HomeMy WebLinkAboutZ-6769 Staff AnalysisDecember 2, 1999
ITEM NO.: 3
Owner:
Applicant:
Location:
Stan Hastings
Integra Group
3500 Longcoy
FILE NO.: Z-6769
Request• Rezone from R-3 to C-3
Purpose: Include within larger area to
be developed as a retail auto
parts store.
Size:
Existing Use:
.46± acres
Vacant lots
SURROUNDING LAND USE AND ZONING
North - Singl-e Family; zoned R-3 and Vacant lots;
zoned C-3
South - Vacant lots; zoned C-3
East - Single Family; zoned R-3
West - Vacant lots; zoned C-3
PUBLIC WORKS COMMENTS
1_ Barrow Road is listed on the Master Street Plan as a
minor arterial. A dedication of right-of-way to 45 feet
from centerline is required.
2. West 36th Street is listed on the Master Street Plan as
a minor arterial. Dedicate right-of-way to 35 feet from
centerline.
3. Longcoy Street and 35th Street are listed on the Master
Street Plan as commercial streets. Dedicate right-of-
way to 30 feet from centerline. (Pertinent to this
rezoning)
4. A 20 foot radial dedication of right-of-way is required
at all corners. (pertinent to this rezoning)
With Building Permit
5. Provide design of streets conforming to "MSP" (Master
Street Plan). Construct one-half street improvements to
these streets including 5 foot sidewalks with planned
development.
6. Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
December 2, 1999
ITEM NO.: 3 (Cont.) FILE NO.: Z-6769
7. Property frontage needs to have the sidewalks and ramps
brought up to the current ADA standards.
8. Repair or replace any curb and gutter or sidewalk that
is damaged in the public right-of-way prior to
occupancy.
9. Stormwater detention ordinance applies to this property.
10. Obtain permits for improvements within State Highway
right-of-way from AHTD, District VI.
PUBLIC TRANSPORTATION ELEMENT
A CATA bus route is located on West 36t'' Street, one block
south of this site.
PUBLIC NOTIFICATION
All owners of property within 200 feet of the site, all
residents within 300 feet and the John Barrow Neighborhood
Association were notified of the rezoning request.
LAND USE PLAN ELEMENT
The site is located in the Boyle Park Planning District.
The adopted Land Use Plan recommends Commercial for the site
with a Park/Open Space "corridor" along the Longcoy Street
perimeter. The Plan is consistent with the John Barrow
Neighborhood Action Plan which was approved on June 18,
1996. The PK/OS corridor along Longcoy is intended to
establish a prohibition against taking access from the
commercial site onto Longcoy, thus providing an additional
barrier between the commercial development and the
residences located across Longcoy Street.
STAFF ANALYSIS
The request before the Commission is to rezone these three
lots from 11R-3" Single Family to "C-3" General Commercial.
The lots are currently undeveloped, with a scattering of
shrubs and a few trees. Once rezoned, the lots will be
incorporated into the proposed development of a new retail
development which is to encompass the entire block bounded
by West 35t'', West 36t'', Longcoy and John Barrow Streets.
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December 2, 1999
ITEM NO.: 3 (Cont.) FILE NO.: Z-6769
The property is located within the commercial node
established around the intersection of John Barrow Road and
West 36th Street. Much of the C-3 zoned property located
around the intersection is either undeveloped or else is
occupied by single family homes. A liquor store is located
on the C-3 tract at the southeast corner of John Barrow and
West 36th. Additional, small scale commercial uses extend
up John Barrow Road from West 35th Street to West 32nd
Street. Other than this small area of commercial zoning
along 36th and Barrow, the larger area is comprised almost
completely of single family homes on R-3 zoned lots. The
R-3 zoned lots across Longcoy and West 35th Streets contain
single family homes.
The Boyle Park District Land Use Plan recommends Commercial
for this site, with a Park/Open Space "corridor" to extend
along Longcoy Street. The C-3 zoning request conforms to
the Plan designation of commercial. The request also
conforms to the John Barrow Neighborhood Action Plan. The
PK/OS corridor was instituted in 1996, in conjunction with
the neighborhood action plan. The purpose behind the
corridor is to prohibit access from the commercial block
bounded by West 35th, West 36th, Longcoy and John Barrow onto
Longcoy Street, which is a residential street providing
access to homes in the John Barrow Neighborhood. Staff
believes it is appropriate to zone a 10 foot wide OS strip
along the eastern perimeter of the subject property. The OS
strip would prohibit access onto Longcoy. The block is 269
feet deep, from John Barrow to Longcoy. Development of the
site would require a buffer on the Longcoy perimeter of 5%
of the average depth of the tract, or 13.5 feet. The 10
foot OS strip will be incorporated into the required buffer
that must be provided when the site is developed. Zoning
the strip OS will provide additional protection for the
residential properties across Longcoy by prohibiting
driveways.
Although it is not part of this rezoning application, staff
believes it is appropriate to establish the 10 foot OS strip
along the remainder of the block, extending south to West
36th Street. Such a strip would prohibit access from the
remainder of the block onto Longcoy Street, providing the
same level of protection for the remaining residents on the
east side of Longcoy. The OS strip is consistent with the
Land Use Plan and the Neighborhood Action Plan. The
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December 2, 1999
ITEM NO.: 3 (Cont.) FILE NO.: Z-6769
appropriate legal ad can be posted in the newspaper prior to
the item going to the Board of Directors, if the Planning
Commission were to approve the additional OS zoning.
STAFF RECOMMENDATION
Staff recommends approval of the requested C-3 zoning with
the eastern 10 feet of the subject property (Lots 4, 5 and
6, Block 152, John Barrow Addition) to be zoned OS, Open
Space to prohibit access onto Longcoy Street.
Additionally, staff recommends that the Commission approve
zoning the eastern 10 feet of the remainder of the block
which fronts onto Longcoy Street (Lots 1, 2 and 3, Block
152, John Barrow Addition) from C-3 to OS, Open Space to
prohibit access onto Longcoy Street.
PLANNING COMMISSION ACTION: (DECEMBER 2, 1999)
The applicant was present. There were no objectors present.
Staff presented the item and informed the Commission that
the applicant had agreed to the requested 10' Open Space
strip along the eastern perimeter of the entire block.
Staff recommended approval of the C-3 zoning and the 10'
Open Space strip.
The C-3 rezoning request and the 10' Open Space zoning along
the eastern perimeter of the entire block were placed on the
Consent Agenda and approved by a vote of 11 ayes, 0 noes and
0 absent.
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