HomeMy WebLinkAboutZ-5785 Staff Analysis:1:(
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(1) All properties within this district shall be
contiguous and shall be totally developed
under a unified site plan submitted to and
approved by the planning commission. Cri-
teria for submittal of the accompanying site
plan shall follow the guidelines set forth in
this chapter.
(2) Every use, or any part thereof, that is not
conducted within a building completely en-
closed on all sides shall be enclosed within
a wall or fence six (6) feet in height. Such
wall or fence shall completely screen all
operations conducted within such wall or
fence from observation. No exterior storage
area shall encroach into any of the required
yards.
(3) All buildings shown on the required site
plan shall cover an aggregate- area of not
more than fifty (50) percent of such site.
(4) No loading or storage of materials or prod-
ucts shall be permitted in the required front
yard.
(5) Notwithstanding the yard regulations for
this district, no part of any building or ac-
cessory structure shall be located closer
than one hundred (100) feet to any residen-
tial district boundary.
February 22, 1994
ITEM NO.• 2 Z-5785
Owner:
Applicant:
Location:
Request:
Purpose:
Size:
Existing Use:
Toll Corporation
Richard F. Toll
4800 South Shackleford
Rezone from R-2 to I-2
Wholesale Nursery
7.26 acres
Vacant
SURROUNDING LAND USE AND ZONING
North
- Industrial, zoned R-2
South
- Vacant, zoned R-2
East
- Vacant, zoned I-1
West
- Vacant, zoned R-2
STAFF ANALYSIS
The request for 4800 South Shackleford is to rezone the site
from R-2 to I-2 for a wholesale plant nursery. Currently,
there are two structures on the property, with a majority of
the site undeveloped. -The PAGIS land use map shows one to
be a residence and the other building to be used for
nonresidential purposes. The site under consideration has
approximately 670 feet of frontage on South Shackleford.
Zoning in the area is R-2, I-1, I-2, OS and PCD. The
property in question abuts R-2 land on three sides and
directly across Shackleford the zoning is I-1. Just to the
north of the I-1 on the east side of Shackleford, a tract of
land was recently reclassified to PCD for mini -storage
units. Land use includes single family, industrial and an
auto salvage yard. The existing industrial uses include a
milk producing facility, warehousing, some light
manufacturing and a contractor's storage yard. The single
family residences are found on unplatted tracts and within a
developed subdivision. A high percentage of the land in the
immediate vicinity is still vacant.
The adopted plan, 65th Street West, recognizes a large area
along South Shackleford for light industrial
uses/development. Therefore, some type of industrial
reclassifications is appropriate for the seven acres.
Because the most recent industrial reclassifications have
been to I-1, staff's position is that the existing pattern
should be reinforced by rezoning the site in question to
February 22, 1994
ITEM NO.: 2-5785 Cont.
I-1. I-1 is consistent with the established zoning for
Shackleford and maintains the plan's concept for a light
industrial area. (Wholesale plant nurseries are permitted
by -right in the I-1 district.)
I-1 is a site plan review district, which means the Planning
Commission must approve a site plan prior to any permits
being issued for the property. Also, the following
development criteria applies to I-1.
(1) All properties within this district shall be contiguous
and shall be totally developed under a unified site
plan submitted to and approved by the planning
commission. Criteria for submittal of the accompanying
site plan shall follow the guidelines set forth in this
chapter.
(2) Every use, or any part thereof, that is not conducted
within a building completely enclosed on all sides
shall be enclosed within a wall or fence six (6) feet
in height. Such wall or fence six (6) feet in height.
Such wall or fence shall completely screen all
operations conducted within such wall or fence from
observation. No exterior storage area shall encroach
into any of the required yards.
(3) All buildings shown on the required site plan shall
cover an aggregate area of not more than fifty (50)
percent of such site.
(4) No loading or storage of materials or products shall be
permitted in the required front yard.
(5) Notwithstanding the yard regulations for this district,
no part of any building or accessory structure shall be
located closer than one hundred (100) feet to any
residential district boundary.
LAND ❑SE PLAN ELEMENT
The site in question is located in the 65th Street West
District. The plan recommends Light Industrial uses.
ENGINEERING COMMENTS
Shackleford is a minor arterial and the existing right-of-way
is deficient. Dedication of additional land area will be
required for a total right-of-way of 45 feet from the
centerline.
February 22, 1994
ITEM N 2 Z-578(Cont.)
STAFF RECOMMENDATION
Staff.recommends approval of I-1 for the property, and not
the requested I-2.
PLANNING COMMISSION ACTION: (FEBRUARY 22, 1994)
The applicant, Richard Toll, was present. There were no
objectors in attendance. Mr. Toll discussed his application
and said he requested I-2 because I-2 permits lots as small
as 14,000 square feet and he would like to develop the
acreage for multiple users and sell some of the lots. Mr.
Toll reminded the Commission that I-1 requires one acre
lots, and there were a number of small user that would like
to own their own building, but did not need an acre of land.
Mr. Toll said that the smaller lot size was his primary
reason for requesting I-2.
Staff offered some comments about the I-2 and I-1 districts.
Richard Toll spoke again and asked some questions about
platting the land and creating small lots, less than one
acre. Staff responded by saying that a plat, with
variances, could be filed. Mr. Toll continued and said he
envisioned some one acre lots, but he would like to have the
flexibility of platting smaller lots to accommodate certain
users. Staff indicated that they could probably support a
plat that had a combination of lot sizes, with the
substandard lots equaling 20% to 30% of the total.
After some additional discussion, Mr. Toll agreed to
amending the request to I-1.
A motion was made to recommend approval of the amended
request to I-1. The motion passed by a vote of 7 ayes,
0 nays, 3 absent and 1 open position.
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