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HomeMy WebLinkAboutZ-4805 Staff AnalysisMay 5, 1987 Item No. 4 - Z-4805 Owner: Glen Buchanan Applicant: Same Location: 4919 Baseline Road Request: Rezone from "R-2" to 11I-2" Purpose: Manufacturing (Millwork) Size: 1.04 acres Existing Use: Industrial and Single Family SURROUNDING LAND USE AND ZONING: North - Vacant and Commercial, Zoned "R-2" South - Church, Zoned "R-2" East - Single Family, Zoned "R-2" West - Commercial, Zoned "R-2" PLANNING CONSIDERATIONS: 1. The issue before the Commission is to rezone a tract of land on Baseline Road from "R-2" to "I-2." The property has a nonconforming use on it, and the owner desires to have the use and zoning conform. The site is located approximately one mile east of Geyer Springs Road and in an area that.has a very mixed land use pattern. The uses include residential, office, commercial, churches and a school. In addition to the industrial use on this tract, there are several vehicle repair facilities to the north on Stanton and Dreher Lane which could be considered industrial but do not necessary require industrial zoning. The zoning is primarily "R-2" Single Family with the exception of the northeast corner of Stanton and Baseline which is "C-3." Other zonings in the vicinity include "R-4," "0-3" and "PRD." This property abuts residential zoning on three sides and across Baseline the land is zoned "R-2." 2. The site is approximately one acre in size and occupied by a total of seven structures. Five of the buildings are used for the industrial operation and on the front portion of the property there is a single family residence with a detached garage. May 5,1987 Item No. 4 - Continued 3. Baseline Road is classified as a principle arterial which normally requires a right-of-way at least 100 feet. Dedication of additional right-of-way will be required because the survey shows a right-of-way of approximately 35 feet from the center line. 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 on the property. The area was annexed to the City in April 1985 through the court decision on the referendum area. 7. This location is part of the Geyer Springs East District Plan which was adopted by the City in May 1986. For this section of Baseline Road, the Land Use Plan recommends commercial development for both sides and there is no industrial identified in the immediate vicinity. Staff's position is that the plan's concept should be maintained and does not support the "I-2" request. The plan shows large industrial areas to be located adjacent to I-30 and Arch Street Pike which are more suitable for continued industrial development and/or expansion. Supporting an industrial rezoning for this property could create some problems and set precedent for an undesirable zoning configuration along this portion of Baseline. Finally, the 11I-2" request, if granted, would establish an industrial spot zoning which is not good planning. STAFF RECOMMENDATION: Staff recommends denial of the 11I-2" rezoning. PLANNING COMMISSION ACTION: The applicant, Glen Buchanan, was present. There were no objectors. Mr. Buchanan said that he manufactures wood products and the use has been in operation for approximately 14 years. He told the Commission that he wanted the property rezoned because of being nonconforming and he could not rebuild if the structures were destroyed. There was a long discussion about Mr. Buchanan's use and the Geyer Springs East District Plan. Mr. Buchanan addressed the Commission again about various issues including his concerns with potential problems because of being zoned "R-2." After some additional comments, Mr. Buchanan requested a vote on May 5, 1987 Item No. 4 - Continued the "I-2" rezoning. Before action was taken on the request, the Commission discussed Mr. Buchanan's use which he described as being more of a woodworking shop with the work being done on a job -by -job basis. There was some discussion about a possible "C-3" rezoning instead of "I-2" because of the use. This was debated for awhile, and then a motion was offered to defer the rezoning request and refer the definition question to the Board of Adjustment. The motion failed for lack of a second. The Commission then questioned the need for right-of-way and staff reported that additional right-of-way would be required because Baseline Road is classified as a principal arterial. Mr. Buchanan told the Commission that he would not agree to -dedicating the right-of-way and requested a vote on the 1I-2" application. A motion was made to recommend approval of the "I-2" request as filed. The vote was 0 ayes, 10 noes, and 1 absent. The rezoning was denied.