HomeMy WebLinkAboutZ-5627 Staff AnalysisFebruary 9, 1993
ITEM tTO.: A Z-5627
Owner:
Applicant:
Location:
Request:
Purpose:
Size:
Existing Use:
Chau and Tot Huynh
Tot Huynh
10,016 Chicot Road (at Rebecca
Drive)
Rezone from C-3 to C-4
Auto Repair - Body Shop
0.42 acres
Commercial
SUAROT]NDING LAND USE AND ZONING
North - Single -Family and Auto Sales, zoned R-2
South - vacant, zoned C-3
East - Single -Family, zoned R-2
West - Vacant, zoned C-3
STAFF ANALYSIS
The request for 10,016 Chicot Road is to rezone the property
from C-3 to C-4 for auto repair, a body shop. 10.016 Chicot
Road is located at the southwest corner of Rebecca Drive and
Chicot, which is situated approximately ane -quarter mile
north of Mabelvale Cut-off. At this time, the site is
occupied by two structures, a car wash and a brick building,
which is being used for a laundromat. The property in
question was rezoned to C-3 in 1982 as part of the South
Central Island annexation (Z-3806).
Zoning in the general vicinity includes R--2, R-7, 0-1, 0-3,
C-3 with C-3 land abutting the site on two sides. A
majority of the nonresidential zoning was accomplished as
part of the South Central Island Plan and annexation. Land
use is a mixture of single family, office, commercial,
warehousing and a mobile home park. The existing commercial
uses are primarily retail or service oriented. There are
also some nonconforming uses, including a small auto sales
lot directly across Rebecca. Throughout the neighborhood,
there are undeveloped parcels and vacant buildings.
When the South Central Island Plan was developed, the basic
concept was. to recognize as many of the existing uses as
possible and create a rational zoning pattern.\Also, a
conscience effort was made to establish C--3 as the highest
zoning for the neighborhood because it was more compatible
with the residential uses. Staff determined that it would
February 9, 1993
ITEM NO.: A Z-5627 Cont.
have been detrimental to the area to rezone certain uses to
C-4, and our position has not changed. Rezoning the site
under consideration to C-4 would be undesirable and could
have an adverse impact on the nearby properties.
The adopted plan for the area, Geyer Springs West, shows the
property for commercial use and reinforces the zoning plan
that was implemented with the adoption of South Central
Island Plan. Over the years, the City has maintained the
plan's recommended land use and zoning patterns and there is
no strong justification to change -the direction at this time
by supporting the proposed C-4 reclassification.
ENGINEERING COMMENTS
Dedication of additional right-of-way is required for Chicot
Road. The Master Street Plan standard is 45 feet and the
existing right-of-way is 37.5 feet. Therefore, 7.5 feet
needs to be dedicated to satisfy the minor arterial
requirement.
STAFF RECOMMENDATION
Staff recommends denial of a C-4 rezoning.
PLANNING COMMISSION ACTION: (NOVEMBER 17, 1992)
The applicant was not present when this item was first
called and it was moved to the end of the agenda. The
applicant was still not in attendance when the request was
to be heard by the Planning Commission. After some
discussion, the motion was made to defer the issue to the
December 15, 1992 meeting. The motion was approved by a
vote of 10 ayes, 0 nays and 1 absent.
CANNING COMMISSION ACTION: (DECEMBER 15, 1992)
The applicant, Tot Huynh, was present. There were three
objectors in attendance. Ms. Huynh spoke and addressed the
rezoning request to C-4. She then described the existing
uses on the site in the surrounding area.
Ralph Lloyd then spoke for Ms. Huynh.
Commission that Ms. Huynh would like
allow somebody more familiar with the
involved with her request.
2
Mr. Lloyd told the
to defer the issue to
zoning process to get
February 9, 1993
ITEM NO.: A Z-5fi27 Cont.
Tot Huynh made some additional comments. She said that she
had contacted some of the neighbors and obtained their
signatures in support of the rezoning.
After some discussion, a motion was made to defer the issue
and to allow comments from the objectors present.
Discussion continued before the motion was voted on.
Harold Zook, a resident across Chicot, said he was opposed
to the C-4 rezoning. Mr. Zook agreed with the staff
analysis and challenged the petition in support because of
problems with the way the signatures were obtained by Ms.
Huynh.
Tot Huynh submitted her petition and then described
conversations with some of the neighbors.
Harold Zook addressed the Commission again, and responded
to some of the comments made by Ms. Huynh.
Prior to the vote on the deferral motion, the Planning
Commission decided to defer the issue to the
February 9, 1993 meeting. The motion was approved by a
vote of 8 ayes, 1 nay and 2 absent.
PLANNING COMMISSION ACTION:
(FEBRUARY 9, 1993)
The applicant, Tot Huynh, was present. There were two
objectors in attendance. Ms. Huynh addressed the Commission
and said the proposed use would not hurt the area.
Ms. Huynh then offered some thoughts on the neighborhood and
said that the neighborhood needs improvements.
Harold Zook, representing the property owners in the
10,000 Block of Chicot, which is directly across the street
from the site, then spoke. Mr. Zook stated that he supports
the staff analysis and recommendation. Some questions were
asked of Mr. Zook and he said that nothing could be done to
lessen the impacts of a body shop.
There were some additional comments and a brief discussion
about various aspects of the rezoning.
The Planning Commission then voted on the C-3 to C-4
request. The rezoning was denied by a vote of 0 ayes,
9 nays and 2 absent.
3