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HomeMy WebLinkAboutZ-8044 Staff AnalysisMay 25, 2006 ITEM NO.: 5 Owner: Don Hurn Applicant: Pat McGetrick Location: 8120 Stagecoach Road Area: 3.643 Acres Request: Rezone from R-2 to C-3 FILE NO.: Z-8044 Purpose: Future commercial development Existing Use: Vacant commercial building SURROUNDING LAND USE AND ZONING North — Salvage yard; zoned R-2 South — Single family residences on large lots and undeveloped property (across Stagecoach Road); zoned R-2 and C-3 East — Undeveloped property and a church development; - zoned C-3 and R-2 West — Mixed commercial uses; zoned C-3 and C-4 A. PUBLIC WORKS COMMENTS: 1. The subject property is shown to be in the 100 year floodplain. Finished floors of structures in the floodplain will have to be elevated to 1 foot above the base flood elevation. PUBLIC TRANSPORTATION ELEMENT: The site is not located on a CATA Bus Route. C. PUBLIC NOTIFICATION: All owners of properties located within 200 feet of the site, all residents within 300 feet who could be identified, and the SWLR United for Progress, Otter Creek and Crystal Valley Neighborhood Associations were notified of the public hearing. May 25, 2006 III11cIJiII016M D. LAND USE ELEMENT: FILE NO.: Z-8044 This request is located in the Crystal Valley Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for C-3 General Commercial zoning for future 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 may require dedication of right-of-way and may require street improvements. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Stagecoach Road since it is a Principal Arterial. Bicycle Plan: A Class II is shown on Stagecoach Road. 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. This bikeway is installed as a Class II. 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 "To promote commercial and office development that meets the needs of area residents for shopping and services, maintains as much of the existing topography, trees, and green space as possible and enhances the primarily residential character of the community" has these objectives relevant to this case. 1) Requiring that businesses be accessed by loop streets to minimize curb cuts and allow for attractive landscaping. 2) Limiting commercial and office development in the "heart" of our planning area to that which primarily serves the neighborhood (C-1 uses) while attracting enough business from other areas to be profitable. We define the heart of our area as roughly located between Crystal Valley Road and Otter Creek Road along Stagecoach Road and being largely residential. Support other more intense uses to locate on the peripheral of our study area where interstate traffic will support their larger markets. 3) Aggressively using Planned Zoning Districts to influence more neighborhood friendly and better quality May 25, 2006 IIS- 5110 o FILE NO.: Z-8044 developments." The objectives could effect his application by reducing the number of curb cuts and allowing for cross circulation with the property to the east that recently rezoned. The more intense C-3 use is in close proximity to the interstate. E. STAFF ANALYSIS: Don Hurn, owner of the 3.643 Acre property located at 8120 Stagecoach 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 commercial development of the property. There is currently a vacant one-story commercial building located within the south portion of the property, fronting on Stagecoach Road. There is an old vacant single family structure near the center of the property. An access drive is located along the east property line which serves a salvage yard business located immediately to the north. The remainder of the property is undeveloped and wooded. There are mixed commercial uses located to the west along the north side of Stagecoach Road. Undeveloped C-3 zoned property and a church development are located to the east. As noted in the above paragragh, there is a salvage yard located on the R-2 zoned property immediately to the north. Single family residences on large lots and undeveloped R-2 zoned property are located across Stagecoach Road to the south. The City's Future Land Use Plan designates this property as Commercial. The requested zoning change to C-3 does not require a change to the Land Use Plan. Staff is supportive of the requested rezoning. Staff views the request as reasonable. The rezoning will allow for future commercial redevelopment of the property. The property immediately to the east was recently rezoned to C-3 for a future hotel development. Staff feels that the requested rezoning to C-3 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. 3 May 25, 2006 ITEM NO.: 5 (Cont. FILE NO.: Z-8044 PLANNING COMMISSION ACTION: (MAY 25, 2006) The applicant was present. There were no objectors present. Staff presented the application with a recommendation of approval. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval. A motion to that effect was made. The motion passed by a vote of 7 ayes, 0 nays and 4 absent. The application was approved. 2 FILE NO.: Z-8044 Owner: Don Hurn Applicant: Pat McGetrick Location: 8120 Stagecoach Road Area: 3.643 Acres Request: Rezone from R-2 to C-3 Purpose: Future commercial development Existing Use: Vacant commercial building SURROUNDING LAND USE AND ZONING North — Salvage yard; zoned R-2 South — Single family residences on large lots and undeveloped property (across Stagecoach Road); zoned R-2 and C-3 East — Undeveloped property and a church development; - zoned C-3 and R-2 West — Mixed commercial uses; zoned C-3 and C-4 A. PUBLIC WORKS COMMENTS: 1. The subject property is shown to be in the 100 year floodplain. Finished floors of structures in the floodplain will have to be elevated to 1 foot above the base flood elevation. B. PUBLIC TRANSPORTATION ELEMENT: The site is not located on a CATA Bus Route. C. PUBLIC NOTIFICATION - All owners of properties located within 200 feet of the site, all residents within 300 feet who could be identified, and the SWLR United for Progress, Otter Creek and Crystal Valley Neighborhood Associations were notified of the public hearing. FILE NO_: Z-8044 Cont. 90111111111111111I_\ilk 1016108%11:1 LTi111►11 This request is located in the Crystal Valley Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for C-3 General Commercial zoning for future 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 may require dedication of right-of-way and may require street improvements. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Stagecoach Road since it is a Principal Arterial. Bicycle Plan: A Class II is shown on Stagecoach Road. 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. This bikeway is installed as a Class II. Citv 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 "To promote commercial and office development that meets the needs of area residents for shopping and services, maintains as much of the existing topography, trees, and green space as possible and enhances the primarily residential character of the community" has these objectives relevant to this case. 1) Requiring that businesses be accessed by loop streets to minimize curb cuts and allow for attractive landscaping. 2) Limiting commercial and office development in the "heart" of our planning area to that which primarily serves the neighborhood (C-1 uses) while attracting enough business from other areas to be profitable. We define the heart of our area as roughly located between Crystal Valley Road and Otter Creek Road along Stagecoach Road and being largely residential. Support other more intense uses to locate on the peripheral of our study area where interstate traffic will support their larger markets. 3) Aggressively using Planned Zoning Districts to influence more neighborhood friendly and better quality developments." The objectives could effect his application by reducing the 2 FILE NO.: Z-8044 (Cont. number of curb cuts and allowing for cross circulation with the property to the east that recently rezoned. The more intense C-3 use is in close proximity to the interstate. E. STAFF ANALYSIS: Don Hurn, owner of the 3.643 Acre property located at 8120 Stagecoach 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 commercial development of the property. There is currently a vacant one-story commercial building located within the south portion of the property, fronting on Stagecoach Road. There is an old vacant single family structure near the center of the property. An access drive is located along the east property line which serves a salvage yard business located immediately to the north. The remainder of the property is undeveloped and wooded. There are mixed commercial uses located to the west along the north side of Stagecoach Road. Undeveloped C-3 zoned property and a church development are located to the east. As noted in the above paragragh, there is a salvage yard located on the R-2 zoned property immediately to the north. Single family residences on large lots and undeveloped R-2 zoned property are located across Stagecoach Road to the south. The City's Future Land Use Plan designates this property as Commercial. The requested zoning change to C-3 does not require a change to the Land Use Plan. Staff is supportive of the requested rezoning. Staff views the request as reasonable. The rezoning will allow for future commercial redevelopment of the property. The property immediately to the east was recently rezoned to C-3 for a future hotel development. Staff feels that the requested rezoning to C-3 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: (MAY 25, 2006) The applicant was present. There were no objectors present. Staff presented the application with a recommendation of approval. 3 FILE NO.: Z-8044 (Cont. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval. A motion to that effect was made. The motion passed by a vote of 7 ayes, 0 nays and 4 absent. The application was approved. 4