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HomeMy WebLinkAboutStaff Report_ ~ 9 STAFF REPORT Case No.: 91-100 Request: Rezone one lot and part on another from C-3 Planned Commercial to C-2 Commercial /Industrial .Applicant: Ford Taylor PHYSICAL FEATURES Location: Regency Square .Subdivisions, south side of Holleman Drive ap roxirnately 200' east of Wellborn Road. Area: 1. 3 acres.: west of .the existn business (part of lot 1R) and 4.305 acres. east and adjacent (lot R}. ZONIlVG LAND USE Subject Lots: C-3 Planned Commercial North: R-1 developed residential across Holleman and vacant C-1 adj agent East: R-2 developed as duplexes South: R-1 scattered residential Nest;: R-1 seattered residential and C-1 vacant Proposed Use: Expansion of existing C.C. Creations. COMPREHENSIVE PLAN Land Use Plan: The Plan reflects retail .commercial at the intersection and high density residential as one moves south and east .toward the low density residential areas. Thoroughfare Plan: No collectors or arterials. shown through these roperties Development Policies ee staff comments Parkland .Dedication: None required ENGINEERING Water: 12" line on Holleman and Wellborn Sewer: 10" line on east side of Lot 2R .Streets: Adequate Drainage: Shall be designed in accordance with Storm Water M mt. g Qr mance .Flood Plain: Exists. on property NOTIF'ICATIC7N: Legal .Notice Publication(s).: Advertised Commission Hearing Dates}: 6-6-91 Advertised Council Hearing. Dates: 6-27-91 Number of Notices Mailed to Proper Owners Within 200"; 18 Response. Received: None as of 5-30- 1 STAFF C(JMMFN~TS /RECOMMENDATIONS: In 1988 this pro ert was rezoned from R-2 duplexes to C-3 Planned: Commercial and C-2 Commercla In ustrlal in conflict with-a Plan that reflected low and medium density residential. uses. This rezoning allowed for the establishment of he C.C. Creations operation.:. ~vhch exists oday. According to the a leant this rezonin is neeessa to pp g rY expand the existing. business.. t ~' ~ ~ There are several- areas to consider with respect to additional C-2 zoning on these ,tracts. These are: There would not be strict compliance with the Comprehensive Plan which shows: retail commercial at the intersection of Wellborn and Holleman and high .density residential as .one moves east and south toward he existing ow density residential areas. Development: Policies state that .commercial uses should be separated. from lower intensity residential uses by buffer areas. The adjacency of commercial and low densit residential exists: now since the rezoning of Lot 2R m 1988 to C-3. The app icant stated in 1988 that; the C-3 would buffer the proposed C-2. C-2 is a more intense zoning :district than. C-3 and if Lot 2R is rezoned, C-2 would be` adj acent to low density residential development (duplex) and zoning (R-2) to the east. However, where it 1s not ossible to separate commercial. uses from low density residential uses the Po ides state that district boundaries .should be drawn along back lot lines so that activities face away from each other. This would be'the :case in this instance as .the existing. duplex lots back up to Lot 2R. Rezoning. the portion of lot 1R as requested would dace C-2 adjacent to areas i lanned for hi h densi residential to the south ~vhlch would .not .conflict with .. ~' evelopment ohcies. ,, Staff recommends approval of rezoning the portion of Lot 1R o C-2. Staff recommends maintaining the C-3 on Lot 2R to buffer the C-2 from the existing .R-2 development. This is not the most ideal buffer. arrangement but it has existed since 1988 -and C-3 is a less intense district than C-2 The applicant cites reasons why he feels this request is in comp lance with the City's .plans and policies. These are: 'W'hile the business is not exactly retail in nature it is commercial and the Plan shows retail: commercial in this area. ' ~ There are industrial areas shown in close. proximity to this site on the land use plan. These areas are across. wellborn Road. The business has -operated compatibly in the neighborhood for 21/2 years. PLANNIlVG 8~ ZUNIlVG CQMIVBSSION ACTT{JN On b-6 the P&Z considered this request and voted unanimously to .approve C-2 :zoning on both properties. The Commission p aced a condition on` the zoning approval of Lot 2R that the vegetative screen consisting of existtng trees. be maintained to act as a buffer between the existing duplexes. and the proposed expansion of C.C. Creations.