HomeMy WebLinkAboutZ-5346-A Staff AnalysisMarch 9, 1993
ITEM NO.: 5 Z -5346-A
Owner:
Applicant:
Location:
Request:
Purpose:
Size:
Existing Use:
Reeves Beverage Company
Virginia Reeves Bean
8524 Baseline Road
Rezone from R-2 to C-3
Commercial
0.5 acres
Commercial (nonconforming)
SSUMOUNDI_NG LAND USE AND ZONING
North - Industrial, zoned I-2
South - Multifamily and Commercial, zoned R-2,
C-3 and OS
East - Industrial, zoned I-2
West - Commercial and Industrial, zoned R-2
STAFF ANALYSIS
8524 Baseline Road is currently a nonconforming use, and
the owners would like to double the size of the existing
structure. The Zoning Ordinance states that "a
nonconforming use should not be extended, expanded, enlarged
or increased in intensity." Therefore, the property must
first be reclassified to the appropriate district, C-3 in
this case, before the necessary permits can be issued.
(A variance request has also been filed for the addition
because of a setback encroachment.)
Zoning found in the general vicinity is R-2, 0-1, C-3, C-4,
I-2, OS and PID. The property in question abuts I-2 on the
east and the R-2 on the west side. The zoning pattern along
the north side of Baseline is primarily nonresidential and
encompasses commercial and industrial classification. Land
use is made up of single family, multifamily, commercial and
industrial. The site of the new Wal-Mart is located on the
south side of Baseline, on a portion of the existing C-3
(Z-3442). There are a number of nonconforming properties in
the area, including the site directly to the west, which has
several commercial and industrial uses on it. (A rezoning
was filed for the land to the west, but never approved by
the Board of Directors because the owners would not dedicate
additional right-of-way.)
March 9, 1993
ITEM NO.: 5 Z -5346-A Cont.
At this time, the adopted plan for the area shows the site
as a part of an open space area. All of the land that is
between C-3 and I-2 is included in the open space
designation. The open space was shown on the plan because
of two small creeks that are on the east and west sides.
Identifying the property as open space is somewhat
questionable because there is no floodway and the site is
not well-suited for a park/open space area. Rezoning the
property to C-3 is appropriate because the proposed
reclassification is consistent with the existing zoning and
land use in the area. C-3 will not have adverse impact on
any of the nearby properties. Because of the plan conflict,
an amendment will be presented to the Board of Directors if
the Planning Commission endorses the commercial rezoning.
(See "Land Use Plan Element" for additional comments.)
LAND USE PLAN ELEMENT
As has been the case with several areas, the plan shows
"creeks" for Open Space. However, in this case the "creek"
is really a drainage ditch and has no floodway or
floodplain. Further, there is existing development in the
area designated as Open Space, and there is no need for a
buffer between the uses to the east and west of the site in
question.
Currently, the City does have, as part of the Parks Plan, a
recommendation to preserve green areas along major creeks
and streams. At this time, this area is not included within
the recommended green areas. Due to the minor nature of
this drainage with no plan to connect or expand it, there is
little to no need to require such a large open (green) area.
The existing development to the east, west and north is
industrial or commercial, thus no buffering is required.
Without a policy to expand green areas, there is no
justification to keep this area open space.
ENGINEERING COMMENTS
Baseline Road is classified as principal arterial, and the
right-of-way standard for Baseline is 45 feet from the
centerline. Dedication of additional right-of-way will be
required because the existing right-of-way is deficient.
STAFF RECOMMENDATION
Staff recommends approval of the C-3 rezoning request.
F,
March 9, 1993
ITEM NO.: 5 Z -5346-A (Cont.)
PLANNING C MMI I N ACTION: (MARCH 9, 1993)
The applicant was present. There were no objectors in
attendance, and the item was placed on the Consent Agenda.
As part of the Consent Agenda, the Planning Commission voted
to recommend approval of the C-3 rezoning. The vote was
9 ayes, 0 nays and 2 absent.
3