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HomeMy WebLinkAboutZ-4728 Staff AnalysisSeptember 23, 1986 Item No. 6 - Z-4728 Owner: Applicant: Location: Request: Purpose: Size: Terry Benefield William H. Darby, Jr. 4013 Baseline Road Rezone from "R-2" to "C-3" Commercial/Retail 0.5 acres Existing Use: Vacant Structure STTRRnTTNT)TNG T.ANT) TTSF ANT) ZONING: North - Vacant, Zoned "R-2" South - Vacant, Zoned "R-2" East - Single Family, Zoned "R-2" West - Single Family, Zoned "R-2" PLANNING CONSIDERATIONS: 1, The issue before the Planning Commission is to rezone the property from "R-2" to "C-3" for an unspecified commercial/retail use. This section of Baseline Road, west of Hilaro Springs/Scott Hamilton, is somewhat unique because there are still some well maintained single family structures along the south side. The lots are fairly deep so the residences have been placed on the tracts with very generous front yard setbacks. With that type of arrangement, the impacts from Baseline Road and the traffic are not as great as found along other portions of Baseline. In the immediate area, the land use is primarily single family on the south side with several small nonresidential uses. In addition, there is a school and a multifamily project adjacent to the school. On the north side, the land use is more mixed, and it includes a large vacant tract to the northwest of the property in question. The zoning is "R-2" with the exception of a "C-2" parcel at the southeast corner of Baseline and Hilaro Springs Road. 2. The site is approximately one-half acre in size and contains one residential structure. September 23, 1986 Item No. 6 - Continued 3. Baseline Road is classified as a principal arterial on the Master Street Plan which requires a minimum right-of-way of 100 feet. The survey reflects an existing right-of-way of 60 feet, so dedication of additional right-of-way will be necessary. 4. There have been no adverse comments received from the reviewing agencies as of this writing. 5. There are no legal issues. 6. The property was annexed to the City in April 1985, as part of the referendum area. There is no documented neighborhood position on the site. 7. This particular location is part of the Geyer Springs East Plan which recommends the area for mixed density residential and no commercial. Staff's position is that the plan's recommended land use should be maintained especially in this situation, because a residential use is a viable option and does not support the proposed "C-3" reclassification. The plan identifies the intersection of Baseline and Scott Hamilton, the northwest and northeast corners for commercial use and also a large area to the west along Baseline for commercial development. In addition to those locations, the City recently rezoned approximately 10 acres to "C-2" for a shopping center at the southeast corner of Baseline and Hilaro Springs. The residential uses along this segment of Baseline have not been impacted by the other types of land use/development found along Baseline and should not be encroached on by approving this request. Also, the rezoning to "C-3" would create a very undesirable spot zoning if granted. STAFF RECOMMENDATION: Staff recommends denial of the "C-3" request as filed. PLANNING COMMISSION ACTION: The applicant, William Darby, was present. There were no objectors. Mr. Darby said that the site had been used for a furniture store until January 1985, and then presented a land use map which reflected a number of commercial uses in the area. There was a long discussion about the Geyer Springs East District Plan and the immediate area. Mr. Darby indicated that an existing key shop, Pridgen Lock September 23, 1986 tem No. 6 - Continued and Key, would relocate to the lot in question if the rezoning is granted. There were some comments made about utilizing the Short -Form PCD for the proposed use or rezoning the lot to "C -l." Mr. Darby said that he was agreeable to "C-1" and amended the request to reflect so. Staff indicated that they were opposed to the "C-1" rezoning also. A motion was made to recommend approval of "C-1" as amended. The motion passed by a vote of 6 ayes, 3 noes and 2 absent. (The Planning Commission supported the rezoning because "C-1" is more restrictive, the use is not objectionable and because of possible changes to the "C-1" District). A second motion was offered that requested the Plans Committee to review the "C-1" and Office Districts. The motion was approved by a vote of 8 ayes, 1 no and 2 absent.