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HomeMy WebLinkAboutZ-6064-A Staff AnalysisFII F Nn - 7-6064-A Owner: David Austin Applicant: David Austin Location: 7600/7610 Stagecoach Road Area: Approximately 4.25 Acres Request: Rezone from R-2 and 0-1 to C-3 Purpose: Future commercial development Existing Use: Single family residence and construction company SURROUNDING LAND USE AND ZONING North — Single family residence on large tract; zoned R-2 South — Single family residence, day care center, night club; zoned R-2 East — Single family residences on large tracts (across Stagecoach Road); zoned R-2 West — Interstate 430 A. PUBLIC WORKS COMMENTS: 1. Stagecoach Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 2. At the time of expansion on the existing property, provide design of street conforming to the Master Street Plan. Construction of one-half street improvement to Stagecoach Road including 5 -foot sidewalks will be required. PUBLIC TRANSPORTATION ELEMENT: The site is not located on a CATA Bus Route. C. PUBLIC NOTIFICATION: All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified, and the Stagecoach -Dodd and SWLR United for Progress Neighborhood Associations were notified of the public hearing. FILE NO.: Z -6064-A (Cont. D. LAND USE ELEMENT: This request is located in the Crystal Valley Planning District. The Land Use Plan shows Mixed Use for this property. The applicant has applied for a rezoning from R-2 Single Family and 0-1 Quiet Office to C-3 General Commercial. A land use plan amendment for a change to Commercial is a separate item on this agenda. Master Street Plan: Stagecoach Road is shown as a Principal Arterial on the Master Street Plan. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Stagecoach since it is a Principal Arterial. Bicvcle Plan The Master Street Plan bicycle section shows a Class II bike route proposed along Stagecoach Road. A Class II bikeway is located on the street as either a 5' shoulder or six foot marked bike lane. Additional paving and right of way may be required. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Westwood - Stagecoach Dodd -Pecan Lake Neighborhood Action Plan. The Zoning and Land Use goal states: "Protect the residential integrity of the neighborhood by maintaining adequate separation or sufficient buffering between residential and non-residential uses." E. STAFF ANALYSIS: David Austin, owner of the 4.25 acres located at 7600/7610 Stagecoach Road, is requesting to rezone the property from "R-2" Single Family District and "0-1" Quiet Office District to "C-3" General Commercial District. The rezoning is proposed for future commercial development. Two (2) single family type structures currently occupy the 4.25 acre property. The one-story frame structure at 7610 Stagecoach Road is occupied by Austin Construction Company and is zoned 0-1. The lot at 7600 Stagecoach Road contains a one-story brick and frame single family residence. There are associated accessory buildings located on the property. 2 FILE NO.: Z -6064-A Cont. The general area at the intersection of Stagecoach Road and 1-430 contains a mixture of uses and zoning. Single family residences on large lots are located to the north and east (across Stagecoach Road). There is a single family residence, day care center and night club located to the south. There are two (2) commercial buildings and a plant nursery located further to the southeast. There are various non-residential uses to the southwest, across 1-430. The City's Future Land Use Plan designates this property as Mixed Use. The applicant has filed an application to amend the Future Plan to Commercial. This is a separate item (Item 2.) on this agenda. Staff is supportive of the requested zoning and change to the Land Use Plan. Staff views the requested C-3 zoning as reasonable. The property immediately to the south is designated as "Commercial" on the Future Land Use Plan. Staff believes extending the "Commercial" designation to encompass this property and zoning it to C-3 will have no adverse impact on the adjacent properties or the general area. There are currently non- residential uses to the south, with a "Mixed Use" Land Use Plan designation to the east, across Stagecoach Road. There will continue to be "Mixed Use" to the north, between this property and the creek, which will serve as a transition area to the "Residential" designation further north. F. STAFF RECOMMENDATION: Staff recommends approval of the requested C-3 rezoning. PLANNING COMMISSION ACTION: (AUGUST 30, 2007) David Austin was present, representing the application. There was one (1) objector present. Staff presented the item with a recommendation of approval. David Austin addressed the Commission in support of the application. He gave a brief history of the property. He noted that traffic in the area had greatly increased in recent years. He also noted that there is single family rental property in the area. He explained that he planned to rent the residential structure as an office and keep Austin Construction Company in the other structure, unless a buyer for the property came along. Mary McKewen, of 7615 Stagecoach Road, addressed the Commission in opposition. She expressed concern with what will happen to the property if it is zoned commercial. She noted that she did not want a business to go on the property across from her house. Commissioner Adcock asked about the 0-1 zoned portion of the property. Staff noted that Mr. Austin operated an office on the 0-1 property. 3 FILE NO.: Z -6064-A (Cont. Ms. McKewen's property was briefly discussed. Commissioner Adcock noted that Ms. McKewen's property is included in the Land Use Plan Amendment to Commercial. Commissioner Adcock asked Ms. McKewen if she objected. Ms. McKewen noted that she did not understand all aspects of the application. The issue was briefly discussed. Brian Minyard, Planning Staff, briefly explained aspects of the Land Use Plan to Ms. McKewen. There was a motion to approve the requested C-3 rezoning. The motion passed by a vote of 9 ayes, 0 nays, 1 absent and 1 open position. The application was approved. N August 30, 2007 ITEM NO.: 2.1 FILE NO.: Z -6064-A Owner: David Austin Applicant: David Austin Location: 7600/7610 Stagecoach Road Area: Approximately 4.25 Acres Request: Rezone from R-2 and 0-1 to C-3 Purpose: Future commercial development Existing Use: Single family residence and construction company M V RROUNDING LAND USE AND ZONING North — Single family residence on large tract; zoned R-2 South — Single family residence, day care center, night club; zoned R-2 East — Single family residences on large tracts (across Stagecoach Road); zoned R-2 West — Interstate 430 PUBLIC WORKS COMMENTS: 1. Stagecoach Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 2. At the time of expansion on the existing property, provide design of street conforming to the Master Street Plan. Construction of one-half street improvement to Stagecoach Road including 5 -foot sidewalks will be required. PUBLIC TRANSPORTATION ELEMENT: The site is not located on a CATA Bus Route. C. PUBLIC NOTIFICATION: All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified, and the Stagecoach -Dodd and August 30, 2007 ITEM NO: 2.1 Cont. FILE NO.: Z -6064-A SWLR United for Progress Neighborhood Associations were notified of the public hearing. D. LAND USE ELEMENT: This request is located in the Crystal Valley Planning District. The Land Use Plan shows Mixed Use for this property. The applicant has applied for a rezoning from R-2 Single Family and 0-1 Quiet Office to C-3 General Commercial. A land use plan amendment for a change to Commercial is a separate item on this agenda. Master Street Plan: Stagecoach Road is shown as a Principal Arterial on the Master Street Plan. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Stagecoach since it is a Principal Arterial. Bicycle Plan The Master Street Plan bicycle section shows a Class II bike route proposed along Stagecoach Road. A Class II bikeway is located on the street as either a 5' shoulder or six foot marked bike lane. Additional paving and right of way may be required. City Recognized_ Neighborhood Action Plan: The applicant's property lies in the area covered by the Westwood - Stagecoach Dodd -Pecan Lake Neighborhood Action Plan. The Zoning and Land Use goal states: "Protect the residential integrity of the neighborhood by maintaining adequate separation or sufficient buffering between residential and non-residential uses." E. STAFF ANALYSIS: David Austin, owner of the 4.25 acres located at 7600/7610 Stagecoach Road, is requesting to rezone the property from "R-2" Single Family District and "0-1 " Quiet Office District to "C-3" General Commercial District. The rezoning is proposed for future commercial development. 2 August 30, 2007 ITEM NO: 2.1 (Cont. FILE NO.: Z -6064-A Two (2) single family type structures currently occupy the 4.25 acre property. The one-story frame structure at 7610 Stagecoach Road is occupied by Austin Construction Company and is zoned 0-1. The lot at 7600 Stagecoach Road contains a one-story brick and frame single family residence. There are associated accessory buildings located on the property. The general area at the intersection of Stagecoach Road and 1-430 contains a mixture of uses and zoning. Single family residences on large lots are located to the north and east (across Stagecoach Road). There is a single family residence, day care center and night club located to the south. There are two (2) commercial buildings and a plant nursery located further to the southeast. There are various non-residential uses to the southwest, across 1-430. The City's Future Land Use Plan designates this property as Mixed Use. The applicant has filed an application to amend the Future Plan to Commercial. This is a separate item (Item 2.) on this agenda. Staff is supportive of the requested zoning and change to the Land Use Plan. Staff views the requested C-3 zoning as reasonable. The property immediately to the south is designated as "Commercial" on the Future Land Use Plan. Staff believes extending the "Commercial" designation to encompass this property and zoning it to C-3 will have no adverse impact on the adjacent properties or the general area. There are currently non- residential uses to the south, with a "Mixed Use" Land Use Plan designation to the east, across Stagecoach Road. There will continue to be "Mixed Use" to the north, between this property and the creek, which will serve as a transition area to the "Residential" designation further north. F. STAFF RECOMMENDATION: Staff recommends approval of the requested C-3 rezoning. PLANNING COMMISSION ACTION: (AUGUST 30, 2007) David Austin was present, representing the application. There was one (1) objector present. Staff presented the item with a recommendation of approval. David Austin addressed the Commission in support of the application. He gave a brief history of the property. He noted that traffic in the area had greatly increased in recent years. He also noted that there is single family rental property in the area. He explained that he planned to rent the residential structure as an office and keep Austin Construction Company in the other structure, unless a buyer for the property came along. 3 August 30, 2007 ITEM NO: 2.1 (Cont. FILE NO.: Z -6064-A Mary McKewen, of 7615 Stagecoach Road, addressed the Commission in opposition. She expressed concern with what will happen to the property if it is zoned commercial. She noted that she did not want a business to go on the property across from her house. Commissioner Adcock asked about the 0-1 zoned portion of the property. Staff noted that Mr. Austin operated an office on the 0-1 property. Ms. McKewen's property was briefly discussed. Commissioner Adcock noted that Ms. McKewen's property is included in the Land Use Plan Amendment to Commercial. Commissioner Adcock asked Ms. McKewen if she objected. Ms. McKewen noted that she did not understand all aspects of the application. The issue was briefly discussed. Brian Minyard, Planning Staff, briefly explained aspects of the Land Use Plan to Ms. McKewen. There was a motion to approve the requested C-3 rezoning. The motion passed by a vote of 9 ayes, 0 nays, 1 absent and 1 open position. The application was approved. M