HomeMy WebLinkAboutZ-7981 Staff AnalysisNO.: Z-7981
Owner:
Applicant:
Location:
Area:
Request:
Purpose:
Existing Use:
MS Associates, Inc.
Sanjeev Taneja
North side of Stagecoach Road, west of
Flintridge Road
3.74 Acres
Rezone from R-2 to C-3
Future hotel and commercial development
Undeveloped
SURROUNDING LAND USE AND ZONING
North — Church facilities and cell tower; zoned R-2
South — Undeveloped property, mini -warehouse development and single
family residences on large lots; zoned R-2, PCD and C-3
East — Undeveloped property (Highway Department right-of-way);
zoned R-2
West — Salvage yard and mixed commercial uses; zoned C-3 and R-2
A. PUBLIC WORKS COMMENTS:
1. Stagecoach Road is classified on the Master Street Plan as a principal
arterial. Dedication of right-of-way to 55 feet from centerline will be
required.
2. With site development, provide design of street conforming to the
Master Street Plan. Construct one-half street improvements to this
street including 5 -foot sidewalk with planned development.
3. Per city code for this length of frontage on a principal arterial, only 1
curb cut for a driveway is permitted.
4. A Special Grading Permit for Flood Hazard Areas will be required per
Sec. 8-283 prior to construction.
FILE NO.: Z-7981 (Cont.)
B. PUBLIC TRANSPORTATION ELEMENT:
The site is not located on a CATA Bus Route.
C. PUBLIC NOTIFICATION:
All owners of property located within 200 feet of the site, all residents
within 300 feet who could be identified, and the Crystal Valley, Otter Creek
and SWLR United for Progress Neighborhood Associations were notified
of the public hearing.
D. LAND USE ELEMENT:
This request is located in the Crystal Valley Planning District. The Land
Use Plan shows Commercial for this property. The applicant has applied
for a rezoning from R-2 to C-3 for a hotel and commercial development.
The request does not require a change to the Land Use Plan.
Master Street Plan:
Stagecoach Road is shown as a Principal Arterial on the Master Street Plan
and Flintridge is shown as a Local Street. The primary function of a
Principal Arterial is to serve through traffic and to connect major traffic
generators or activity centers within urbanized areas. Local Streets which
area abutted by non-residential zoning/use or more intensive zoning than
duplexes are considered as "Commercial Streets". These streets have a
design standard the same as a Collector. These streets may require
dedication of right-of-way and may require street improvements.
Bicycle Plan:
There is a Class 2 bike route along Stagecoach Road. Portions of
Stagecoach Road to the southwest have a bike route as part of the current
improvements. A Class II bikeway is located on the street as either a 5'
shoulder or six foot marked bike lane. Additional paving and right-of-way
may be required.
City Recognized Neighborhood Action Plan:
The applicant's property lies in the area covered by the Otter Creek
Crystal Valley Neighborhood Action Plan. The Office and Commercial
Development Goal listed an objective of "Aggressively using Planned
Zoning Districts to influence more neighborhood -friendly and better quality
developments." The Natural Environment Goal listed an objective of
2
FILE NO.: Z-7981 (Cont.)
"Encouraging and supporting the conservation of significant landscapes,
views, and vistas (visual)". The development of site can be done in such a
way as to advance these Goals called for in the Neighborhood Plan.
E. STAFF ANALYSIS:
MS Associates, Inc., owner of the 3.74 acre property located on the north
side of Stagecoach Road west of Flintridge Road, is requesting to rezone
the property from "R-2" Single Family District to "C-3" General Commercial
District. The rezoning is proposed for future development of a hotel and
retail center.
The property is currently undeveloped and wooded. The property slopes
upward from Stagecoach Road to a hill near the center of the property. The
property slopes back down to the church property to the north.
The property is located in an area of mixed uses and zoning. A church
development is located immediately to the north and along a portion of the
east boundary. Highway Department right-of-way (1-430) is also located to
the east. There is a salvage yard and mixed commercial uses to the west,
along the north side of Stagecoach Road. A mini -warehouse development
and single family residential structures on large lots are located south
across Stagecoach Road.
The City's Future Land Use Plan designates this property as commercial.
The requested C-3 zoning does not require a change to the Land Use Plan.
Staff is supportive of the requested rezoning. The property falls within an
area designated as commercial by the City's Future Land Use Plan,
extending from 1-430 west to beyond Crystal Valley Road. Several of the
properties to the west have previously been zoned to C-3 and C-4. Staff
feels the requested rezoning to C-3 for future development of a hotel and
commercial use is appropriate, and should have no adverse impact on the
adjacent properties or the general area.
F. STAFF RECOMMENDATION:
Staff recommends approval of the requested C-3 rezoning.
PLANNING COMMISSION ACTION:
(JANUARY 19, 2006)
The applicant was present. There were no objectors present. Staff presented
the item with a recommendation of approval. The applicant offered no additional
comments.
The item was placed on the Consent Agenda and approved as recommended by
staff. The vote was 10 ayes, 0 nays and 1 absent.
9
January 19, 2006
ITEM NO.: 4
Owner:
Applicant:
Location:
Area:
Request:
Purpose:
Existing Use:
FILE NO.: Z-7981
MS Associates, Inc.
Sanjeev Taneja
North side of Stagecoach Road, west of
Flintridge Road
3.74 Acres
Rezone from R-2 to C-3
Future hotel and commercial development
Undeveloped
SURROUNDING LAND USE AND ZONING
North — Church facilities and cell tower; zoned R-2
South — Undeveloped property, mini -warehouse development and single
family residences on large lots; zoned R-2, PCD and C-3
East — Undeveloped property (Highway Department right-of-way);
zoned R-2
West — Salvage yard and mixed commercial uses; zoned C-3 and R-2
A. PUBLIC WORKS COMMENTS:
1. Stagecoach Road is classified on the Master Street Plan as a principal
arterial. Dedication of right-of-way to 55 feet from centerline will be
required.
2. With site development, provide design of street conforming to the
Master Street Plan. Construct one-half street improvements to this
street including 5 -foot sidewalk with planned development.
3. Per city code for this length of frontage on a principal arterial, only 1
curb cut for a driveway is permitted.
4. A Special Grading Permit for Flood Hazard Areas will be required per
Sec. 8-283 prior to construction.
January 19, 2006
ITEM NO.: 4 Cont. FILE NO.: Z-7981
B. PUBLIC TRANSPORTATION ELEMENT:
The site is not located on a CATA Bus Route.
C. PUBLIC NOTIFICATION:
All owners of property located within 200 feet of the site, all residents
within 300 feet who could be identified, and the Crystal Valley, Otter
Creek and SWLR United for Progress Neighborhood Associations were
notified of the public hearing.
D. LAND USE ELEMENT:
This request is located in the Crystal Valley Planning District. The Land
Use Plan shows Commercial for this property. The applicant has applied
for a rezoning from R-2 to C-3 for a hotel and commercial development.
The request does not require a change to the Land Use Plan.
Master Street Plan:
Stagecoach Road is shown as a Principal Arterial on the Master Street Plan
and Flintridge is shown as a Local Street. The primary function of a
Principal Arterial is to serve through traffic and to connect major traffic
generators or activity centers within urbanized areas. Local Streets which
area abutted by non-residential zoning/use or more intensive zoning than
duplexes are considered as "Commercial Streets". These streets have a
design standard the same as a Collector. These streets may require
dedication of right-of-way and may require street improvements.
Bicycle Plan:
There is a Class 2 bike route along Stagecoach Road. Portions of
Stagecoach Road to the southwest have a bike route as part of the
current improvements. A Class II bikeway is located on the street as
either a 5' shoulder or six foot marked bike lane. Additional paving and
right-of-way may be required.
City Recognized Neiahborhood Action Plan:
The applicant's property lies in the area covered by the Otter Creek
Crystal Valley Neighborhood Action Plan. The Office and Commercial
Development Goal listed an objective of "Aggressively using Planned
2
January 19, 2006
ITEM NO.: 4 Cont. FILE NO.: Z-7981
Zoning Districts to influence more neighborhood -friendly and better quality
developments." The Natural Environment Goal listed an objective of
"Encouraging and supporting the conservation of significant landscapes,
views, and vistas (visual)". The development of site can be done in such
a way as to advance these Goals called for in the Neighborhood Plan.
E. STAFF ANALYSIS:
MS Associates, Inc., owner of the 3.74 acre property located on the north
side of Stagecoach Road west of Flintridge Road, is requesting to rezone
the property from "R-2" Single Family District to "C-3" General Commercial
District. The rezoning is proposed for future development of a hotel and
retail center.
The property is currently undeveloped and wooded. The property slopes
upward from Stagecoach Road to a hill near the center of the property. The
property slopes back down to the church property to the north.
The property is located in an area of mixed uses and zoning. A church
development is located immediately to the north and along a portion of the
east boundary. Highway Department right-of-way (1-430) is also located to
the east. There is a salvage yard and mixed commercial uses to the west,
along the north side of Stagecoach Road. A mini -warehouse development
and single family residential structures on large lots are located south
across Stagecoach Road.
The City's Future Land Use Plan designates this property as commercial.
The requested C-3 zoning does not require a change to the Land Use Plan.
Staff is supportive of the requested rezoning. The property falls within an
area designated as commercial by the City's Future Land Use Plan,
extending from 1-430 west to beyond Crystal Valley Road. Several of the
properties to the west have previously been zoned to C-3 and C-4. Staff
feels the requested rezoning to C-3 for future development of a hotel and
commercial use is appropriate, and .should have no adverse impact on the
adjacent properties or the general area.
F. STAFF RECOMMENDATION:
Staff recommends approval of the requested C-3 rezoning.
�K
January 19, 2006
ITEM NO.: 4 (Cont.) _ FILE NO.: Z-7981
PLANNING COMMISSION ACTION: (JANUARY 19, 2006)
The applicant was present. There were no objectors present. Staff presented
the item with a recommendation of approval. The applicant offered no additional
comments.
The item was placed on the Consent Agenda and approved as recommended by
staff. The vote was 10 ayes, 0 nays and 1 absent.
4