HomeMy WebLinkAboutZ-6158 Staff AnalysisJune 20, 1996
ITEM NO.: 3 Z-6158
Owner: H & M Realty
Applicant: Pat McGetrick
Location: 13001 Kanis Road
Request: Rezone from R-2 to C-3
Purpose: Unspecified future commercial
development
Size: 3.09± acres
Existing Use: Vacant land, nonconforming
businesses (towing service and
marble company) and one single
family residence
SURROUNDING LAND USE AND ZONING
North - Salvage yard, VFW Club and Single Family
residences, zoned R-2
South - Vacant land, zoned R-2
East - Single Family residences, zoned R-2 and 0=1
West - Single Family homes, zoned R-2
ENGINEERING COMMENTS
Gamble Road is a collector that requires 60 feet of right-
of-way. Kanis Road is a minor arterial that requires 90
feet of right-of-way and a right -turn lane at Gamble Road
with the appropriate right-of-way. With construction widen
Kanis to 30 feet from centerline with a right -turn lane and
construct a sidewalk. The driveways shall be according to
ordinance and are restricted within 100 feet of
intersection.
Stormwater detention will be required. 1992 traffic count
is 6,280 east of Bowman and 2720 at Kanis just before Cooper
Orbit.
LAND USE ELEMENT
The site is located in the Ellis Mountain District. The
adopted Plan recommends Transition Zone. There have not
been any changes to justify a plan amendment to Commercial.
Staff cannot at this time support a plan change.
June 20, 1996
ITEM NO.. 3 Z-6158 (Cont.
STAFF ANALYSIS
The request before the Commission is to rezone this 3.09±
acre tract from "R-2" Single Family residential to "C-3"
General Commercial. The site now contains two nonconforming
businesses (a towing service and a marble company) and a
single family residence. Gamble Road is proposed to extend
southward from Kanis Road, through this site, to access a
new single family residential subdivision developing to the
south. The applicant proposes to rezone the property on
either side of this new intersection to C-3. No specific
development is proposed at this time.
The request is in conflict with the Ellis Mountain District
Land Use Plan which recommends Transition Zone for
properties fronting on this portion of Kanis Road.
Multifamily and Office uses are more appropriate in the
Transition Zone.
Uses in the area are varied, ranging from Single Family
homes to a private club and a large salvage yard. R-2 is
the primary zoning in the area and many nonresidential uses,
including the aforementioned club and salvage yard, are
nonconforming. New single family homes are being developed
to the south. There is undeveloped C-3 zoned property
farther to the east, at the intersection of Kanis Road and
Point West.
Staff does not believe there is justification to amend the
Plan to Commercial and, as such, cannot support the
requested C-3 zoning. Staff has consistently voiced
concerns about stripping out Kanis Road with commercial
zoning.
STAFF RECOMMENDATION
Staff recommends denial of the requested C-3 zoning.
PLANNING COMMISSION ACTION: (JUNE 20, 1996)
Pat McGetrick was present representing the application.
There were no objectors present. Staff presented the item
and informed the Commission that the applicant desired to
amend the application to 0-3, with site plan review. In
response to the amendment offered by the applicant, staff
recommended approval.
Mr. McGetrick addressed the Commission and confirmed that he
was amending the application to 0-3, with site plan review.
He briefly discussed the extension of Gamble Road which is
to bisect the property.
2
June 20, 1996
ITEM NO.: 3 Z-6158 (Cont.
commissioner Adcock asked staff to explain the Transition
zone designation on the Land Use Plan. Jim Lawson, Director
of the Department of Neighborhoods and Planning, responded.
He noted that this area along Kanis Road had developed with
a variety of uses. Mr. Lawson stated that staff saw the
area continuing to develop with a mixture of uses but was
opposed to strip commercial zoning. He noted that staff did
not see this area as a purely single family area.
The question had been called and a vote was taken on the
application, as amended. The vote was 8 ayes, 0 noes and
3 absent.
3