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HomeMy WebLinkAboutZ-5094 Staff AnalysisNovember 1, 1988 Item No. 11 - Z-5094 Owner: Richardson Investments Applicant: Joe D. White Location: Taylor Loop Road and Hinson Road (extension) Request: Rezone from "R-2" to 110-3" and "C-3" Purpose: Office and commercial Size: 12.91 acres Existing Use: Vacant SURROUNDING LAND USE AND ZONING: North Vacant, Zoned "R-2" South - Vacant and single family, Zoned "R-2" East - Vacant and single family, Zoned "R-2" West - Vacant and single family, Zoned "R-2" PLANNING CONSIDERATIONS: 1. The request is to rezone 12.9 acres from 1111-2" to "0-3" and "C-3" for a mix of office and commercial uses. If approved, the acreage breakdown would be 3.7 acres of "C-3" and 9.2 acres zoned "0-3." The property is situated along Taylor Loop Road just west of where Grishman Road, or the future extension of Hinson Road, intersects Taylor Loop. Also, Chenal Valley Drive is planned to tie into Taylor Loop Road at this location. The proposed alignment of the street is the rezoning line that separates the western 110-3" tract from the "C-3" and larger 110-3" parcel. Zoning in the area is entirely "R-2" with the exception of a PRD located to the south. Land use is single family residences and vacant land. 2. The site is vacant and wooded. 3. There are significant requirements and floodway issues. Right-of-ways for the Hinson Road extension, Taylor Loop Road and floodway dedication for Taylor Loop Creek are needed. November 1, 1988 Item No. 11 - Z-5094 (Continued - 4. Julius Breckling, Director of the Department of Parks and Recreation, has informed the Staff through a memorandum that the application includes land acquired by the City for Taylor Loop Park. He has also indicated that the City has not negotiated for the sale of this land, nor has the Parks Department completed the final plans for the park. It is Mr. Breckling's recommendation that the rezoning be denied. Engineering feels that there are too many issues and the request is premature. 5. A potential legal issue is the validity of the request since a portion of the land under consideration is owned by the City and the application does not list the City as an owner or an applicant. 6. There is no documented history on the site. Staff has received several inquiries about the proposal. 7. In addition to the appropriateness of the application because of the City's ownership, there are several other significant issues that make the request very questionable. The adopted Highway 10 Land Use Plan identifies all the land south of Taylor Loop Road for single family residential development with the commercial area located at the intersection of Taylor Loop Road and Highway 10. Also, the Plan shows the property north of Taylor Loop Road as existing park land. The proposed rezoning is contrary to the adopted land use plan, would create a large spot of non- residential zoning and have an adverse impact on the area. STAFF_ RECOMMENDATION: Staff recommends denial of the 110-3" and "C-3" rezonings. PLANNING COMMISSION ACTION; (November 1, 1988) The applicant, Joe White, was present and the owner was represented by Bill Terry, an attorney. There were a number of objectors in attendance. Mr. Terry said the property was part of a total ownership of 20 acres and went on to describe the area. He told the commission that the roads and creeks would be changed and have an impact on the property. Joe White reviewed a map and discussed future November 1, 1988 Item No. _11 _- Z_-509_4_ (Continued) improvements in the area. Mr. White also said that the City has made some right-of-way requests to the owner, Bob Richardson. He then presented projected traffic counts for various roadways in the vicinity including Highway 10. Mr. Terry spoke again and said the land was located at the intersection of two future major streets that would be heavily traveled. He went on to say that the property would be impacted by the roadways and some light commercial or office was a reasonable use. Mr. Terry suggested that the Highway 10 Plan needed flexibility and that the site in question was a proper place to change the plan. He went on to say that the owner would dedicate the necessary right-of- way and floodway area and then questioned Julius Breckling's written statement about the City's ownership in the area. Mr. Terry concluded by saying that the proposed commercial site was adequately buffered from the residential development and setbacks would protect the property owners. Wendell Griffen spoke against the rezoning and said the Highway 10 District Plan should be maintained. Mr. Griffen said the area was residential and that approval would create a spot zone -- an inappropriate, nonresidential island. He told the Commission that Highway 10 was planned for commercial uses and the area in question needed to remain residential. Tom Holmes and Clint Boshears, developers of subdivisions in the area, both opposed the rezoning request. Mr. Boshears said the rezoning would impact lots in the Hickory Creek development to the south. Ron Fuller, State Representative, said the site was in his district and the request was totally out of context with the area. Mr. Fuller told the Commission the rezoning would ruin the residential quality of the neighborhood and the residents were opposed to the proposed change. He then asked that the rezoning request be denied. Bill Terry addressed the Commission again and said the property could not be used for residential development and the neighborhood would be protected. Mr. Terry then discussed some possible zoning options for the site. Jerry Gardner of the City Engineering staff reviewed the history of Hinson Road and said there were no funds available for the Outer Loop. He said once all the street improvements were made, traffic movements would change in the area. November 1, 1988 Item No. 11 - Z-5094 1Co,n_t i nued ).. Additional comments were offered by Mr. Fuller and Mr. Boshears. Mr. Terry then asked that the item be withdrawn from consideration. A motion was made to withdraw the "0-3" and "C-3" rezoning as requested. The motion was approved by a vote of 7 ayes, 2 noes, 1 absent and 1 abstention (David Jones).