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HomeMy WebLinkAboutZ-4885 Staff AnalysisZ-4885 Owner: Applicant: Location: Request: Purpose: Size: Existing Use: L & S Concrete Charles T. Weaver By: Doug Weaver County Line Road South of I-30 Rezone from "R-2" to "I-3" Industrial 12.57 acres Industrial (Nonconforming) SURROUNDING LAND USE AND ZONING: North - Single Family and Vacant, Zoned "R-2" South - Vacant, Zoned "R-2" East - Vacant, Zoned "R-2" West - Vacant, Unclassified (Saline County) PLANNING CONSIDERATIONS: 1. The request is to rezone approximately 12.5 acres on County Line Road from "R-2" to "I-3" for an existing concrete plant. (The application was filed after the owner received a notice from the City because of an enforcement action.) The property is located north of I-30 and in an area that is not heavily developed. Across County Line Road and to the east and south, the land is primarily vacant. Some of the land to the south is a private park which is the City of Alexander. To the north, there are several single family residences on large lots adjacent to County Line Road. The zoning is all "R-2" with the exception of an "R-7A" tract to the southeast. In both the city of Alexander and Saline County, there is no zoning. 2. The site is flat and occupied by equipment and machinery necessary for the concrete operation. Along the south boundary is Crooked Creek and all the property is in the floodplain with about the southern one-third in the floodway where most of the improvements are located. Z-4885 - Continued 3. There are two possible Master Street Plan issues associated with the request. County Line Road/the West Belt is classified as a principal arterial so it appears that dedication of additional right-of-way will be required. Also, the Master Street Plan identifies a proposed minor arterial connecting County Line Road/the West Belt with County Line Road along the south line between Pulaski and Saline County. The alignment shown on the Master Street Plan appears to bisect a portion of this property. This alignment is very general in nature so it is somewhat difficult to judge its exact impact on a site under consideration. Staff will work with Engineering to clarify these matters prior to the public hearing. 4. Engineering comments include: Floodway violation. . Master Street Plan issue for minor arterial through property. . Detention ordinance requirements. . Excavation Ordinance requirements. . County Line Road (Alexander Road) right-of-way dedication and street improvements: 1/2 of a 90' . right-of-way and 1/2 of a 48' street. . Sidewalks, etc. 5. There is some uncertainty about the property's status whether it is nonconforming or not. Also, it appears that no permits have been obtained for any of the work including the current expansion. 6. The property was annexed to the City in 1979, and the use has been in operation since 1981 based on information provided by the applicant. 7. The property in question is located in the Otter Creek District Plan area which recommends a mixed industrial/commercial pattern for the location. The plan does not suggest any specific zoning classification but states that "PCDs" are encouraged. With this type of broad land use designation, staff feels that the request is compatible with the plan and supports an "I-3" reclassification for the property which is outside the established floodway only. City policy requires that the floodway be rezoned to "OS" and dedicated to the City, but the normal procedure of dedicating floodway lands could create a possible hardship in this situation because most of the improvements are located within the floodway. Crooked Z-4885 - Continued Creek is not identified on the Master Parks Plan as open space so it could be possible to utilize something other than dedication to protect the floodway. Because of this and several other concerns, staff feels that it would be beneficial to delay on this request to give the City and owner more time to resolve the various issues. STAFF RECOMMENDATION: Staff recommends that the item be deferred to the October 20, 1987, meeting. PLANNING COMMISSION ACTION: (September 8, 1987) Staff recommended that the item be deferred because of several unresolved issues. A motion was made to defer the request to the October 20, 1987, meeting. The motion was approved by a vote of 11 ayes, 0 noes, and 0 absent. PLANNING COMMISSION ACTION: (October 20, 1987) Staff reported that the item needed to be deferred because the floodway issue had not been adequately addressed. A motion was made to defer the request to the December 1, 1987, meeting. The motion was approved by a vote of 11 ayes, 0 noes, and 0 absent. PLANNING COMMISSION ACTION: (December 1, 1987) Staff reported that the item needed to be deferred again and the owner did not object to another deferral. A motion was made to defer the request to the January 12, 1988, Planning Commission Meeting. The motion was approved by vote of 10 ayes, 0 noes and 1 absent. PLANNING COMMISSION ACTION: (January 12, 1988) The applicant was present. There were no objectors. Staff recommended approval of the "I-3" request, subject to four conditions concerning floodway dedications and other related items being satisfied, prior to the Board of Directors acting on the rezoning request. A motion was made to recommend approval of "I-3" subject to four conditions being met. The motion passed by a vote of 10 ayes, 0 noes and 1 absent. January 12, 1988 Item No. A - Z-4885 Owner: Applicant: Location: Request: Purpose: Size: Existing Use: L & S Concrete Charles T. Weaver By: Doug Weaver County Line Road South of I-30 Rezone from "R-2" to "I-3" Industrial 12.57 acres Industrial (Nonconforming) SURROUNDING LAND USE AND ZONING: North - Single Family and Vacant, Zoned "R-2" South - Vacant, Zoned "R-2" East - Vacant, Zoned "R-2" West - Vacant, Unclassified (Saline County) PLANNING CONSIDERATIONS: 1. The request is to rezone approximately 12.5 acres on County Line Road from "R-2" to "I-3" for an existing concrete plant. (The application was filed after the owner received a notice from the City because of an enforcement action.) The property is located north of I-30 and in an area that is not heavily developed. Across County Line Road and to the east and south, the land is primarily vacant. Some of the land to the south is a private park which is the City of Alexander. To the north, there are several single family residences on large lots adjacent to County Line Road. The zoning is all "R-2" with the exception of an "R-7A" tract to the southeast. In both the city of Alexander and Saline County, there is no zoning. 2. The site is flat and occupied by equipment and machinery necessary for the concrete operation. Along the south boundary is Crooked Creek and all the property is in the floodplain with about the southern one-third in the floodway where most of the improvements are located. January 12, 1988 Item No. A - Continued 3. There are two possible Master Street Plan issues associated with the request. County Line Road/the West Belt is classified as a principal arterial so it appears that dedication of additional right-of-way will be required. Also, the Master Street Plan identifies a proposed minor arterial connecting County Line Road/the West Belt with County Line Road along the south line between Pulaski and Saline County. The alignment shown on the Master Street Plan appears to bisect a portion of this property. This alignment is very general in nature so it is somewhat difficult to judge its exact impact on a site under consideration. Staff will work with Engineering to clarify these matters prior to the public hearing. 4. Engineering comments include: • Floodway violation. • Master Street Plan issue for minor arterial �- through property. . Detention ordinance requirements. . Excavation Ordinance requirements. • County Line Road (Alexander Road) right-of-way dedication and street improvements: 1/2 of a 90' • right-of-way and 1/2 of a 48' street. . Sidewalks, etc. 5. There is some uncertainty about the property's status whether it is nonconforming or not. Also, it appears that no permits have been obtained for any of the work including the current expansion. 6. The property was annexed to the City in 1979, and the use has been in operation since 1981 based on information provided by the applicant. 7. The property in question is located in the Otter Creek District Plan area which recommends a mixed industrial/commercial pattern for the location. The plan does not suggest any specific zoning classification but states that "PCDs" are encouraged. With this type of broad land use designation, staff feels that the request is compatible with the plan and supports an 11I-3" reclassification for the property which is outside the established floodway only. City policy requires that the floodway be rezoned to "OS" and dedicated to the City, but the normal procedure of dedicating floodway lands could create a possible hardship in this situation because most of the improvements are located within the floodway. Crooked January 12, 1988 Item No. A - Continued Creek is not identified on the Master Parks Plan as open space so it could be possible to utilize something other than dedication to protect the floodway. Because of this and several other concerns, staff feels that it would be beneficial to delay on this request to give the City and owner more time to resolve the various issues. STAFF RECOMMENDATION: Staff recommends that the item be deferred to the October 20, 1987, meeting. PLANNING COMMISSION ACTION: (September 8, 1987) Staff recommended that the item be deferred because of several unresolved issues. A motion was made to defer the request to the October 20, 1987, meeting. The motion was approved by a vote of 11 ayes, 0 noes, and 0 absent. �I PLANNING COMMISSION ACTION: (October 20, 1987) Staff reported that the item needed to be deferred because the floodway issue had not been adequately addressed. A motion was made to defer the request to the December 1, 1987, meeting. The motion was approved by a vote of 11 ayes, 0 noes, and 0 absent. PLANNING COMMISSION ACTION: (December 1, 1987) Staff reported that the item needed to be deferred again and the owner did not object to another deferral. A motion was made to defer the request to the January 12, 1988, Planning Commission Meeting. The motion was approved by vote of 10 ayes, 0 noes and 1 absent. PLANNING COMMISSION ACTION: (January 12, 1988) The applicant was present. There were no objectors. Staff recommended approval of the "I-3" request, subject to four conditions concerning floodway dedications and other related items being satisfied, prior to the Board of Directors acting on the rezoning request. A motion was made to recommend approval of "I-3" subject to four conditions being met. The motion passed by a vote of 10 ayes, 0 noes and 1 absent. December 1, 1987 Item No. B - Z-4885 Owner: Applicant: Location: Request: Purpose: Size: Existing Use: L & S Concrete Charles T. Weaver By: Doug Weaver County Line Road South of I-30 Rezone from "R-2" to "I-3" Industrial 12.57 acres Industrial (Nonconforming) SURROUNDING LAND USE AND ZONING: North - Single Family and Vacant, Zoned "R-2" South - Vacant, Zoned "R-2" East - Vacant, Zoned "R-2" West - Vacant, Unclassified (Saline County) PLANNING CONSIDERATIONS: 1. The request is to rezone approximately 12.5 acres on County Line Road from "R-2" to "I-3" for an existing concrete plant:. (The application was filed after the owner received a notice from the City because of an enforcement action.) The property is located north of I-30 and in an area that is not heavily developed. Across County Line Road and to the east and south, the land is primarily vacant. Some of the land to the south is a private park which is the City of Alexander. To the north, there are several single family residences on large lots adjacent to County Line Road. The zoning is all "R-2" with the exception of an "R-7A" tract to the southeast. ,In both the city of Alexander and Saline County, there is no zoning. 2. The site is flat and occupied by equipment and machinery necessary for the concrete operation. Along the south boundary is Crooked Creek and all the property is in the floodplain with about the southern one-third in the floodway where most of the improvements are located. December 1, 1987 Item No. B - Continued 3. There are two possible Master Street Plan issues associated with the request. County Line Road/the West Belt is classified as a principal arterial so it appears that dedication of additional right-of-way will be required. Also, the Master Street Plan identifies a proposed minor arterial connecting County Line Road/the West Belt with County Line Road along the south line between Pulaski and Saline County. The alignment shown on the Master Street Plan appears to bisect a portion of this property. This alignment is very general in nature so it is somewhat difficult to judge its exact impact on a site under consideration. Staff will work with Engineering to clarify these matters prior to the public hearing. 4. Engineering comments include: Floodwav violation. Master Street Plan issue for minor arterial through property. Detention ordinance requirements. Excavation Ordinance requirements. County Line Road (Alexander Road) right-of-way dedication and street improvements: 1/2 of a 90' right-of-way and 1/2 of a 48' street. Sidewalks, etc. 5. There is some uncertainty about the property's status whether it is nonconforming or not. Also, it appears that no permits have been obtained for any of the work including the current expansion. 6. The property was annexed to the City in 1979, and the use has been in operation since 1981 based on information provided by the applicant. 7. The property in question is located in the Otter Creek District Plan area which.recommends a mixed industrial/commercial pattern for the location. The plan does not suggest any specific zoning classification but states that "PCDs" are encouraged. With this type of broad land use designation, staff feels that the request is compatible with the plan and supports an "I-3" reclassification for the property which is outside the established floodway only. City policy requires that the floodway be rezoned to "OS" and dedicated to the City, but the normal procedure of dedicating floodway lands could create a possible hardship in this situation because most of the improvements are located within the floodway. Crooked December 1, 1987 Item No. B - Continued Creek is not identified on the Master Parks Plan as open space so it could be possible to utilize something other than dedication to protect the floodway. Because of this and several other concerns, staff feels that it would be beneficial to delay on this request to give the City and owner more time to resolve the various issues. STAFF RECOMMENDATION: Staff recommends that the item be deferred to the October 20, 1987, meeting. PLANNING COMMISSION ACTION: (September 8, 1987) Staff recommended that the item be deferred because of several unresolved issues. A motion was made to defer the request to the October 20, 1987, meeting. The motion was approved by a vote of 11 ayes, 0 noes, and 0 absent. PLANNING COMMISSION ACTION: (October 20, 1987) Staff reported that the item needed to be deferred because the floodway issue had not been adequately addressed. A motion was made to defer the request to the December 1, 1987, meeting. The motion was approved by a vote of 11 ayes, 0 noes, and 0 absent. PLANNING COMMISSION ACTION: (December 1, 1987) Staff reported that the item needed to be deferred again and the owner did not object to another deferral. A motion was made to defer the request to the January 12, 1988, Planning Commission Meeting. The motion was approved by vote of 10 ayes, 0 noes and 1 absent. October 20, 1987 Item No. B - Z-4885 Owner: Applicant: Location: Request: Purpose: Size: Existing Use: L & S Concrete Charles T. Weaver By: Doug Weaver County Line Road South of I-30 Rezone from "R-2" to "I-3" Industrial 12.57 acres Industrial (Nonconforming) SURROUNDING LAND USE AND ZONING: North - Single Family and Vacant, Zoned "R-2" South - Vacant, Zoned "R-2" East - Vacant, Zoned "R-2" West - Vacant, Unclassified (Saline County) PLANNING CONSIDERATIONS: 1. The request is to rezone approximately 12.5 acres on County Line Road from "R-2" to "I-3" for an existing concrete plant. (The application was filed after the owner received a notice from the City because of an enforcement action.) The property is located north of I-30 and in an area that is not heavily developed. Across County Line Road and to the east and south, the land is primarily vacant. Some of the land to the south is a private park which is the City of Alexander. To the north, there are several single family residences on large lots adjacent to County Line Road. The zoning is all "R-2" with the exception of an "R-7A" tract to the southeast. In both the city of Alexander and Saline County, there is no zoning. 2. The site is flat and occupied by equipment and machinery necessary for the concrete operation. Along the south boundary is Crooked Creek and all the property is in the floodplain with about the southern one-third in the floodway where most of the improvements are located. October 20, 1987 Item No. B - Continued 3. There are two possible Master Street Plan issues associated with the request. County Line Road/the West Belt is classified as a principal arterial so it appears that dedication of additional right-of-way will be required. Also, the Master Street Plan identifies a proposed minor arterial connecting County Line Road/the West Belt with County Line Road along the south line between Pulaski and Saline County. The alignment shown on the Master Street Plan appears to bisect a portion of this property. This alignment is very general in nature so it is somewhat difficult to judge its exact impact on a site under consideration. Staff will work with Engineering to clarify these matters prior to the public hearing. 4. Engineering comments include: . Floodway violation. Master Street Plan issue for minor arterial through property. Detention ordinance requirements. . Excavation Ordinance requirements. County Line Road (Alexander Road) right-of-way dedication and street improvements: 1/2 of a 90' right-of-way and 1/2 of a 48' street. Sidewalks, etc. 5. There is some uncertainty about the property's status whether it is nonconforming or not. Also, it appears that no permits -have been obtained for any of the work including the current expansion. 6. The property was annexed to the City in 1979, and the use has been in operation since 1981 based on information provided by the applicant. 7. The property in question is located in the Otter Creek District Plan area which recommends a mixed industrial/commercial pattern for the location. The plan does not suggest any specific zoning classification but states that "PCDs" are encouraged. With this type of broad land use designation, staff feels that the request is compatible with the plan and supports an "I-3" reclassification for the property which is outside the established floodway only. City policy requires that the floodway be rezoned to "OS" and dedicated to the City, but the normal procedure of dedicating floodway lands could create a possible hardship in this situation because most of the improvements are located within the floodway. Crooked October 20, 1987 Item No. B - Continued Creek is not identified on the Master Parks Plan as open space so it could be possible to utilize something other than dedication to protect the floodway. Because of this and several other concerns, staff feels that it would be beneficial to delay on this request to give the City and owner more time to resolve the various issues. STAFF RECOMMENDATION: Staff recommends that the item be deferred to the October 20, 1987, meeting. PLANNING COMMISSION ACTION: (September 8, 1987) Staff recommended that the item be deferred because of several unresolved issues. A motion was made to defer the request to the October 20, 1987, meeting. The motion was approved by a vote of 11 ayes, 0 noes, and 0 absent. PLANNING COMMISSION ACTION: (October 20, 1987) Staff reported that the item needed to be deferred because the floodway issue had not been adequately addressed. A motion was made to defer the request to the December 1, 1987, meeting. The motion was approved by a vote of 11 ayes, 0 noes, and 0 absent. September 8, 1987 Item No. 5 - Z-4885 Owner: Applicant: Location: Request: Purpose: Size: Existing Use: L & S Concrete Charles T. Weaver By: Doug Weaver County Line Road South of I-30 Rezone from "R-2" to "I-3" Industrial 12.57 acres Industrial (Nonconforming) SURROUNDING LAND USE AND ZONING: North - Single Family and Vacant, Zoned "R-2" South - Vacant, Zoned "R-2" East - Vacant, Zoned "R-2" West - Vacant, Unclassified (Saline County) PLANNING CONSIDERATIONS: 1. The request is to rezone approximately 12.5 acres on County Line Road from "R-2" to "I-3" for an existing concrete plant. (The application was filed after the owner received a notice from the City because of an enforcement action.) The property is located north of I-30 and in an area that is not heavily developed. Across County Line Road and to the east and south, the land is primarily vacant. Some of the land to the south is a private park which is the City of Alexander. To the north, there are several single family residences on large lots adjacent to County Line Road. The zoning is all "R-2" with the exception of an "R-7A" tract to the southeast. In both the city of Alexander and Saline County, there is no zoning. 2. The site is flat and occupied by equipment and machinery necessary for the concrete operation. Along the south boundary is Crooked Creek and all the property is in the floodplain with about the southern one-third in the floodway where most of the improvements are located. September 8, 1987 Item No. 5 - Continued 3. There are two possible Master Street Plan issues associated with the request. County Line Road/the West Belt is classified as a principal arterial so it appears that dedication of additional right-of-way will be required. Also, the Master Street Plan identifies a proposed minor arterial connecting County Line Road/the West Belt with County Line Road along the south line between Pulaski and Saline County. The alignment shown on the Master Street Plan appears to bisect a portion of this property. This alignment is very general in nature so it is somewhat difficult to judge its exact impact on a site under consideration. Staff will work with Engineering to clarify these matters prior to the public hearing. 4. Engineering comments include: Floodway violation. Master Street Plan issue for minor arterial through property. Detention ordinance requirements. Excavation Ordinance requirements. . County Line Road (Alexander Road) right-of-way dedication and street improvements: 1/2 of a 90' right-of-way and 1/2 of a 48' street. Sidewalks, etc. 5. There is some uncertainty about the property's status whether it is nonconforming or not. Also, it appears that no permits have been obtained for any of the work including the current expansion. 6. The property was annexed to the City in 1979, and the use has been in operation since 1981 based on information provided by the applicant. 7. The property in question is located in the Otter Creek District Plan area which recommends a mixed industrial/commercial pattern for the location. The plan does not suggest any.specific zoning classification but states that "PCDs" are encouraged. With this type of broad land use designation, staff feels that the request is compatible with the plan and supports an "I-3" reclassification for the property which is outside the established floodway only. City policy requires that the floodway be rezoned to "OS" and dedicated to the City, but the normal procedure of dedicating floodway lands could create a possible hardship in this situation because most of the improvements are located within the floodway. Crooked September 8, 1987 Item No. 5 - Continued Creek is not identified on the Master Parks Plan as open space so it could be possible to utilize something other than dedication to protect the floodway. Because of this and several other concerns, staff feels that it would be beneficial to delay on this request to give the City and owner more time to resolve the various issues. STAFF RECOMMENDATION: Staff recommends that the item be deferred to the October 20, 1987, meeting. PLANNING COMMISSION ACTION: (September 8, 1987) Staff recommended that the item be deferred because of several unresolved issues. A motion was made to defer the request to the October 20, 1987, meeting. The motion was approved by a vote of 11 ayes, 0 noes, and 0 absent.