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HomeMy WebLinkAboutZ-4554 Staff AnalysisOctober 29, 1985 Item No. 8 - Z-4554 Owner: Brown Godwin, Inc. Applicant: Robert J. Richardson Location: Shackleford Road south of Col. Glenn Road Request: Rezone from "R-2" Single _Family to "I-1" Industrial Parkk Purpose: Light Industrial Size: 20.0 acres Existing Use: Contractor's Maintenance Yard SURROUNDING LAND USE AND ZONING: North - Vacant and Industrial, Zoned "R-2" South - Vacant, Zoned "R-2" East - Single Family, Zoned "R-2" West - Vacant, Zoned "R-2" PLANNING CONSIDERATIONS: 1, The request is to rezone the property to "I-1" - Industrial Park, a site plan review district. The rezoning ordinance states "as the City's most restrictive industrial district, the "I-1" zone is designed to conform to high development standards while providing for a full array of industrial and related uses." The site is located on Shackleford Road south of Col. Glenn and adjacent to a single family residential subdivision to the east. To the north, there is a salvage yard that fronts Col. Glenn and to the west and south, land is vacant. The land use pattern is a mix of residential and nonresidential with a number of nonconforming uses in place, the salvage yard being one. The zoning in the area is primarily "R-2" Single Family with an "I-2" tract to the northeast of the site in question. The property is somewhat removed from the intersection of Shackleford and Col. Glenn Road which appears to be a more desirable location for a nonresidential reclassification. October 29, 1985 Item No. 8 - Continued 2. The site is primarily vacant with a portion of it being for a contractor's maintenance yard. The land is wooded and has some variations in the elevation. 3. Shackleford is classified as minor arterial so dedication of additional right-of-way will be required because the existing right-of-way is deficient. 4. The Engineering comments are: (1) Shackleford Road, a minor arterial, will require a 40 -foot right-of-way dedication from the centerline. Boundary street improvements are required for construction from the north property line to Godwin Drive. Discuss with the City Engineer possible in -lieu contribution for Shackleford south of Godwin due to hilly terrain. (2) Locate driveways to obtain maximum sight distance. The Water Works has reported that a 12 -inch water main extension will be required on Shackleford from Associated Milk Producers. A tie-in with existing mains in Godwin Drive and/or Yellow Pine may be required. On-site fire line and fire hydrants may also be required. 5. There are no legal issues associated with this request. 6. There is no documented neighborhood position or history on the site. 7. Staff has a number of concerns with this rezoning and cannot support the request at this time. The rezoning appears to be premature, and staff questions if there is a real demand for a 20 -acre "I-1" site in this area. The land also does not lend itself to being a viable location being removed from Col. Glenn which is a more appropriate site for industrial use, such as the milk producing facility at the southwest corner. The rezoning is also in conflict with the adopted I-430 Plan which recognizes the intersection of Col. Glenn and Shackleford for light industrial uses and warehousing. The industrial line drawn on the plan should be maintained until those areas are developed, and the need for additional land is identified. Another concern is that the rezoning could have an adverse affect on the existing single family October 29, 1985 Item No. 8 - Continued neighborhood to the east. Staff recognizes that the salvage/junkyard has had an impact on the area but feels that it is not a long-term use and something more desirable will eventually be located there. STAFF RECOMMENDATION: Staff denial of the "I-1" rezoning as requested. PLANNING COMMISSION ACTION: (10-29-85) The applicant was present. There was one objector in attendance, Capt. Claudell Woods, a resident of the Tall Timber West Subdivision. The applicant, Mr. Richardson, made a lengthy presentation wherein he stated objection to both the staff recommendation and the manner in which it was offered. He presented arguments based on existing uses of the area, the Suburban Development Plan and District Plan. The objector, Captain Woods, offered comments on maintaining the rural atmosphere of his neighborhood and the residential character. The Commission discussed the matter at length questioning both staff and others as to the potential development and the appropriateness of filing this application to fulfill an apparent market need. A lengthy discussion of the appropriate buffering of this site from the residential area was held as well as discussion of the "I-1" District requirements for development. After thoroughly reviewing the issues, the Commission voted on a motion to approve the request as "I-1" with the provision of a 100 -foot "OS" strip along the eastern property boundary retaining + 560 feet in depth off Shackleford Road as the "I-1" site. This motion passed by a vote of 8 ayes, 0 noes, 3 absent. 1. Meeting Date: November 19, 1985 2. Case No.: Z-4554 3. Request: Rezone from "R-2" Single Family to "I-1" Industrial Park. 4. Location: Shackleford Road south of Colonel Glenn Road 5. Owner/Applicant: Kelton Brown by Robert J. Richardson 6. Existing Status: Vacant and Storage of Equipment 7. Proposed Use: Industrial Future Development 8. Staff Recommendation: Denial of the "I-1" as filed as Bing premature and perhaps inappropriate to the area. Staff modified its recommendation in the position of acceptance of the "I-1"zoning with a commitment of a minimum of 100 feet of "OS" Open Space along the east boundary. 9. Planning Commission Recommendation: Approval of the application as "I-1" with the east 100 feet to remain undisturbed and zoned as "OS" District. 10. Recommendation Forwarded With: A vote of 9 ayes, 0 noes, 2 absent 11. Objectors: There was one person in attendance representing the Tall Timber West Addition lying to the east.