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HomeMy WebLinkAboutZ-4624 Staff AnalysisMarch 25, 1986 Item No. 7 - Z-4624 Owner: Applicant: Location: Request: Purpose: Size: Existing Use: Regina L. Norwood and Rose Bickerstaff Ascomb Enterprises, Inc. 13441 Cantrell Road (Hwy. 10) Rezone from "R-2" to "C-1" Laundromat fl 30-a-cre s Vacant Building SURROUNDING LAND USE AND ZONING: North - Vacant and Single Family, Zoned "R-2" South - Vacant, Zoned "R-2" East - Single Family, Zoned "R-2" West - Vacant, Zoned "R-2" PLANNING CONSIDERATIONS: 1. The issue before the Planning Commission is to rezone two lots along Highway 10 in the Pankey area to "C-1" to permit a laundromat. The Highway 10 frontage in the immediate vicinity is primarily single family residences or vacant lots. There are also two or three nonconforming uses and a County School District facility. The zoning is "R-2" Single Family with to nearest commercial zoning being approximately 1/4 mile to the west. To the east along Highway 10 there is some office and multifamily zoning. 2. The site is two lots with one nonresidential building on it that is currently unoccupied. 3. Cantrell Road or Highway 10 is classified as a principal arterial which normally requires a right-of-way of 100 feet. The right-of-way along this section of Highway 10 is deficient, so dedication of an additional right-of-way will be necessary. 4. Engineering reports .that 1. Right-of-way dedication shall confirm to current AHTD plans for Highway 10 improvements at this location. March 25, 1986 Item No. 7 - Continued 2. If development of the property occurs before Highway 10 Project is let for bid, the property owner is required to implement the required street improvements. 3. Access onto Highway 10 shall conform to AHTD plans. It is preferable that only one access point be allowed from this development. 5. There are no legal issues associated with this request. 6. There is no documented neighborhood position or history on this particular site. In the past the residents of Pankey have indicated their opposition to any commercial reclassifications in the neighborhood and a "PCD" located on the north side of Highway 10 and to the west was denied by the City. 7. The Highway 10 corridor has been a part of a number of plans and planning studies including a current effort to develop a new land use plan for the northwest part of the City. All reports adopted or otherwise, have never recommended any commercial uses within the Pankey neighborhood. The Suburban Development Plan identifies the area for continued Single -Family use and the final neighborhood plan as recommended by the CDBG Committee and the resident does not recognize any commercial development. The new proposed Highway 10 ;C..orri�dor Plan which will begin its formal review shortly, shows the Pankey area for a mix of residential uses. Because of being in conflict with the previously described planning efforts and creating a spot zoning, if granted, staff does not support the request. The "C -l" classification could-- have- -an--ad-ve-rse-i-npact-- not -only --on the Pankey neighborhood but also on the Highway 10 Corridor. STAFF RECOMMENDATION: Staff recommends denial of the "C-1" rezoning as filed. March 25, 1986 Item No. 7 - Continued PLANNING COMMISSION ACTION: The applicant, Bruce Osbourne, of Ascomb Enterprises, Inc., was present. There were four to five objectors ,in attendance. -Mr: -'Osbourne discussed in some detail the proposal, a laundromat facility, which would serve the neighborhood and a larger area. He also pointed out that at one point the property had been zoned "C-1" and that his company had a lease agreement with the owners based on that information. There was a long discussion about the "C-1" zoning issue and the nonccanf,orming stat -u -s �of --the- -prvp-erty. -After several additional comments, Mr. Osbourne requested that the item be deferred for thirty days. A motion was made to defer the request to the April 22, 1986, meeting. The motion was approved by a vote of 10 ayes, 0 noes and 1 absent. April 22, 1986 Item No. B - Z-4624 Owner: Regina L. Norwood and Rose Bickerstaff Applicant: Ascomb Enterprises, Inc. Location: 13441 Cantrell Road (Hwy. 10) Request: Rezone from "R-2" to "C-1" Purpose: Laundromat Size: 0.30 acres Existing Use: Vacant Building SURROUNDING LAND USE AND ZONING: North - Vacant and Single Family, Zoned "R-2" South - Vacant, Zoned "R-2" East - Single Family, Zoned "R-2" West - Vacant, Zoned "R-2" PLANNING CONSIDERATIONS: 1. The issue before the Planning Commission is to rezone two lots along Highway 10 in the Pankey area to "C-1" to permit a laundromat. The Highway 10 frontage in the immediate vicinity is primarily single family residences or vacant lots. There are also two or three nonconforming uses and a County School District facility. The zoning is "R-2" Single Family with to nearest commercial zoning being approximately 1/4 mile to the west. To the east along Highway 10 there is some office and multifamily zoning. 2. The site is two lots with one nonresidential building on it that is currently unoccupied. 3. Cantrell Road or Highway 10 is classified as a principal arterial which normally requires a right-of-way of 100 feet. The right-of-way along this section of Highway 10 is deficient, so dedication of an additional right-of-way will be necessary. 4. Engineering reports that: le Right-of-way dedication shall confirm to current AHTD plans for Highway 10 improvements at this location. April 22, 1986 Item No. B - Continued 2. If development of the property occurs before Highway 10 Project is let for bid, the property owner is required to implement the required street improvements. 3. Access onto Highway 10 shall conform to AHTD plans. It is preferable that only one access point be allowed from this development. 5. There are no legal issues associated with this request. 6. There is no documented neighborhood position or history on this particular site. In the past the residents of Pankey have indicated their opposition to any commercial reclassifications in the neighborhood and a "PCD" located on the -north side of Highway 10 and to the west was denied by the City. 7. The Highway 10 corridor has been a part of a number of plans and planning studies including a current effort to develop a new land use plan for the northwest part of the City. All reports adopted or otherwise, have never recommended any commercial uses within the Pankey neighborhood. The Suburban Development Plan identifies the area for continued Single Family use and the final neighborhood plan as recommended by the CDBG Committee and the resident does not recognize any commercial development. The new proposed Highway 10 Corridor Plan which will begin its formal review shortly, shows the Pankey area for a mix of residential uses. Because of being in conflict with the previously described planning efforts and creating a spot zoning, if granted, staff does not support the request. The "C-1" classification could have an adverse impact not only on the Pankey neighborhood but also on the Highway 10 Corridor. STAFF RECOMMENDATION: Staff recommends denial of the "C-1" rezoning as filed. April 22, 1986 Item No. B - Continued PLANNING COMMISSION ACTION: (3-25-86) The applicant, Bruce Osbourne, of Ascomb Enterprises, Inc., was present. There were four to five objectors in attendance. Mr. Osbourne discussed in some detail the proposal, a laundromat facility, which would serve the neighborhood and a larger area. He also pointed out that at one point the property had been zoned "C-1" and that his company had a lease agreement with the owners based on that information. There was a long discussion about the "C-1" zoning issue and the nonconforming status of the property. After several additional comments, Mr. Osbourne requested that the item be deferred for thirty days. A motion was made to defer the request to the April 22, 1986, meeting. The motion was approved by a vote of 10 ayes, 0 noes and 1 absent. PLANNING COMMISSION ACTION: (4-22-86) The applicant, Bruce Osbourne, was not present. There were several persons in attendance who expressed an interest in the case. Staff informed the Commission that Mr. Osbourne would be unable to attend the hearing because of being out of state and had requested that the rezoning be deferred for another thirty (30) days. Regina Norwood, one of the owners, spoke briefly on the deferral issue. Diane Piggee Kinsey, asked that the item not be deferred. A long discussion was held and then a motion was made to defer the item. The motion failed by a vote 0 ayes, 9 noes and 2 absent. The deferral request was denied. Ms. Norwood addressed the Commission and discussed the history of the building. Ms. Kinsey said that the residents wanted the neighborhood to remain residential and that they were opposed to any commercial changes. Henry Norwood, a resident, then spoke. He said that Pankey needed a few commercial uses and asked what would be the impact on the neighborhood from some commercial zoning. Mr. Norwood indicated support for the "C-1" rezoning and said that some commerical zoning was needed for the growth of Pankey. Ms. Norwood spoke again and said the proposed use, a laundromat, would not be a problem and would provide a needed service for the community. Barbara Douglas, representing the Pankey Community Improvement Association, said that there was support for the laundromat if it could be established as a nonconforming use. April 22, 1986 Item No. B - Continued Oscar Dyer, then spoke and reinforced what Mr. Norwood had said. The Planning Commission voted on the "C-1" request as filed. The vote 0 ayes, 9 noes and 2 absent. The rezoning was denied.