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HomeMy WebLinkAboutZ-4651-B Staff AnalysisJuly 22, 1999 ITEM NO.: 5 FILE NO.: Z -4651-B Owner: James Watkins Applicant: James Watkins Location: 13001 Colonel Glenn Road Request: Rezone from R-2 and C-4 to C-4 Purpose: Unspecified future use Size: 4.806± acres Existing Use: Vacant building and lumber storage sheds (former Builder's Hardware) SURROUNDING LAND USE AND ZONING North - Undeveloped, wooded; zoned 0-3 and R-2 South - Single Family; zoned R-2 East - Single Family and nonconforming convenience store; zoned R-2 West - Single Family and undeveloped; zoned R-2 PUBLIC WORKS COMMENTS 1. Colonel Glenn is listed on the Master Street Plan as a principal arterial. A dedication of right-of-way to 55 feet from centerline is required. (A preliminary plat was previously approved north of Colonel Glenn Road, which dealt with alignment of Colonel Glenn Road). 2. Lawson Road is listed on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. With Building Permit: 3. Provide design of streets conforming to Master Street Plan. Construct one-half street improvements to these streets including 5 foot sidewalks with planned development. 4. Stormwater detention ordinance applies to this property with planned development. July 22, 1999 ITEM NO.: 5 (Cont.) FILE NO.: Z -4651-B 5. Existing topographic information at maximum five foot contour interval 10 base flood elevation is required. 6. A Sketch Grading and Drainage Plan per Sec. 29-186(e) is required. 7. A Grading Permit per Secs. 29-186(c) and (d) is required. PUBLIC TRANSPORTATION ELEMENT This site is not located on a CATA Bus Route. PUBLIC NOTIFICATION All owners of property located within 200 feet and all city residents within 300 feet were notified of the proposed rezoning. There is no neighborhood association located in the vicinity of this site. LAND USE PLAN ELEMENT The site is located in the Ellis Mountain Planning District. The adopted Plan recommends a small area of commercial at the intersection of Lawson and Colonel Glenn Roads, roughly corresponding to the existing C-4 zoned portion of the applicant's property. The Plan recommends Office for a larger area wrapping around the southwest corner of the intersection, taking in the remainder of the applicant's property. Staff does not believe it is appropriate to extend the C-4 zoning beyond its current boundaries. Instead, it is recommended that the balance of the applicant's property be zoned 0-3 General Office which conforms to the Plan. There has been no neighborhood action plan for this area. STAFF ANALYSIS The request before the Commission is to rezone this 4.806± acre tract from R-2 Single Family and C-4 Open Display Commercial to C-4 Open Display Commercial. A portion of the tract, 1.28± acres, is currently zoned C-4 and is occupied 2 July 22, 1999 ITEM NO.: 5 (Cont. FILE NO.: Z -4651-B by a vacant building and lumber storage sheds formerly occupied by Builder's Hardware. The remainder of the 4.806± acres is undeveloped other than for a small portion which contains a volunteer fire department facility. Approximately half of the site is in the city limits. The western half is outside of the city limits but within the City's extraterritorial zoning jurisdiction. The applicant has no immediate plans for the site, but hopes to sell or lease the property once it is rezoned. The property is located at the western edge of a large non- residential node centered on the Colonel Glenn/I-430 Interchange. Although the Land Use and zoning pattern extending around the interchange consists primarily of varying degrees of office and commercial designations, much of the property remains undeveloped. A very large area of undeveloped C-3 and C-4 zoned property is located just to the east, at the southwest corner of Colonel Glenn and I- 430. The 0-3 and POD zoned tracts across Colonel Glenn Road, to the north, remain undeveloped. Although the adjacent properties south of Colonel Glenn and west of Lawson Road are recommended as Office on the Land Use Plan, they are currently occupied by single family homes. Additional single family homes, typically on larger tracts, extend south and west of the site. A large public high school is located further south, at David O'Dodd and Lawson Roads. The Ellis Mountain District Land Use Plan recommends Commercial for that portion of the applicant's property which is currently zoned C-4. The Plan recommends Office for the remainder of the site. Staff does not believe it is appropriate to extend the C-4 zoning beyond its current boundaries. Staff's concern is compounded by the large amount of available, undeveloped C-3 and C-4 zoned property in the area and the applicant's lack of a specific use for the site. 0-3 General Office zoning would be more appropriate for the balance of the property. 0-3 conforms to the adopted Plan and provides a better transition from the commercial zoning at the intersection to the residential properties to the south and west of the site. 3 July 22, 1999 ITEM NO.: 5 (Cont.) FILE NO.: Z -4651-B STAFF RECOMMENDATION Staff recommends denial of the requested C-4 zoning. Staff recommends that the remaining 3.5± acres of the applicant's property be zoned 0-3 General Office. PLANNING COMMISSION ACTION: (JULY 22, 1999) The applicant was present. There were no objectors present. Staff informed the Commission that the application had been amended to request C-4 zoning for only the remaining .6± acres which is currently within the fenced area of the hardware store/lumber yard and which contains several lumber storage buildings. The balance of the property adjacent to the west was now being requested for 0-3 zoning. In light of the amended request, staff recommended approval of the application. The item was placed on the Consent Agenda and approved as amended. The vote was 10 ayes, 0 noes and 1 absent. 4