HomeMy WebLinkAboutZ-4578 Staff AnalysisNovember 26, 1985
Item No. 8 - Z-4578
Owner:
Applicant:
Location:
Request:
Purpose:
Size:
Existing Use:
Ronald L. Clark
Russell H. Clark
1201 South University
Rezone from "C-3" to "C-4"
Tire Display Store/Retail
0.8 acres
Vacant
SURROUNDING LAND USE AND ZONING:
North - Vacant and Commercial, Zoned "C-3" and "C-4"
South - Vacant and Single Family, Zoned "R-2" and
"C-3
East - Single Family, Zoned "R-2"
West - Commercial, Zoned "C-3"
PLANNING CONSIDERATIONS:
1. The request is to rezone the property to "C-4" to allow
a Goodyear store. This will be the Goodyear store that
is currently located at Park Plaza, but will have to
relocate because of the future plans for Park Plaza.
The site is situated at the southeast corner of
West 12th and University, a major intersection with a
very heavy traffic flow. There are a number of
nonresidential uses in the immediate vicinity with a
large single family neighborhood to the southeast. The
zoning includes "R-2," 110-2," 110-3," "C-3," "C-4"'and
"I-2" with "C-3" being the predominant nonresidential
classification. The "C-4" that is directly north of
the property in question is currently vacant, but some
type of building is planned for the near future.
Because of the site's location, it does lend itself to
the use that requires high visibility such as Goodyear
store, but at the same time it is a piece of property
that has some unique circumstances that should be
reviewed prior to the project being built.
2. The site is currently vacant and drops off dramatically
from the University Avenue frontage to the east.
November 26, 1985
Item No. 8 - Continued
3. There are no right-of-way issues or Master Street Plan
requirements 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. There is no documented neighborhood position or history
on the site.
7. Staff's position is that the use is appropriate for the
location, but has some reservations about "C-4" for the
property. The use is not the issue but rather how the
site is utilized and developed because of abutting some
single family lots to the east and also some potential
access problems. Staff is concerned that a "C-4"
rezoning does not provide the necessary review to
ensure that there will be no impact on the residential
neighborhood and the site can accommodate the proposed
use. The location gives the property good visibility,
but it also makes the site somewhat difficult to work
with. Because of these concerns, staff is recommending
that the request be converted to a conditional use
permit to allow for additional review of the site plan.
The use, auto parts sales with limited motor vehicle
parts installation, is a conditional use in "C-3." One
final item is the Oak Forest Neighborhood Plan which
shows commercial use for the property in question so
there is no conflict with the adopted plan for the
area.
STAFF RECOMMENDATION:
Staff recommends that the request be amended to a
conditional use permit and that the action be deferred on it
until December 17 to allow the Subdivision Committee to
review -the site plan.
PLANNING COMMISSION ACTION:
The applicant, Russell Clark, was present. There were 3
objectors in attendance. Staff informed the Planning
Commission that the required notices were not sent by
certified mail. Mr. Clark spoke briefly and said that he
had met with some of the residents of the neighborhood.
Mr. D. Wright objected to the "C-4" rezoning and said he was
concerned with certain uses permitted in the "C-4" district.
There was a long discussion about the various issues and
utilizing a conditional use permit for the property.
November 26, 1985
Item No. 8 - Continued
Mr. Clark agreed to amending the application to a
Conditional Use Permit. A motion was made to amend the
request to Conditional Use Permit and waive any additional
filing fees. The motion was approved by a vote of 10 ayes,
0 noes, 1 absent.