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HomeMy WebLinkAboutZ-5426 Staff AnalysisApril 9, 1991 ITEM NO.: 5 Z-5426 Owner: Applicant: Location: Request: Purpose: Size: Existing Use: Whitwell, Inc. Stephen E. Whitwell Shackleford & Stagecoach Road Rezone from R-2 to C-3 Commercial 1.43 acres Vacant SURROUNDING LAND USE AND ZONING North - Single-family, South - Single-family, East - Single-family West - Vacant, zoned STAFF ANALYSIS zoned R-2 zoned R-2 and Commercial, zoned R-2 R-2 The issue with this request is to rezone 1.4 acres from R-2 to C-3. The property is at the Stagecoach/Shackleford intersection, and adjoins land also being considered for C-3 reclassification on this agenda, Item A Z -5216-A. The site is wooded and vacant. The surrounding area is zoned R-2, with one exception. On Rockwood Road, there is a tract of land that was rezoned to 0-3 about two years ago. The land use is more fragmented than the zoning and includes single-family, a church, a motel, a vehicle repossession company and a salvage yard. There are some other non-residential uses in the immediate vicinity. However, it was difficult to determine what they are based on a windshield field check of the neighborhood. Because of the R-2 zoning, all the non -single-family uses are nonconforming. There are vacant tracts along both Shackleford Road and Stagecoach Road. This immediate area has been studied several times to determine the most appropriate land use pattern for the Stagecoach/Shackleford intersection. Because of the applications on this agenda, Staff has undertaken another review of the neighborhood. After several meetings and lengthy discussions, we have come to the conclusion that a modification to the 65th Street West Plan is in order and are proposing a plan amendment, Item No. 8 on this agenda. Basically, the change recommends a neighborhood commercial 1 April 9, 1991 ITEM NO.: 5 Z-5425 Cont. node on both sides of Stagecoach Road, including the 1.4 acres being considered through this request. The current plan shows neighborhood commercial area on the east side of Stagecoach Road. Only the east side was initially identified because of several non-residential uses, a salvage yard and a motel. The total acreage size of the commercial area will be reduced by the plan amendment. By shifting some of the commercial area to the west, Staff's position is that a C-1 reclassification is the most appropriate zoning district for the property. A C-1 rezoning is more in keeping with the residential character of the neighborhood and should help prevent a strip - commercial development pattern. Neighborhood commercial is a designation used on the plan along Stagecoach Road to help protect the single-family uses. In addition to a C-1 zoning, Staff is also recommending that a site plan review be attached to the rezoning of the property. This is to ensure that any new development is compatible with the area and that is does not impact the neighborhood's residential environment. ENGINEERING COMMENTS The existing rights-of-way are Road and Shackleford Road. The forty-five feet from the center fifty-five feet for Stagecoach STAFF RECOMMENDATION deficient for both Stagecoach right-of-way standards are line for Shackleford and Road. Staff recommends approval of C-1 and not C-3 as requested. Also, that a plan review is required prior to any building permits being issued. PLANNING COMMISSION ACTION (April 9, 1991) (NOTE: Items A, 5, and 8 were discussed together, however, separate votes were taken on each issue.) The applicant, Stephen Whitwell, was present. There was one objector in attendance. Mr. Whitwell spoke in support of C-3 for his property and the site to the north (Item A). He said that there were natural boundaries to help prevent the stripping out of Stagecoach and site plan review would provide additional protection. Mr. Whitwell said C-3 was the logical reclassification and asked that both requests be April 9, 1991 ITEM NO.: 5 Z-5426 Cont. granted. He also pointed that the location has no direct contact with any residential property. Staff discussed the issue and said C-1 was more appropriate because of the residential character of the area. Staff also felt that C-1 provides the necessary commercial needs for the neighborhood. Floyd Porter, 5815 Stagecoach Road, described the area and two uses in particular, a salvage yard and a motel. Mr. Porter said the salvage yard was an eyesore and the motel was being used for retail sale of tires. Mr. Porter said that he had problems with the C-3 rezoning but did say that C-1 was a reasonable option for the site. Stephen Whitwell spoke again and discussed potential development concepts for the site. Mr. Whitwell indicated that a ninety foot setback from the centerline of Stagecoach would be used and C-3 was a reasonable rezoning district for both properties. Hamilton Davis, 5701 Stagecoach Road, said that he was not opposed to a C-3 rezoning. Mr. Davis told the Commission that he lived on two acres between the salvage yard and a repossession company. Ruth Bell, representing the League of Women Voters, addressed the Commission and asked that whatever action was taken be consistent with other matters acted on by the Planning Commission. Stephen Whitwell made some brief comments and then amended the request to C-1 with site plan review. A motion was made to recommend approval of the C-1 rezoning with site plan review as amended. The motion passed by a vote of 7 ayes, 0 nays, and 4 absent. (See Items A, Z -5216-A, and #8, the plan amendment, for additional comments and inforn.ation.) 3