction of three lanes on Crystal Valley is required (1 1/2 lanes adjacent to the applicants property). 2. State Highway 5 is required to be constructed to four lanes (two lanes adjacent to the applicants property). 3. Stormwater detention is required. *NOTE - The applicant is advised that a single family structure is a nonconforming use in a "C-2" zoning district. 7. Staff Recommendation Approval provided the applicant agrees to: (1) submit a revised site plan that includes dimensions of buildings, drives, parking, etc., and a 40 foot undisturbed buffer on State Highway 5; and (2) comply with City Engineering Comments numbers 1-3. SUBDIVISION COMMITTEE REVIEW: The applicant was present. The staff stated that the 40 -foot area was a front yard setback (no parking allowed) rather than an undisturbed buffer and that the City Engineer required the applicant to construct one-half of four lanes on Crystal Valley and one-half of five lanes on Stagecoach Road. The staff also stated that no auto body work be allowed on this site. The applicant stated that no auto body work would occur. The Water Works required a main extension and also stated that on-site fire protection may be required. The applicant agreed to meet with officials of the Water Works. The applicant also agreed to comply with all staff recommendations but asked that improvements on State Highway 5 be limited to the westerly extent of the current proposed development. January 14, 1986 SUBDIVISIONS Item No. 8 - Continued PLANNING COMMISSION ACTION: The applicant was present. The Commission reiterated its position of not allowing an auto repair service as a part of this approval. The applicant stated that he would only do minor work on his own automobiles that would be for sale. The Commission then voted 10 ayes, 0 noes, 1 abstention (Summerlin) to approve the application as recommended by staff, reviewed by the Subdivision Committee and agreed to by the applicant. September 24, 1985 Item No. 8 - Z-4538 Owner: William R. Fitts Applicant: A.B. Speights Location: Stagecoach Road (Highway No. 5) and Crystal Valley Road Northwest Corner Request: Rezone from "R-2" to "C-4" Purpose: Used Car Sales Lot Size: 3.0 acres + Existing Use: Vacant and Single Family SURROUNDING LAND USE AND ZONING: North - Vacant, Zoned "R-2" South - Vacant, Zoned "R-2" East - Church, Zoned "R-2" West - Single Family, Zoned "R-2" PLANNING CONSIDERATIONS: 1. The request is to rezone the property to "C-4" to permit a used car lot. The site is located along Stagecoach Road (Highway No. 5) between I-430 and Baseline Road. The zoning is "R-2" Single Family, but the land use is very mixed with a high number of nonconforming uses. This development pattern is very common for the north side of Stagecoach Road from Crystal Valley to I-430. The land uses include single family, commercial and industrial - in that area. West of Crystal Valley, the land is either vacant or occupied by single family residences. At the intersection of Baseline and Stagecoach are some nonresidential uses with 11C-2" and "C-3" zoning in place. Based on the location and some existing development in the area, it appears that the site has some commercial potential. 2. The site is flat and occupied by a single family residence. September 24, 1985 Item No. 8 - Continued 3. The Master Street Plan classifies Stagecoach Road (Highway No. 5) as a major arterial and Crystal Valley as a minor arterial. Because the existing rights-of-way are deficient, dedication of additional right-of-way will be required. 4. Engineering has provided the following comments: (1) Boundary street improvements and right-of-way dedication required on both Highway No. 5 (Stagecoach Road and Crystal Valley). (2)'f'Highway No. 5 right-of-way required is 100 feet with 50 feet from the centerline. (3) Crystal Valley is a minor arterial with right-of-way required of 80 feet; therefore, 40 feet from the centerline is required. No other comments have been received as of this writing. 5. There are no legal issues. 6. There is no documented history on'the site. The owner has submitted a petition with 32 names on it in support of the "C-4" request. 7. The Otter Creek District Plan which this location is a part of does not identify the site for the commercial use, but staff feels that the property does have some commercial potential. This is due primarily to the tract being situated at the intersection to proposed arterials. Because of the property's location west of Crystal Valley and a new single family subdivision to the north, staff's position is that a "C-4" reclassification is undesirable rezoning for the property. Staff is concerned that a used car lot with the necessary "C-4" zoning could have an adverse impact on the area to the north. Staff recognizes that some of the uses to the east of Crystal Valley are either heavy commercial or light industrial, but they are nonconforming and Crystal Valley could provide an adequate boundary between that area and the properties to the west. The land between Crystal Valley and Baseline Road appears to be better suited for neighborhood oriented uses or small-scale shopping September 24, 1985 Item No. 8 - Continued centers with some site plan review taking place prior to development. Staff suggests that a "PCD" or a "C-2" reclassification as being more appropriate for the north side of Stagecoach, west of Crystal Valley. With the site in question because of the single family area to the north and its location additional review would be beneficial. STAFF RECOMMENDATION: Staff recommends "C-2" for the property and not "C-4" as requested. - PLANNING COMMISSION ACTION: The applicant, Burton Speights, was present. There were no objectors. Mr. Speights informed the Planning Commission that he was representing the owner of the property, William Fitts, who was also in attendance. Mr. Speights went on to provide some background information and discussed the petition supporting the rezoning request. .There was a long discussion about the general area and the "C-2" recommendation by staff. It was pointed out that the proposed use would still require a conditional use permit in "C-2" and a minimum site area of five acres. Mr. Fitts spoke briefly about the proposal. After some additional comments, Mr. Speights agreed to amending the application to "C-2" and increasing the tract to five acres. The Planning Commission voted to recommend approval of the "C-2" as amended and waive the five acre minimum. The vote - 8 ayes, 0 noes, 2 absent and 1 abstention (Jim Summerlin). September 24, 1985 Item No. 8 - Z-4538 Owner: Applicant: Location: Request: Purpose: Size: Existing Use: William R. Fitts A.B. Speights Stagecoach Road (Highway No. 5) and Crystal Valley Road Northwest Corner Rezone from "R-2" to "C-4" Used Car Sales Lot 3.0 acres + Vacant and Single Family SURROUNDING LAND USE AND ZONING: North - Vacant, Zoned "R-2" South - Vacant, Zoned "R-2" East - Church, Zoned "R-2" West - Single Family, Zoned "R-2" PLANNING CONSIDERATIONS: 1. The request is to rezone the property to "C-4" to permit a used car lot. The site is located along Stagecoach Road (Highway No. 5) between I-430 and Baseline Road. The zoning is "R-2" Single Family, but the land use is very mixed with a high number of nonconforming uses. This development pattern is very common for the north side of Stagecoach Road from Crystal Valley to I-430. The land uses include single family, commercial and industrial in that area. West of Crystal Valley, the land is either vacant or occupied by single family residences. At the intersection of Baseline and Stagecoach are some nonresidential uses with "C-2" and "C-3" zoning in place. Based on the location and some existing development in the area, it appears that the site has some commercial potential. 2. The site is flat and occupied by a single family residence. September 24, 1985 Item No. 8 - Continued 3. The Master Street Plan classifies Stagecoach Road (Highway No. 5) as a major arterial and Crystal Valley as a minor arterial. Because the existing rights-of-way are deficient, dedication of additional right-of-way will be required. 4. Engineering has provided the following comments: (1) Boundary street improvements and right-of-way dedication required on both Highway No. 5 (Stagecoach Road and Crystal Valley). (2) Highway No. 5 right-of-way required is 100 feet with 50 feet from the centerline. (3) Crystal Valley is a minor arterial with right-of-way required of 80 feet; therefore, 40 feet from the centerline is required. No other comments have been received as of this writing. 5. There are no legal issues. (. There is no documented history on the site. The owner has submitted a petition with 32 names on it in support of the "C-4" request. 7. The Otter Creek District Plan which this location is a part of does not identify the site for the commercial use, but staff feels that the property does have some commercial potential. This is due primarily to the tract being situated at the intersection to proposed arterials. Because of the property's location west of Crystal Valley and a new single family subdivision to the north, staff's position is that a "C-4" reclassification is undesirable rezoning for the property. Staff is concerned that a used car lot with the necessary "C-4" zoning could have an adverse impact on the area to the north. Staff recognizes that some of the uses to the east of Crystal Valley are either heavy commercial or light industrial, but they are nonconforming and Crystal Valley could provide an adequate boundary between that area and the properties to the west. The land between Crystal Valley and Baseline Road appears to be better suited for neighborhood oriented uses or small-scale shopping September 24, 1985 Item No. 8 - Continued centers with some site plan review taking place prior to development. Staff suggests that a "PCD" or a "C-2" reclassification as being more appropriate for the north side of Stagecoach, west of Crystal Valley. With the site in question because of the single family area to the north and its location additional review would be beneficial. STAFF RECOMMENDATION: Staff recommends "C-2" for the property and not "C-4" as requested. PLANNING COMMISSION ACTION: The applicant, Burton Speights, was present. There were no objectors. Mr. Speights informed the Planning Commission that he was representing the owner of the property, William Fitts, who was also in attendance. Mr. Speights went on to provide some background information and discussed the petition supporting the rezoning request. There was a long discussion about the general area and the "C-2" recommendation by staff. It was pointed out that the proposed use would still require a conditional use permit in "C-2" and a minimum site area of five acres. Mr. Fitts spoke briefly about the proposal. After some additional comments, Mr. Speights agreed to amending the application to "C-2" and increasing the tract to five acres. The Planning Commission voted to recommend approval of the "C-2" as amended and waive the five acre minimum. The vote - 8 ayes, 0 noes, 2 absent and 1 abstention (Jim Summerlin).