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HomeMy WebLinkAboutZ-4940 Staff AnalysisJanuary 12, 1988 Item No. 5 - Z-4940 Owner: Applicant: Location: Request: Purpose: Size: Existing Use: Robert 0. Smith, Jr. John Collins Rogers Vimy Ridge Road and County Line Road Rezone from "R-2" to "C-3" and "I-2" Commercial and Industrial - 9.18 acres Vacant SURROUNDING LAND USE AND ZONING: North - Vacant and Single Family, Zoned "R-2" South - Vacant and Single Family (Saline County) East - Vacant, Zoned "R-2" and "C-1" West - Vacant, Zoned "R-2" ' PLANNING CONSIDERATIONS: 1. The proposal is to rezone a nine acre tract to "C-3" and "I-2" for unspecified commercial and industrial uses. Should the rezoning request be granted, the property would be divided equally between the "C-3" and the "I-2." Existing development in the area is single family residential with a majority of the structures in two fairly new subdivisions, but there are some houses on large, unplatted tracts. Also, there is a new elementary school under construction to the southeast in Saline County. A high percentage of land is still vacant especially to the south and west. Zoning in the immediate vicinity includes "R-2," "MF -5," 1IC-1" and "I-2" with the "MF -5" and "C-1" tracts undeveloped. The existing "I-2" land located to the northeast is part of a very large industrial area that extends to 1-30 and should be able to accommodate any real industrial growth for the next several years. The need for more commercial land can also be questioned because the existing "C-1" site is vacant and was rezoned three or four years ago. 2. The site is vacant. 3. Both Vimy Ridge Road and County Line Road are classified as minor arterials, so dedication of additional right-of-way will be required. Engineering will have to determine the amount of dedication because of being located at an intersection. January 12, 1988 Item No. 5 - Continued 4. Engineering is requiring right-of-way dedication and street improvements for the two minor arterials. There is a creek that goes through some of the property so an independent study will have to be undertaken to determine the floodway and floodplain. This is necessary because the stream has not been part of any public study. 5. There are no legal issues. 6. There is no documented history on the site. On December 21, 1987, the City of Shannon Hills Planning Commission voted to oppose the request because of potential problems from the "C-3" and "I-2" reclassifications and impacts on the single family areas. Shannon Hills is located directly to the south and the land is zoned "R-1" single family. Staff has received one call in opposition to the request. 7. The property in question is part of the Otter Creek ,' District Plan area which recommends a mixed residential pattern for the west side of Vimy Ridge from County Line to Alexander. The proposed rezonings are in conflict with the adopted plan and staff does not support the request. Both the "I-2" and "C-3" could have an impact on the area, especially, the two new subdivisions to the north and east. An "I-2" rezoning at this location could adversely affect any future residential growth and encourage a substandard development pattern. Also, the need for additional "I-2" land has not been justified with this request. Commerical services can be provided by the existing commercial properties including areas in the Shannon Hills community. STAFF RECOMMENDATION: Staff recommends denial of the "C-3" and "I-2" rezoning request. January 12, 1988 Item No. 5 - Continued PLANNING COMMISSION ACTION: (1-12-88) The applicant, John C. Rogers, was present. There were ten objectors in attendance. Mr. Rogers addressed the Commission and amended the request to "C-2" for the entire tract, 9.1 acres. Staff indicated their opposition to the "C-2" rezoning because of several factors including the adopted Otter Creek District Plan. Mr. Rogers then continued his presentation by describing the existing zoning and street conditions in the area. He went on to say that the owners were proposing an office/commercial development that would probably include a convenience store. A.C. Dean of Vimy Ridge Road spoke in Opposition to the .rezoning and said he was representing the objectors present and residents of the Irish Springs Subdivision. He then submitted a petition from the area opposed to the rezoning. Mr. Dean described the area and said it was developing as single family because of two new subdivisions. He told the Commission that the rezoning would create traffic problems and that the area should remain "R-2" Single Family. There was a long discussion about a number of items including the Otter Creek Plan. Mr. Rogers spoke again and said that single family appears to be an unreasonable use for the property. Several Commissioners indicated that Mr. Rogers should consider deferring or withdrawing the request. Mr. Rogers then asked that the amended "C-2" rezoning request be withdrawn from consideration. A motion was made to withdraw the item as requested. The motion was approved by a vote of 11 ayes, 0 noes and 0 absent.