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HomeMy WebLinkAboutZ-7780-A Staff AnalysisFILE NO.: Z -7780-A Owner: Cynthia J. Daniels Applicant: Michael Lasiter, Little Rock Quarries Location: 23400 Hugh Taylor Road Area: 25.83 Acres Request: Rezone from R-2 to M Purpose: To incorporate with adjacent quarry property to the east and north Existing Use: Single family residential/horse farm SURROUNDING LAND USE AND ZONING North — Undeveloped property; zoned M South — Undeveloped property and industrial use (across Lawson Road); zoned 0-2 and 1-2 East — Mining operation and mixed industrial uses; zoned M and 1-3 West — Undeveloped property and single family residences on large lots; zoned R-2 A. PUBLIC WORKS COMMENTS: 1. Lawson Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. A future principal arterial street (extension of Rahling Road) is proposed to be constructed across the subject property. A 110 ft. right-of-way dedication is required adjacent to the west property line at the Lawson Road right-of-way. The 110 ft. right-of-way dedication will continue north across the floodway. The dedication will proceed west at a 500 ft. radius curvature and then proceed to the northwest along the northside of the 100 year floodplain delineation. B. PUBLIC TRANSPORTATION ELEMENT: The site is not located on a CATA bus route. FILE NO.: Z -7780-A Cont. C. PUBLIC NOTIFICATION: All owners of property located within 200 feet of the site and the SWLR United for Progress Neighborhood Association was notified of the public hearing. D. LAND USE ELEMENT: This request is located in the Ellis Planning District. The Land Use Plan shows Light Industrial (LI) for this property. The Light Industrial category provides for light warehouse, distribution or storage uses, and/or other industrial uses that are developed in a well-designed "park like" setting. The applicant has applied for a rezoning from R-2 (Single Family District) to M (Mining District) to allow for the expansion of the mining activity on to this site from the adjacent land. There is a related item on the agenda to change the Land Use Plan to Mining. Master Street Plan: Lawson Road is a Minor Arterial and the proposed West Loop or Outer Loop is a Principal Arterial on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. A Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on both Lawson Road and the proposed West Loop. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class II Bike Lane is shown along Lawson Road. Bike Lanes provide a portion of the pavement for the sole use of bicycles. A Class I Bike Path is shown along the proposed West Loop. A Bike Path is to be a paved path physically separate for the use of bicycles. Additional right-of-way or an easement is recommended. Nine -foot paths are recommended to allow for pedestrian use as well (replacing the sidewalk). E. STAFF ANALYSIS: Cynthia J. Daniels, owner of the 25.83 acre property located at 23400 Hugh Taylor Road, is requesting to rezone the property from "R-2' Single Family District to "M" Mining District. The property is located at the northwest corner of Hugh Taylor Road and Lawson Road. The rezoning is proposed to allow this property to be incorporated with the adjacent quarry property to the east, for material storage. K FILE NO.� Z -7780-A F The property contains a single-family structure and barn structure located near the center of the property. The majority of the property is pastureland, as a horse farm was located on the property. There is a creek and pond along the west property line, with portions of the property being wooded. The overall property has varying degrees of slope. The general area contains a mixture of uses and zoning. Undeveloped M zoned property is located to the north. Single family residences on large lots and undeveloped R-2 zoned property are located to the west. A mining operation and a mixture of industrial uses are located to the east, along the north side of Lawson Road. Undeveloped 0-2 property is located to the south and southwest. 1-2 zoned property is located to the south across Lawson Road. The City's Future Land Use Plan designates this property as Light Industrial. A proposed Land Use Plan amendment to Mining is a separate item on this agenda. Staff is supportive of the requested M zoning. Staff views the request as reasonable. As noted previously, a large mining operation and mixed industrial uses are located to the east, with undeveloped M zoned property to the north. Staff feels that the requested M zoning, with use of the property for material storage, will be compatible with the general area. A portion of the property, along the soLith and west property lines, is located in the floodway. It has been past common practice for staff to recommend the floodway portion of an overall property be zoned "OS" Open Space District, as the floodway cannot be developed. Such is the case with this property. Otherwise, staff believes the proposed rezoning will have no adverse impact on the adjacent properties or general area. The future West Loop as designated by the Master Street Plan will cross the southwest portion of this property. In addition to Lawson Road right- of-way dedication, a dedication deed for this portion of the West Loop must be submitted to staff prior to Board of Directors' action. STAFF RECOMMENDATION: Staff recommends approval of the requested M rezoning, subject to that portion of the property located in the floodway being zoned OS. 3 FILE NO.' Z -778D -A Cont. PLANNING COMMISSION ACTION: (JANUARY 10, 2013) Michael Lasiter was present, representing the application. There were two (2) persons present with concerns. Staff presented the application with a recommendation of approval. Staff noted that the required notices to surrounding property owners were mailed two (2) days late. With a vote of 9 ayes, 0 nays, 1 absent and 1 open position, the Commission waived their bylaws to accept the notification as completed by the applicant. Michael Lasiter addressed the Commission in support of the application. He explained that the rezoning was proposed to allow storage of materials associated with the current mining operation to the east. He amended the application with the conditions that no aggregate mining take place o toned subject property. He also agreed that the floodway portion of the property Stephen Giles, representing the property owner to the west, addressed the Commission} with concerns. He requested the application be deferred so that his client could meet with the applicant regarding buffering issues between the two properties. Beth Kuhnert also spoke, addressing concerns with the proposed zoning. She noted that she lived in the large lot single family subdivision to the west. She expressed concerns with mining in the general area. There was brief additional discussion related to the proposed M zoning. There was a motion to approve the proposed MIOS rezoning as recommended by staff and amended by the applicant to add one (1) condition. The motion passed by a vote of 9 ayes, 0 nays, 1 absent and 1 open position. The application was approved. :1I