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HomeMy WebLinkAboutZ-6076 Staff AnalysisJanuaiy 2, 1996 ITEM N 4 Z-607 Applicant: Location: Request: Purpose: Size: Existing Use: Estate of Herman B. Page and Ethel E. Page Ramona Ball 3800 Baseline Road Rezone from R-2 to C-1 Unspecified commercial development .64± acres Single-family residence 5=0gNDING LAND USE AND ZONING 0 North - Single -Family residence; zoned R-2 South - Single -Family residence and nonconforming veterinary clinic; zoned R-2 East - Nonconforming auto repair garage; zoned R-2 West - vacant lot; zoned R-2 ENGINEERING COMMENTS The right-of-way for Community Road is not shown, 30 feet of right-of-way from centerline is required for commercial streets. Baseline Road requires 45 feet from centerline with a 20 foot radial dedication at the intersection. With Construction: Provide adequate off-street parking and drives per ordinances. The existing drive will be acceptable as shown on Baseline Road. A new drive onto Community by ordinance is to be 1.00 feet from Baseline Road. Construct sidewalk and ramps for Community Road. Street improvements for Community Road will be required to commercial street standards. Existing street is a 18 foot chipseal and should be 36 foot curb and gutter. LAND USE ELEMENT The site is located in the Geyer Springs East District. The adopted Land Use Plan recommends Mixed Residential. The request is for Commercial use. After review of the area, Staff believes it is appropriate to amend the Plan to allow January 2,•1996 ITEM N 4 Z-6076 cont.) Office use in the area. Currently, there is an Office use area to the west. This use pattern should be continued east to Community Road for the first 200 feet north of Baseline Road. STAFF ANALYSE The request is to rezone this .64± acre tract from "R-2" Single Family residential to "C-1" Neighborhood Commercial. The property currently contains a one-story, single family residence. No specific development has been proposed for the site. The property is located in an area that is predominately zoned R-2. The properties in the immediate vicinity contain uses ranging from single-family homes to nonconforming businesses such as an auto repair garage and a veterinary clinic. An elementary school and a neighborhood alert center are located diagonally across Baseline Road to the southeast. A large area of undeveloped 0-3 property is located approximately 400 feet west of the site. z Much of Baseline Road has developed nonresidentially and staff believes it is appropriate to consider a nonresidential use for this property. There is single family residential property adjacent to the north of this site and -staff questions whether commercial zoning is appropriate. Office zoning may be more compatible with the adjacent residential use. The Geyer Springs East District Land Use Plan currently recommends Mixed Residential for this site. After review of the area, staff believes it is appropriate to amend the Plan to Office. This can be accomplished by expanding the existing office which is to the west of this site. The Office pattern should be extended east to Community Road for the first 200 feet north of Baseline Road. No specific development or use is proposed for the site. The property is in the estate of Herman and Ethel Page. The family desires to sell the property and is seeking a higher classification to facilitate a sale. STAFF RECOMMENDATION Staff recommends denial of the requested C-1 zoning. Staff recommends that the property be zoned 0-3 and that the Geyer Springs East District Land Use Plan be amended to Office. 2 January 2, .19 9 6 ITEM 4 Z 112 ;a'11:- PLANNI OMMI IQN A TI (JANUARY 2, 1996) The applicant, Ramona Ball, was present. There was one objector present. Staff presented the item and recommended denial of the requested C-1 zoning. Staff recommended that the property be zoned 0-3 and that the Geyer Springs East District Land Use Plan be amended to Office for this site. Ms. Ball addressed the Commission in support of her application. She stated that the property was in her parents' estate and that the heirs wanted to dispose of it. Ms. Ball stated that it was difficult to keep the home rented due to the house's close proximity to Baseline Road. Ms. Ball made note of the many non-residential uses along this portion of Baseline Road. She stated that a business would be a more preferable use of the property than a boarded up house. Larry Daniel, of 8806 Community Road, addressed the Commission. He stated that he lived adjacent to the site and that he was opposed to the proposed C-1 zoning. Mr. Daniel stated he was not opposed to 0-3 zoning. Milton Anderson, of 8722 Community Road, spoke in support of the C-1 zoning. He presented a letter from the Upper Baseline.Neighborhood Association which urged approval of the commercial zoning request. In response to a question from Commissioner Chachere, staff stated that there were very few single family residences left on the north side of Baseline Road. In response to a question from Acting Chairman Ball, Ms. Ball'stated that no particular use was proposed for the site. She stated that she felt the site was not an appropriate office location and she again described other commercial uses in the area. Commissioner Adcock asked if C-2 was an appropriate zoning for the site. Dana Carney, of the Planning Staff, responded that the C-2 Shopping Center District required a minimum site area of 5 acres. In response to a question from Commissioner Lichty, Ms. Ball stated that she had reviewed the list of allowable uses in the 0-3 district but that she felt the C-1 district allowed more uses that would facilitate a sale of the property. Commissioner Lichty noted that the 0-3 district allows uses other than offices. Commissioner Hawn stated that he was effect of the zoning on the neighbor property. He noted that the neighbor 3 concerned about the adjacent to Ms. Ball's had agreed to 0-3 January 2,-1996 ITEM 4 -Z-6Q76 n zoning. Ms. Ball responded that she did not want to do anything detrimental to the neighbor. Acting Chairman Ball told Ms. Ball that the Commission seemed to be expressing concern about the C-1 zoning and offered her the opportunity to amend the application. Commissioner Putnam stated that 0-3 zoning was not feasible for this site. He stated that he felt the proposed C-1 zoning would not impact the neighborhood. Jim Lawson, Director of the Department of Neighborhoods and Planning, urged the commission to adhere to the Land Use Plan and to deny the requested commercial zoning. Commissioner Lichty stated that he could not support commercial zoning for the site, not knowing what the proposed use might be. In response to a question from Commissioner Putnam, Cindy Dawson of the City Attorney's Office stated that the applicant could offer to restrict the list of permitted uses within a particular zoning classification. Acting Chairman Ball then offered Ms. Ball the opportunity to either amend the application or accept a vote on the C-1 request. Ms. Ball stated that she was amending her application to 0-3. Commissioner Rahman reminded Ms. Ball that she could come back to the Commission with a planned development application if a particular commercial use is proposed for the site. A motion was made to approve the application as amended to 0-3. The motion was approved by a vote of 11 ayes, 0 noes and 0 absent. The vote also approved an amendment to the Geyer Springs East District Land Use Plan to Office for this site. 4 NAME: Land Use Plan Amendment - Geyer Springs East District LOCATION: North of Baseline; west of Community Lane REQUEST: Mixed Residential to office SOURCE: Staff - Z-6076 STAFF REPORT: As part of a rezoning case review, the City Land Use Plan in the area was reviewed. The adopted Land Use Plan recommends Mixed Residential. The request is for Office use. Upon review of the area, Staff believes a higher use is allowable for the area. The Plan and zoning pattern are Office to the West, though the land is vacant. The land use and zoning to the east is, Commercial. Staff is comfortable with either residential or office in this situation. Thus to allow the owner to proceed, the Office use area should be continued to the east. The result is for the first 200 feet north of Baseline to be Office, west of Community Lane. STAFF RECOMMENDATI414: Approval