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HomeMy WebLinkAboutZ-8812 Staff AnalysisNovember 29, 2012 ITEM NO.: 2 Owner: Jane McKinney and Linda Shuffield Applicant: David A. Couch Location: 1200 -1206 S. Taylor Street Area: 0.46 Acre Request: Rezone from R-3 and R-4 to 0-1 Purpose: Office Use Existing Use: Single family residence SURROUNDING LAND USE AND ZONING FILE NO.: Z-8812 North — Church facility and commercial uses (across West 12th Street); zoned PCD and C-3 South — Single family residences; zoned R-3 East — Commercial use (Walgreens) (across S. Taylor Street); zoned C-1 West — Single family residences; zoned R-3 and R-2 A. PUBLIC WORKS COMMENTS: 1. A 20-foot radial dedication of right-of-way is required at the intersection of W. 12th Street & S. Taylor Street. 2. West 12th Street is classified on the Master Street Plan as a minor arterial with special design standards. A dedication of right-of-way 35 feet from centerline will be required. 3. Due to the proposed use of the property, the Master Street Plan specifies that S. Taylor Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 4. At the time of development, Sections 30-43 and 31-210 of the City code pertaining to driveway spacing must be met. The driveway spacing on 12tn St. is 300 ft. and spacing on Taylor St. is 250 ft. The maximum driveway width is 36 ft. November 29, 2012 ITEM NO.: 2 Cont. FILE NO.: 2-8812 B. PUBLIC TRANSPORTATION ELEMENT: The site is located on CATA bus route # 3 (Baptist Medical Center Route). C. PUBLIC NOTIFICATION: All owners of property located within 200 feet of the site, and the Fair Park, Oak Forest, War Memorial and University District Neighborhood Associations were notified of the public hearing. D. LAND USE ELEMENT: This request is located in the 1-630 Planning District. The Land Use Plan shows Office (0) for this property. The Office category represents services provided directly to consumers (e.g., legal, financial, medical) as well as general offices which support more basic economic activities. The applicant has applied for a rezoning from R-4 (Two -Family District) and R-3 (Single Family Residential District) to 0-1 (Quiet Office District) to allow the use of office on the site. Master Street Plan: 12th Street is a Minor Arterial and Taylor Street is a Local Street 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. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". A Collector design standard is used for Commercial Streets. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on 12th Street since it is a Minor Arterial. 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 12th Street. Bike Lanes provide a portion of the pavement for the sole use of bicycles. E. STAFF ANALYSIS: Jane McKinney and Linda Shuffield, owners of the 0.46 acre property located at 1200 — 1206 S. Taylor Street, are requesting to rezone the property from "R-Y Single Family District and "R-4" Two -Family District to "0-1" Quiet Office District. The rezoning is proposed to allow office use of the property. The property is located at the southwest corner of S. Taylor and West 12th Streets. The overall 2 November 29, 2012 ITEM NO.: 2 FILE NO.: Z-8812 property is comprised of three (3) platted lots, Lots 1 thru 3, Block 4, Oak Forest Addition. The property contains a one-story brick and frame structure, located near the center of the property. The structure appears to be two (2) or three (3) single family homes which were attached. Three (3) driveways from S. Taylor Street serve the site. The general area is made up of a mixture of uses and zoning. Single family residences are located to the west and south. A large church campus is located across West 12th Street to the north. A retail commercial development is located across S. Taylor Street to the east. Mixed commercial uses are located further east and northeast. The City's Future Land Use Plan designates this property as Office. The proposed rezoning to 0-1 does not require a change to the Land Use Plan. Staff is supportive of the requested 0-1 rezoning. Staff views the request as reasonable. According to Section 36-279(a) of the City's Zoning Ordinance, the purpose and intent of the "0-1" Quiet Office District is "to provide for orderly conversion of older structures no longer useful, serviceable or desirable in their present uses to office use." This section also notes that "the area standards provided in the 0-1 Quiet Office district anticipate that office uses will be located in established areas of the city and in close proximity to apartments and other residential uses." Staff feels that the subject property easily fits the criteria established for the 0-1 Quiet Office district. However, the applicant needs to be aware that prior to any 0-1 use of the site, the property must be brought into compliance with code standards for on -site parking. Staff believes the proposed 0-1 zoning will have no adverse impact on the adjacent properties or the general area. F. STAFF RECOMMENDATION: Staff recommends approval of the requested 0-1 rezoning. PLANNING COMMISSION ACTION: (NOVEMBER 29, 2012) Linda Shuffield was present, representing the application. There were two (2) objectors present. Staff presented the application with a recommendation of approval. Linda Shuffield addressed the Commission in support of the application. She explained that parking will be provided for office use of the property. 3 November 29, 2012 ITEM NO.: 2(Cont.)FILE NO.: Z-8812 Joe Busby addressed the Commission in opposition. He gave a brief history of the property. He discussed the past use of the property. He discussed the issue of parking related to the property. He noted problems with past use of the property. He also noted that the property had been allowed to deteriorate. He provided photos to the Commission. Bob Lincoln also spoke in opposition. He concurred with Mr. Busby's concerns. Linda Shuffield explained that she desired to improve the property. Commissioner Nunnley asked about the issues of parking and traffic. These issues were briefly discussed. Commissioner Fountain asked how long Ms. Shuffield had owned the property. Ms. Shuffield responded that she had owned it for one (1) year. There was a motion to approve the application for 0-1 zoning. The motion passed by a vote of 9 ayes, 0 nays and 2 absent. The application was approved. 2 FILE NO.: Z-8812 Owner: Jane McKinney and Linda Shuffield Applicant: David A. Couch Location: 1200 -1206 S. Taylor Street Area: 0.46 Acre Request: Rezone from R-3 and R-4 to 0-1 Purpose: Office Use Existing Use: Single family residence SURROUNDING LAND USE AND ZONING North — Church facility and commercial uses (across West 12tn Street); zoned PCD and C-3 South — Single family residences; zoned R-3 East — Commercial use (Walgreens) (across S. Taylor Street); zoned C-1 West — Single family residences; zoned R-3 and R-2 A. PUBLIC WORKS COMMENTS: 1. A 20-foot radial dedication of right-of-way is required at the intersection of W. 121n Street & S. Taylor Street. 2. West 12tn Street is classified on the Master Street Plan as a minor arterial with special design standards. A dedication of right-of-way 35 feet from centerline will be required. 3. Due to the proposed use of the property, the Master Street Plan specifies that S. Taylor Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 4. At the time of development, Sections 30-43 and 31-210 of the City code pertaining to driveway spacing must be met. The driveway spacing on 12cn St. is 300 ft. and spacing on Taylor St. is 250 ft. The maximum driveway width is 36 ft. FILE NO.: Z-8812 (Cont. B. PUBLIC TRANSPORTATION ELEMENT: The site is located on CATA bus route # 3 (Baptist Medical Center Route). C. PUBLIC NOTIFICATION: All owners of property located within 200 feet of the site, and the Fair Park, Oak Forest, War Memorial and University District Neighborhood Associations were notified of the public hearing. D. LAND USE ELEMENT: This request is located in the 1-630 Planning District. The Land Use Plan shows Office (0) for this property. The Office category represents services provided directly to consumers (e.g., legal, financial, medical) as well as general offices which support more basic economic activities. The applicant has applied for a rezoning from R-4 (Two -Family District) and R-3 (Single Family Residential District) to 0-1 (Quiet Office District) to allow the use of office on the site. Master Street Plan: 12th Street is a Minor Arterial and Taylor Street is a Local Street 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. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". A Collector design standard is used for Commercial Streets. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on 12th Street since it is a Minor Arterial. 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 12th Street. Bike Lanes provide a portion of the pavement for the sole use of bicycles. E. STAFF ANALYSIS: Jane McKinney and Linda Shuffield, owners of the 0.46 acre property located at 1200 — 1206 S. Taylor Street, are requesting to rezone the property from "R-Y Single Family District and "R-4" Two -Family District to "0-1" Quiet Office District. The rezoning is proposed to allow office use of the property. The property is located at the southwest corner of S. Taylor and West 12th Streets. The overall property is comprised of three (3) platted lots, Lots 1 thru 3, Block 4, Oak Forest Addition. 6 E NO.: Z-8812 (Cont. The property contains a one-story brick and frame structure, located near the center of the property. The structure appears to be two (2) or three (3) single family homes which were attached. Three (3) driveways from S. Taylor Street serve the site. The general area is made up of a mixture of uses and zoning. Single family residences are located to the west and south. A large church campus is located across West 12th Street to the north. A retail commercial development is located across S. Taylor Street to the east. Mixed commercial uses are located further east and northeast. The City's Future Land Use Plan designates this property as Office. The proposed rezoning to 0-1 does not require a change to the Land Use Plan. Staff is supportive of the requested 0-1 rezoning. Staff views the request as reasonable. According to Section 36-279(a) of the City's Zoning Ordinance, the purpose and intent of the "0-1" Quiet Office District is "to provide for orderly conversion of older structures no longer useful, serviceable or desirable in their present uses to office use." This section also notes that "the area standards provided in the 0-1 Quiet Office district anticipate that office uses will be located in established areas of the city and in close proximity to apartments and other residential uses." Staff feels that the subject property easily fits the criteria established for the 0-1 Quiet Office district. However, the applicant needs to be aware that prior to any 0-1 use of the site, the property must be brought into compliance with code standards for on -site parking. Staff believes the proposed 0-1 zoning will have no adverse impact on the adjacent properties or the general area. F. STAFF RECOMMENDATION: Staff recommends approval of the requested 0-1 rezoning. PLANNING COMMISSION ACTION: (NOVEMBER 29, 2012) Linda Shuffield was present, representing the application. There were two (2) objectors present. Staff presented the application with a recommendation of approval. Linda Shuffield addressed the Commission in support of the application. She explained that parking will be provided for office use of the property. Joe Busby addressed the Commission in opposition. He gave a brief history of the property. He discussed the past use of the property. He discussed the issue of parking related to the property. He noted problems with past use of the property. He also noted 3 FILE NO.: Z-8812 that the property had been allowed to deteriorate. He provided photos to the Commission. Bob Lincoln also spoke in opposition. He concurred with Mr. Busby's concerns. Linda Shuffield explained that she desired to improve the property. Commissioner Nunnley asked about the issues of parking and traffic. These issues were briefly discussed. Commissioner Fountain asked how long Ms. Shuffield had owned the property. Ms. Shuffield responded that she had owned it for one (1) year. There was a motion to approve the application for 0-1 zoning. The motion passed by a vote of 9 ayes, 0 nays and 2 absent. The application was approved. ►.I