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HomeMy WebLinkAboutZ-4651 Staff AnalysisMay 27, 1986 Item No. 7 --Z-46.51 Owner: Applicant: Location: Request: Purpose: Size: Existing Use: James William and Mary Jane Watkins Same Colonel Glenn Road and Lawson Road Rezone from "R-2" to "C-4" Hardware Store and Outside Storage 1.08 acres Vacant Commercial Building (Nonconforming) SURROUNDING LAND USE AND ZONING: North - Vacant, Zoned "0-3" South -- Single Family, Zoned "R-2" East - Single Family and Commercial, Zoned 11R-2" West - Vacant, Quasi -public Zoned "R-2" PLANNING CONSIDERATIONS 1. The request is to rezone the tract to "C-4" for a hardware store with outside storage or what the Zoning Ordinance refers to as a home center. The property is nonconforming because construction of the existing building was initiated prior to the area being annexed to the City. The structure is completed and unoccupied at this time. The site is located at the intersection of Colonel Glenn and Lawson Roads which is west of Bowman. The developed properties are primarily single family residences which are well-maintained. There are also three nonconforming uses in the immediate vicinity. Across Lawson Road from the property in question, there is a small grocery store, and to the west on Colonel Glenn Road, there is a volunteer fire department and an auto repair garage. Some of the land is still undeveloped, including the "0-3" and "C-2" parcels on the north side of Colonel Glenn. 2. The site is occupied by a single commercial building with paved areas for parking and storage. 3. Lawson Road is classified as a principal arterial, and Colonel Glenn Road is identified as a minor arterial on the Master Street Plan. The survey indicates a 40 -foot right-of-way for both Lawson and Colonel Glenn Roads, which is normally sufficient for a minor arterial. May 27, 1986 Item No. 7 - Continued For a principal arterial, the Master Street Plan recommends at least. 100 feet of right-of-way. Engineering will have to provide the specifics for additional right-of-way because of the property being located at an intersection. 4. The Wastewater Utility reports that there is no sewer readily available to the site. No other comments have been received from the reviewing agencies as of this writing. 5. There are no legal issues associated with this request. 6. There is no documented neighborhood position on the site. The property was annexed to the City in April 1985, through the State Supreme Court upholding the annexation referendum. 7. The I-430 District Plan does not identify the site in question for a commercial use and the staff does not support the "C-4" request. The plan shows a large area between I-430 and Bowman on both sides of Colonel Glenn for commercial development, and staff feels that is adequate for the area, and most of that land is already zoned appropriately. The 1-430 Plan also recognizes the north side of Colonel Glenn west of Bowman for suburban office, the area currently zoned "0-3" and "C-2." Staff dirt not support the "C-2," and the plan was not amended to show any commercial west of Bowman Road. The property under consideration does have a nonconforming status, and to help protect the residential neighborhood, it should remain that way. Plans must be maintained to provide protection for single family uses in those areas that are experiencing growth/development pressures, real, or otherwise. Staff is concerned that this rezoning if granted could have an impact on the neighborhood and establish a precedent for additional commercial requests at undesirable locations. The I-430 Plan currently provides for commercial development in more viable areas. STAFF RECOMMENDATION: Staff recommends denial of the "C-4" rezoning as requested. May 27, 1986 Item No. 7 - Continued PLANNING COMMISSION ACTION: The owner, Jim Watkins, was represented by Tom Ferstl. There were no objectors in attendance. Mr. Ferstl spoke and discussed the history of the site. He said that it was an ideal location for a commercial use and several marketing studies done on the property had indicated that. Mr. Perstl said that there had been County involvement and through that action 40 feet of right-of-way from the centerline had been dedicated for both Colonel Glenn and Lawson Road. A motion was made to recommend approval of "C-4" as filed. The motion passed by a vote of 9 ayes, 0 noes and 2 absent.