HomeMy WebLinkAboutZ-5217 Staff AnalysisAugust 22, 1989
Item No. 4 - Z-5217
Owner:
Applicant:
Location:
Request:
Purpose:
Size:
Mary Jane Coulter
Helen Carder
1925 Napa Valley Road
Rezone from "R-2" to "0-3"
Office
1.0 acres
Existing Use: Residential
SURROUNDING LAND USE AND ZONING:
North
- Library
(under
construction), zoned "0-2"
South -
Single
family,
zoned "R-2"
East -
Vacant,
zoned
"0-2"
West -
Church,
zoned
"R-2"
STAFF ANALYSIS:
The request is to rezone an acre of land on the east side of
Napa Valley Road from "R-2" to "0-3" for an office use. If
the office reclassification is granted, a 3200 square foot
building will be constructed for a dentist office. Currently,
there is a single family residence on the lot that is situated
approximately 120 feet from Napa Valley Road.
Land use in the neighborhood is a combination of residential
and nonresidential uses which include single family,
multifamily, office, several churches and a branch library.
The existing office uses are located adjacent to Hinson Road
and the churches are found on the west side of Napa Valley.
On the east side of Napa Valley, the use is primary single
family residences with the exception of the new branch library
and an office building at Napa Valley and Hinson Road. Along
Napa Valley Road, the single family development is somewhat
unique in that there is a blend of detached and attached
single family units on lots varying in size. Zoning is made
up of "R-2," "MF -12," 110-2," "0-3" and PRD. The property in
question abuts "0-2" land on the north and east sides. "R-2"
is directly to the south and across Napa Valley Road.
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August 22, 1989
Item No. 4 - Z-5217 (Continued)
The adopted plan for the area is the Pleasant Valley
District Plan and the land use element identifies the site
for office use. The Plan's line between the residential and
office uses is the southern boundary of the property in
question. The recommended office line extends from Napa
Valley to Hinson Loop and maintains the same depth from
Hinson Road for the entire distance. The suggested land use
to the south is single family and across Napa Valley, it is
public/quasi-public.
After careful review of the proposed rezoning, Staff is of
the opinion that an adopted plan should not provide the
necessary justification to rezone the property at this time.
Staff feels that the north property line of the site should
be maintained as the zoning line separating the office and
residential uses because of the new branch library and the
topography. The library facility provides a good buffer
between the office use to the north and the single family
residences located to the south. Also, the topography
creates a visual barrier along the parcel's north property
line because the library site is the high point and the land
decrease in elevation to the south. Rather than depending
on the plan's generalized land use lines for justifying the
rezoning, the existing conditions should be the primary
factor for making a zoning decision in this case.
ENGINEERING COMMENTS:
Napa Valley Road is classified as a minor arterial on the
Master Street Plan and requires a right-of-way of 90 feet.
It appears that the existing right-of-way is deficient so
some addition dedication will be necessary.
STAFF RECOMMENDATION:
Staff recommends denial of the "0-3" rezoning request.
PLANNING COMMISSION ACTION: (August 22, 1989)
The applicant, Helen Carder, was present. There were no
objectors. Ms. Carder said she was the listing agent for
the property and there was an offer to purchase the site
conditioned upon the office rezoning being approved.
Don Jones, a real estate agent also involved with the
property, spoke and discussed the area. Mr. Jones said the
library site was lower than the property in question and
then presented a letter from the property owner to the south
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August 22, 1989
Item No. -4 -Z-521.7 (Continued)
who did not object to the proposed rezoning. Mr. Jones said
the lot was not suitable for continued residential use and
presented some photos of the area. He said the proposed
use, a dental office, would be a better buffer/barrier than
the library. Mr. Jones then showed a tentative site plan
for the office development.
Comments were made about various issues, including rezoning
the site to "0-2". Staff said the property could be rezoned
to "0-2" because the site was a lot of record. Helen Carder
then said the lot's residential value had been destroyed
because of the library.
Ruth Bell, representing the League of Women Voters, said
living next to a library was reasonable and described the
area as being residential. Ms. Bell said buffering was an
important element and should be given a high priority.
There was a long discussion about the library and a possible
"0-2" reclassification. Ms. Carder then amended the request
to "0-211. A motion was made to recommend approval of the
"0-2" as amended. The motion passed by a vote of 8 ayes,
0 nays and 3 absent.
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