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HomeMy WebLinkAboutZ-4855-A Staff AnalysisJanuary 30, 1996 ITEM 10 Z-4 -A Owner: Applicant: Location: Request: Purpose: Size: Existing Use: Trammell and Company Real Estate and Insurance, Inc. Allen Trammell 5323 Baseline Road Rezone from R-2 and C-3 to C-4 office and Mini -storage .75 acres Single story, frame residential structure Si3RROONDING LAND 175E AND ZONING North - various commercial uses, zoned R-2 and C-4 South - vacant, zoned R-2 East - vacant structure, zoned PCD and; Single -Family residence, zoned R-2 West - Real Estate office, zoned I-2 and; vacant, zoned R-2 PUBLIC WORK MMMENTS With planned construction, only one driveway will be permitted by ordinance on the frontage. AHTD approval of curb cut will be required. Drainage impact on adjacent properties should be considered in the design of the stormwater system. If existing facilities are expanded and are to remain, then the analysis for stormwater detention will be required. LAND USE ELEMENT The site is located in the Geyer Springs East District. The adopted Land Use Plan recommends Mixed office Commercial for the front and Mixed Residential for the rear. The request is for C-4, open Display Commercial. This use is not consistent with the plan or its intent. Staff cannot support a plan change at this time. January 30, 1996 Rilr.144W. , ITM NO. 10 Z 4855 A (Cont.? STAFF ANALYSIS The request before the Commission is to rezone this .75± acre tract from "R-2" Single Family and "C-3" General Commercial to "C-4" Open Display Commercial. The northern 200 feet of the tract is zoned C-3 and the southern 115± feet is zoned R-2. A one story, frame residential structure is located on the site, approximately 30 feet from Baseline Road. The remainder of the site is vacant. The applicant proposes to convert the house into an office and to construct a mini -storage facility on the property. The property is located in an area of mixed zoning and uses; ranging from R-2 zoned Single Family homes to C-3 and C-4 zoned commercial uses and I-2 zoned auto related uses. The northern 200 feet of this property abuts an I-2 zoned real estate office on the west and a vacant, PCD zoned residential structure on the east. The southern 115± feet of the site abuts R-2 zoned property on the west, east and south. The rear yard of homes fronting on Loetscher Lane are adjacent to the southern 115 feet of the site. The northern 200 foot portion of the property was zoned C-3 in 1987 for an unspecified commercial use. It appears that no commercial use of the site occurred as a result of that action. At that time the entire site was proposed for C-3 zoning. It was felt that the southern 115 foot portion of the site, which abuts single family residential, should not be zoned commercial and that area was removed from the rezoning application. The Geyer Springs East District Land Use Plan recommends Mixed Office Commercial for the front 200 feet and Mixed Residential for the southern 115 feet. The MOC District provides for a mixture of Office and Commercial uses to occur. A Planned Development is recommended if the use is entirely commercial or the use is a mixture of office and commercial. The Mixed Residential District provides for a mixture of residential types and densities not to exceed 10 units per acre. The proposed C-4 zoning is not consistent with the Plan and staff cannot support a change at this time. STAFF RECOMMENDATION Staff recommends denial of the requested C-4 zoning. 2 January 30,.1996 ITEM NQ.. 10 Z -4895-A (Cont. ) pLANNINQ CaMISgION ACTI (JANUARY 30, 1996) The applicant, Allen Trammell, was present. There were no objectors present. Staff presented the item and recommended denial of the requested C-4 zoning. In response to a question from the Commission, Dana Carney of the Planning Staff, described the uses on the properties to the east and west of the site. He stated that he thought the I-2 zoning to the west had been established by court order at the time of annexation. Allen Trammell addressed the. Commission in support of his application. He discussed other uses in the area and presented photographs depicting those uses as well as the site in question. Mr. Trammell stated that the proposed use of the site was a mini -warehouse development. He then stated that he was not opposed to resubmitting the item as a Planned Development. Mr. Trammell concluded by stating that he felt his development of the site would help to improve this area of Baseline Road. Commissioner Ball stated that he was reluctant to approve C-4 zoning at this site. Mr. Trammell responded that he understood the opposition to C-4 because of the many other uses allowed under that classification. He also stated that he was aware that many of the uses in the area were annexed to the City and restated his willingness to refile the application as a Planned Development. Dana Carney, of the Planning Staff, interjected that refiling the item as a Planned Development did not necessarily assure its approval. In response to a question from Commissioner Putnam, Mr. Carney stated that mini -warehouses were allowed as a conditional use in C-3. Mr. Trammell noted that only the northern 2/3 of the site was zoned C-3. He then posed the possibility of zoning the entire tract C-3 and filing for a conditional use permit. Commissioner Ball stated that he has reservations about zoning the southern 1/3 of the tract C-3 due to its proximity to residential properties. Chairman Woods then offered Mr. Trammell the option to amend the application. Mr. Trammell stated that he was willing to amend the application to C-3. Commissioner Ball restated his reluctance to support C-3 for the entire site. He noted that a mini -warehouse development would still have to be approved as a conditional use in C-3, which requires site plan review. 91 January 30,.1996 SU4DIVI I TEM 10 Z -U -A (Cont. Commissioner Daniel stated his desire to see the application refiled as a Planned Development. Mr. Trammell stated that he would ask for the item to be deferred so that he might amend it to a Planned Development. A motion was made to defer the item to the March 14, 1996 Commission meeting so that Mr. Trammell might resubmit it as a Planned Development. The motion was approved by a vote of 9 ayes, 0 noes and 2 absent. 4 January 30, 1996 ITEM 10 Z-4 -A Owner: Applicant: Location: Request: Purpose: Size: Existing Use: Trammell and Company Real Estate and Insurance, Inc. Allen Trammell 5323 Baseline Road Rezone from R-2 and C-3 to C-4 Office and Mini -storage .75 acres Single story, frame residential structure SURROUMlNG LALM— USE AND ZONING North - Various commercial uses, zoned R-2 and C-4 South - Vacant, zoned R-2 East - Vacant structure, zoned PCD and; Single -Family residence, zoned R-2 West - Real Estate Office, zoned I-2 and; Vacant, zoned R-2 PUBLIC WORKS COMMENTS i With planned construction, only one driveway will be permitted by ordinance on the frontage. AHTD approval of curb cut will be required. Drainage impact on adjacent properties should be considered in the design of the stormwater system. If existing facilities are expanded and are to remain, then the analysis for stormwater detention will be required. LAND USE ELEMENT The site is located in the Geyer Springs East District. The adopted Land Use Plan recommends Mixed Office Commercial for the front and Mixed Residential for the rear. The request is for C-4, Open Display Commercial. This use is not consistent with the plan or its intent. Staff cannot support a plan change at this time. A a January 30, 1996 TEM Z-4 -A(Cont.) STAFF ANALYSIS The request before the Commission is to rezone this .75± acre tract from "R-2" Single Family and "C-3" General Commercial to "C-4". Open Display Commercial. The northern 200 feet of the tract is zoned C-3 and the southern 115± feet is zoned R-2. A one story, frame residential structure is located on the site, approximately 30 feet from Baseline Road. The remainder of the site is vacant. The applicant proposes to convert the house into an office and to construct a mini -storage facility on the property. The property is located in an area of mixed zoning and uses; ranging from R-2 zoned Single Family homes to C-3 and C-4 zoned commercial uses and I-2 zoned auto related uses. The northern 200 feet of this property abuts an I-2 zoned real estate office on the west and a vacant, PCD zoned residential structure on the east. The southern 115± feet of the site abuts R-2 zoned property on the west, east and south. The rear yard of homes fronting on Loetscher Lane are adjacent to the southern 115 feet of the site. The northern 200 foot portion of the property was zoned C-3 in 1987 for an unspecified commercial use. It appears that no commercial use of the site occurred as a result of that action. At that time the entire site was proposed for C-3 zoning. It was felt that the southern 115 foot portion of the site, which abuts single family residential, should not be zoned commercial and that area was removed from the rezoning application. The Geyer Springs East District Land Use Plan recommends Mixed Office Commercial for the front 200 feet and Mixed Residential for the southern 115 feet. The MOC District provides for a mixture of Office and Commercial uses to occur. A Planned Development is recommended if the use is entirely commercial or the use is a mixture of office and commercial. The Mixed Residential District provides for a mixture of residential types and densities not to exceed 10 units per acre. The proposed C-4 zoning is not consistent with the Plan and staff cannot support a change at this time. STAFF RECOMMENDATION Staff recommends denial of the requested C-4 zoning. 2 January 30,,1996 SUgDIVI�QH ITEM -A(Cont. PLANNING C MMY SI N ATIO : (JANUARY 30, 1996) The applicant, Allen Trammell, was present. There were no objectors present. Staff presented the item and recommended denial of the requested C-4 zoning. In response to a question from the Commission, Dana Carney of the Planning Staff, described the uses on the properties to the east and west of the site. He stated that he thought the I-2 zoning to the west had been established by court order at the time of annexation. Allen Trammell addressed the Commission in support of his application. He discussed other uses in the area and presented photographs depicting those uses as well as the site in question. Mr. Trammell stated that the proposed use of the site was a mini -warehouse development. He then stated that he was not opposed to resubmitting the item as a Planned Development. Mr. Trammell concluded by stating that he felt his development of the site would help to improve this area of Baseline Road. Commissioner Ball stated that he was reluctant to approve C-4 zoning at this site. Mr. Trammell responded that he understood the opposition to C-4 because of the many other uses allowed under that classification. He also stated that he was aware that many of the uses in the area were annexed to the City and restated his willingness to refile the application as a Planned Development. Dana Carney, of the Planning Staff, interjected that refiling the item as a Planned Development did not necessarily assure its approval. In response to a question from Commissioner Putnam, Mr. Carney stated that mini -warehouses were allowed as a conditional use in C-3. Mr. Trammell noted that only the northern 2/3 of the site was zoned C-3. He then posed the possibility of zoning the entire tract C-3 and filing for a conditional use permit. Commissioner Ball stated that he has reservations about zoning the southern 1/3 of the tract C-3 due to its proximity to residential properties. Chairman Woods then offered Mr. Trammell the option to amend the application. Mr. Trammell stated that he was willing to amend the application to C-3. Commissioner Ball restated his reluctance to support C-3 for the entire site. He noted that a mini -warehouse development would still have to be approved as a conditional use in C-3, which requires site plan review. 3 January 30,.1996 TEM Z-4 -A n Commissioner Daniel stated his desire to see the application refiled as a Planned Development. Mr. Trammell stated that he would ask for the item to be deferred so that he might amend it to a Planned Development. A motion was made to defer the item to the March 14, 1996 Commission meeting so that Mr. Trammell might resubmit it as a Planned Development. The motion was approved by a vote of 9 ayes, 0 noes and 2 absent. 4