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HomeMy WebLinkAboutZ-6064 Staff Analysisa owner: Applicant: Location: Request: Purpose: Size: Existing Use: David Austin David Austin 7610 Stagecoach Road Rezone from R-2 to 0-1 office for Austin construction, Inc. 1.5 acres Frame, Single -Family residence R I -K LXND 11 E AI+rD Z N I N North - Single -Family residence, zoned R-2 South - Single -Family residence, zoned R-2 East - Vacant tract and Single -Family residence, zoned R-2 West - I-430 Right -Of -Way ENGINEERING OMMENT Stagecoach is a principal arterial on the Master Street Plan. The Right-of-way should be 110 feet or 55 feet from centerline. Dedicate right-of-way as required. With Construction, construct 112 of the 60 foot principal arterial or contribute In -Lieu fees for this c0astrUction. Sidewalks and driveways shall conform to ordinance. A stormwater detention plan is required. AHTD approval of any construction in the ROW will be required. Minimum finish floor elevation is 283.00 NGVD and grading and SFLLx development permits are required prior to any construction. Paved off street parking will be required with a minimum driveway width of 24 feet. LeD Q S E E L EME The site in question is located in the crystal Valley District. The adopted Land Use Plan recommends Single Family. The request is for Quiet office use. When the land use plan for this area was adopted, it did not allow for any new nonresidential use along Stagecoach from I-430 to Asher. Most, but not all, of the existing commercial use was recognized. Staff does wish to protect the existing single family development and prevent the stripping out of Stagecoach. However, using McHenry Creek as a dividing line, Staff would recommend considering alternative development between McHenry Creek and I-430. At the interchange commercial use should be added north of Stagecoach. The remaining area to McHenry Creek should be classified Mixed Use. This classification is recommended rather then Transition Zone to favor Single Family. Any nonresidential use approved within the proposed Mixed Use area must keep the residential character of Stagecoach Road in tact. The request before the Commission is to rezone this 1.5 acre tract from R-2 to 0-1 to allow for the use of the site as an office for Auscia Construction, Inc. The site is currently occupied by a single story, frame residential structure. The applicant proposes to convert this structure into an office for his construction company. He has been advised that the 0-1 classification will allow for the use of the property as an office only and that no storage of contractor's equipment or materials will be permitted on the site under the 0-1 zoning classification. The Crystal Valley District Land Use Plan recommends Single Family for this area, although there are nonresidential uses on this side of Stagecoach Road between McHenry Creek and I-430. Staff does want to protect the predominately residential nature of this area but believes it would be reasonable to consider alternative development between McHenry Creek and the Stagecoach Road/I-430 Interchange. Amending the Plan to commercial at the northeast corner of I-430 and Stagecoach would recognize the existing commercial use and would compliment the commercial shown on the Plan at the southeast corner. The remaining properties along Stagecoach, from I-430 to McHenry Creek should be classified Mixed Use on the Plan. This would involve a small number of properties, including two owned by the applicant and a nearby day care center. The Mixed Use category provides for a mixture of residential, office and commercial uses. The 0-1 height, area and off-street parking regulations are designed to assure that office uses will be compatible with adjacent residential districts. Staff believes the 0-1 reclassification to be a reasonable request for this property. 2 Staff recommends approval of the requested 0-1 zoning. Staff also recommends approval of an amendment to the Crystal Valley District Land Use Plan: adding Commercial on the north side of Stagecoach just east of 1-430 and classifying the remaining area to McHenry Creek as mixedUse. ACTION: (NOVEMBER 14, 1995) The applicant, David Austin, was present. There were no objectors present. Staff presented the item and a recommendation of approval of 0-1 and an amendment to the I-430 District Land Use Plan. The 0-1 zoning request and the proposed Land Use Plan amendment were placed on the Consent Agenda and approved by a vote of 9 ayes, 0 noes, 1 absent and 1 abstaining (Chachere). 3 NAME: LOCATION: REQUEST: SOURCE: STAFF REPORT• City Land Use Plan Amendment - otter Creek and Crystal Valley District Either side of Stagecoach Road from McHenry Creek to I-430 Single Family to Commercial, Mixed Use and Park/Open Space Staff - z-6064 As part of a rezoning case review, the City Land Use Plan in the area was reviewed. The Plan recommends Single Family use for the site. The requested use is for Quiet Office use. When the Land Use Plan for this area was adopted, there was no allowance made for any intensification of use along Stagecoach Road. Most, but not all, of the existing Commercial use was recognized. Since the original adoption, there has been one major attempt to change the use pattern away from Single Family. The change was requested in the Brodie Lane area. At that time most of the property owners (home owners) strongly opposed any attempt to change their "residential neighborhood." Stagecoach remains a two lane road with single family homes fronting the street. Generally speaking the area has maintained its rural atmosphere. Staff does wish to protect the existing single family and prevent the commercial stripping of Stagecoach. At this time from McHenry Creek southwest to I-430, a Mixed Use pattern should be encouraged. That is a mix of Single Family with nonresidential uses and a densification of use should be allowed. while Commercial is appropriate at the interchange, any nonresidential which may develop in the Mixed Use area must be carefully designed to keep the residential character of Stagecoach Road. STAFF RECOMMENDATION Approval