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HomeMy WebLinkAboutZ-6521 Staff AnalysisSeptember 3, 1998 ITEM NO.: 10.1 FILE NO.: Z-6521 Owner: Applicant: Location: Request: Purpose: Size: Existing Use: Reginald Dunn Reginald Dunn 9222 Chicot Road Rezone from R-2 to 0-1 Convert existing residence into a beauty shop. 0.18 acres vacant residence SURROUNDING LAND USE AND ZONING North - Single Family and a variety of commercial uses; Zoned R-2 and C-3 South - Single Family and Church; zoned R-2 East - Single Family across Chicot Road; zoned R-2 West - Single Family; zoned R-2 PUBLIC WORKS COMMENTS 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. Chicot Road is listed on the Master Street Plan as a principal arterial; dedication of right-of-way to 45 feet from centerline will be required. 2. Revise parking layout to meet minimum Ordinance standards. 3. Chicot Road has a 1996 average daily traffic count of 16,000 vehicles. PUBLIC TRANSPORTATION ELEMENT The site is located on a CATA bus route. NEIGHBORHOOD ASSOCIATION NOTIFICATION The West Baseline and Chicot Neighborhood Associations and Mr. Norman Floyd were notified of the rezoning request. The West Baseline and Legion Hut Neighborhood Associations had previously sent letters of support for a planned development to allow use of this building as a beauty shop. The September 3, 1998 SUBDIVISION ITEM NO 10.1 (Cont.) FILE NO. Z--6521 associations also supported amending the Land Use Plan from Suburban Office to Neighborhood Commercial. LAND USE ELEMENT The site is in Geyer Springs West District. The Plan recommends Suburban Office for the site. The Chicot West - I-30 South Neighborhood Plan completed in November 1997, reviewed this area. As part of that effort, this area was changed from Office to Suburban Office. The site was a ,nonconforming, mixed office and commercial site which has lost its conforming status. The request is to have a totally commercial development. A Land Use Plan amendment had been filed to change the site to Neighborhood Commercial. This Amendment request was withdrawn by the - applicant after Staff indicated an "0-1" zone with CUP would be in conformance with the Plan and allow the applicant' to do what they wish. The site design should be reviewed to assure that the use comfortably fits with the residential to the west. STAFF ANALYSIS The request before the Commission is to rezone this lot from "R-2" Single Family to "0-1" Quiet Office. The site is occupied by a one-story brick and frame residential structure which has a history of use as a variety of commercial and office uses since its annexation to the City in December 1980. The building has been unoccupied for over a year and the property has lost its nonconforming status. The applicant desires to convert the structure into a beauty salon. A conditional use permit to allow a beauty salon is also on this agenda (Z -6521-A). An application for a Planned Development - Commercial was originally filed on June 16, 1998. At that time, staff determined that the PD -C request did not conform to the adopted Land use Plan which recommends Suburban Office for this site. The applicant subsequently filed a Land Use Plan Amendment request which was heard by the Planning Commission at its August 6, 1998 meeting. Staff recommended denial of the amendment and suggested that the proposed beauty shop could be permitted through rezoning to 0-1 and a conditional use permit. Such a process would conform to Suburban Office and would not require a plan amendment. After a brief discussion with the Commission, the applicant withdrew the Land Use Plan Amendment request and subsequently filed this 0-1 request and the associated conditional use permit application. 2 September 3, 1998 SUBDIVISION ITEM NO.: 10.1 Cont. FILE NO.: Z -G521 Staff believes the 0-1, Quiet Office, rezoning request is appropriate for this site. The property has a history of use by a variety of nonresidential uses including offices and a beauty salon. 0-1 is appropriate for conversion of older structures no longer useful, serviceable or desirable in their present uses to office uses. Development regulations are designed to assure that uses will be compatible with adjacent residential districts. The west side of Chicot Road in this area is characterized by a patchwork of uses including residential, churches and a variety of conforming and nonconforming office and commercial businesses. The Geyer Springs West Planning District Land Use Plan recommends Suburban Office for this site as well as the properties adjacent to the north and south. The Chicot West/I-30 South Neighborhood Action Plan, adopted on November 4, 1997, supports Quiet Office (Suburban Office) for the site. STAFF RECOMMENDATION Staff recommends approval of the 0-1 rezoning request as being compatible with uses and zoning in the area and in conformance with the adopted Land Use Plan. PLANNING COMMISSION ACTION: (SEPTEMBER 3, 1998) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval. The item was placed on the Consent Agenda and approved by a vote of 10 ayes, 0 noes and 1 absent. 3 August 6, 1998 ITEM NO.: 8 FILE NO.: LU98-15-02 Name: Land Use Plan Amendment - Geyer Springs West Planning District Location: 9222 Chicot Road Recce: Suburban Office to Neighborhood Commercial Source: Reginald Dunn PROPOSAL / REQUEST: Land Use Plan amendment in the Geyer Springs West Planning District from Suburban Office to Neighborhood Commercial. Neighborhood Commercial includes limited small-scale commercial development in close proximity to a neighborhood, providing goods and services to that neighborhood market area. CURRENT LAND USE AND ZONING: The property is currently zoned R2 and is approximately 1/5 of an acre in size. The property is currently shown as Suburban Office on the Land Use Plan. Immediately to the south is a C.U.P. for a church that is appropriately shown as Public Institutional on the plan. To the east and west are Single Family, zoned R2, and Commercial lies to the north. RECENT AMENDMENTS: November 4, 1998, a change from Office to Suburban south of Preston Road on the west side of Chicot (which includes this proposed amendment site). This action was part of the Neighborhood Plan. MASTER STREET PLAN: Chicot Road is shown as a Principal Arterial on the plan and is built to a four -lane cross section. BACKGROUND: This site was included as one of the changes in the Chicot West I-30 South Neighborhood Action Plan. This area was shown as Office on the Land Use Plan and was changed to Suburban Office. This site has a history of non-residential uses. In the past, an office was located in the structure with a commercial use, most recently being an insurance agency and a hair salon sharing the building. This site has lost its non -conforming status. The applicant proposes to change the use of the entire building to a hair salon. August 6, 1998 ITEM NO.: 8 Cont. FILE NO.: LU98-15-02 NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: West Baseline and Chicot. Staff has received a phone call form West Baseline Neighborhood Association of a neutral nature. STAFF RECOMMENDATIONS: Staff believes the change is not appropriate. PLANNING COMMISSION ACTION: (AUGUST 6, 1998) Brian Minyard of Staff presented the item and stated that the use could be permitted in Suburban Office with a C.U.P. request. That request would make the Land Use Plan Amendment unnecessary. Commissioner Adcock asked which -- Neighborhood Commercial or Suburban Office -- would have more range of uses and more intense or obtrusive to the neighborhood. She also asked for an explanation of Suburban Office. Walter Malone, of Staff explained that the C.U.P. was on the Subdivision agenda four weeks from today and explained further. Commissioner Hawn asked if they could suggest to the applicant to defer for six weeks concerning the Land Use Plan. Discussion followed about the applicant withdrawing the application. Chairman Lichty asked one of the applicants to step forward and ask to withdraw the application. The applicant asked to withdraw the application. Chairman Lichty apologized for the commission. Commissioner Hawn made a motion to withdraw the item and waive the time requirements for withdrawal. The motion was seconded and approved with 8 ayes, 0 nays and 3 absent. K,