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HomeMy WebLinkAboutZ-5069 Staff AnalysisSeptember 20, 1988 Item No. 7 - Z-5069_......-. Owner: Union National Bank Applicant: Pete Hornibrook Location: 7316 Baseline Road Request: Rezone from "C-3" to "C-4" Purpose: Auto sales Size: .52 acres Existing Use: Vacant SURROUNDING LAND USE AND ZONING: North - Multifamily, Zoned "R-5" South - Commercial, Zoned "C-3" East - Office, Zoned "C-3" West - Bank, Zoned "C-3" PLANNING CONSIDERATIONS: 1. The request is to rezone the northeast corner of Baseline and Sunflower Drive from 110-3" to "C-4" for an auto sales lot. Baseline Road from Chicot Road to Cloverdale Drive can best characterized as a commercial strip on the north side of Baseline Road. All of the frontage is zoned "C-3" with the exception of one lot which is zoned "C-4." The uses are small and range from a bank to a car wash. On the south side of Baseline, there is a small shopping center. The property in question abuts "C-3" on the east and "R-5" on the north which is developed as multifamily. Across both Sunflower and Baseline Road, the zoning is "C-3." A majority of the land in the immediate vicinity is developed but there is a large "C-3" tract on the west side of Sunflower Drive that is still vacant. The site is vacant and flat. 3. There are no right-of-way requirements or Master Street Plan issues associated with this request. 4. There have been no adverse comments received from the reviewing agencies as of this writing. 5-. There are no legal issues. September 20, 1988 Item No. 7 - Z-5069 (Cont,in.ued) 6. There is no documented history or neighborhood position on the site. 7. The established zoning pattern along this segment of Baseline Road is 11C-3" and Staff feels that "C-3" should continue to be the most intensive zoning classification. This does not restrict the property's use for auto sales because once the Zoning Ordinance Amendments are adopted by the Board of Directors, auto sales and display will be allowed as a Conditional Use in a 11C-3" district. Being situated at the entrance to a residential area and abutting a multifamily development, the site should have some additional review for certain uses such as used car lot and a Conditional Use Permit does require site plan review. Some design control over the development of the site is needed because of being adjacent to a multifamily area and its relationship to the single family neighborhood -- located to the north. The "C-4" District does not -require any further review after a rezoning is approved and it could have an impact on the area. The Conditional Use Permit (Z-4615) located tm the east was approved for an auto related use so the suggested Conditional Use approach is consistent with the area. STAFF RECOMMENDATION: Staff recommends denial of the 11C-4" rezoning and that the Conditional Use Permit process be utilized for the auto .-s-a I es I o t-. PLANNING COMMISSION ACTION: (September 20, 1988) The applicant, Pete Hornibrook, was present and represented the owner, Union National Bank. There were three objectors Fn at-tendance. Mr. Hornibrook said that the Conditional Use Permit --option was a possible problem and went on to describe the area. He said the site has a 80 foot easement running across the -property which limits the development potential and estimated that the easement leaves about 4500 square -feet of land area that could be utilized. Mr. Hornibrook told the Commission that there was an 8 foot privacy fence along the north side that helped buffer the existing molt-ifamily units. The Planning Commission discussed the possibil-ity_of_us_ing a PUD and buffering the property. Several Commissioners .—_ commented that there was a need to restrict the use and -S Taff said restricting the use was the key issue. September 20, 1988 tem No. 7 - ...Z-_5069 CC�9-9t i nue..d...).... _..,.._. Mike Gillum, 7201 Baseline Road and a member of the Southwest Merchants Association, opposed the "C-4" rezoning and the car lot. He talked about the area and said it did not need another used car lot. Mr. Gillum said a used car lot could cause more problems and was not a good land use. He also gave some history of the area and described other car lots. Henry Burton, 7308 Baseline Road and adjacent to the site, said he was against the request. Mr. Burton submitted a letter of opposition from another property owner and presented some photos. He also told the Commission that the property was a good bank location. Mr. Hornibrook then addressed the Commission again. He said there was a contract to sell the property and it could not be developed for a bank because of the easement. Mr. Hornibrook said the car lot was a reasonable use and made some comments about the proposed site plan. There was a long discussion about various issues including the possibility -of utilizing a PUD. Additional comments were made about the proposed use and both Mr. Burton and Mr. Gillum said they were opposed to a car lot through any type of review process. Mr. Hornibrook then agreed to change the request to a PCD. A motion was made to convert the request to a PCD and to waive any additional filing fees and further notification of property owners. The motion was approved by a vote of 8 ayes, 0 noes, 2 absent, and 1 open position.