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HomeMy WebLinkAboutZ-4573 Staff Analysis,j November 26, 1985 Item No. 5 - Z-4573 Owner: James F. Tice Applicant: Same Location: 1903 Hinson Loop Road Request: Rezone from "O-3" to "C -4 - Purpose: Office and Glass Shop Size: 0.35 acres Existing Use: Vacant Lot SURROUNDING LAND USE AND ZONING: North - Commercial, Zoned "R-2" South - Commercial, Zoned "R-2" East - Multifamily, Zoned "R-5" West - Vacant, Zoned "0-3" PLANNING CONSIDERATIONS: 1. The request is to rezone the property to 11C-4" for an auto glass shop. The site is located on Hinson Loop Road which is a substandard street with an average traffic flow. The land use is very mixed and includes a day-care center, multifamily, office, some commercial and a contractor's storage yard. A number of the uses are nonconforming because of the area being annexed into the City after the uses were established. Also at the north end of Hinson Loop on both sides, the land is vacant. The zonings in the immediate area are "R-2," "MF -18," "R-5" and "0-3." The 110-3" tracts are the ones that are primarily undeveloped. 2. The site is flat and vacant. 3. Hinson Loop Road is classified as a collector which normally requires a 60 -foot right-of-way. The survey indicates a right-of-way of 50 feet so some additional dedication will be required. 4. There have been no adverse comments received from the reviewing agencies at this time. 5. There are no legal issues. November 26, 1985 Item No. 5 - Continued 6. The property was annexed into the City in 1979 and rezoned to "0-3" in the early 1980's. There is no documented neighborhood position on the site. 7. Staff feels that this is not a viable "C-4" location and does not support the request. The Zoning Ordinance states in the purpose and intent section for "C-4" that "appropriate locations for this district are along heavily traveled major arterials" and Hinson Loop cannot be classified as such. The site is currently zoned "0-3" which is an appropriate classification because of the trends in the area, and the Suburban Development Plan which shows a mix of multifamily and office uses. To the east of Hinson Loop Road, the area is developing with quality office projects and some multifamily. That appears to be the type of development pattern that could be extended to Hinson Loop Road. Long-term some upgrading in the area is needed and staff believes that a "C-4" rezoning would not add to that possibility. STAFF RECOMMENDATION: Staff recommends denial of the "C-4" rezoning. PLANNING COMMISSION ACTION: The applicant, James Tice, was present. There were no objectors. Mr. Tice spoke and discussed the proposal. He indicated that he was not sure why he needed the "C-4" but said that there would be some on-site installation. Mr. Tice also said that the use would not generate a lot of traffic. There was a long discussion about the request and the possibility of rezoning the property to "C-3" with a conditional use permit for the proposed use. Mr. Tice said that he did not have any problems with the "C-3" zoning. A motion was then made to recommend the "C-3" rezoning with a conditional use permit and to waive additional filing fees and notification. After a long discussion the first motion was withdrawn. A second motion was made to amend -the application to "PCD," waive any additional filing fees and to defer action on the request until December 17, 1985. Mr. Tice agreed to amending the application. The motion was approved by a vote of 10 ayes, 0 noes, 1 absent.