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STAFF REPORT
Case No:
Request:
Applicant:
94-106
Consideration of a rezoning request from R-5 to M-2
Begonia Corporation
PHYSICAL FEATURES
Location:
On the west side of Schaeffer Road approximately 500 feet north of Graham
Road within the southernmost portion of Edelweiss Estates.
8.97 acres
Unplatted
Area:
No. Lots:
ZONING AND LAND USE
North: R-1 Approved and under construction
East: A-O, Vacant
South: M-2 with research, office and vacant uses
West: R-5 Vacant
COMPREHENSIVE PLAN
Land Use Plan: Edelweiss Estates has not been included on the latest version of the
Land Use Plan; however Council did approve a land use plan for this subdivision in June
of 1993 and this request is not in compliance with that plan
Thoroughfare Plan: Schaeffer Road will most likely serve as the primary access location
for this site. It is reflected as a local street on the Thoroughfare Plan and runs along the
rear lot lines of the first three phases of Edelweiss Estates.
Development Policies: The City's Development Policies would discourage heavy
industrial zoning adjacent to residential areas
Parkland Dedication: Not applicable
ENGINEERING
Water: Inadequate. Will require extension(s) to serve the property and provide internal
circulation according to the actual use developed on the parcel.
Sewer: Adequate. Sewer is provided along the south edge of the drainage easement on
the north side of the property. Capacity available.
Streets: Adequate. Schaeffer Road should be constructed as a part of the development
of this parcel and all access should be restricted to Schaeffer Road or to Graham Road
through the existing M-2 uses.
Drainage: Adequate. Edelweiss Estates Master Plan included developed flows from this
parcel in the design of the channel along the northern edge of the parcel. Actual site
development shall be rechecked for compliance with Master Plan.
l
NOTIFICATION:
Legal Notice Publication(s):
Advertised Commission Hearing Date(s): 3-3-94
Advertised Council Hearing Dates: 3-24-94
Number of Notices Mailed to Property Owners Within 200': 5
Response Received: Two calls in opposition from area residents
STAFF COMMENTS / RECOMMENDATIONS
The Land Use Plan that was adopted for this area of Edelweiss Estates shows a mixture of
apartmentzoning, a park, and M-1 Planned Industrial to serve as buffer zones between the single
family residential that is in the southern portion of the subdivision and the existing heavy industrial
uses. thatfrol1,ton Graham Road. At the time the Plan was under consideration, staff pointed out
the possible conflict with industrial zoning adjacent to single family. However, strict adherence to
the architectural and aesthetic controls as required in the M -1 district, in conjunction with the
existing 100 foot drainage easement that abuts this site to the north, should mitigate any negative
impacts. The purpose of an M-l district is to provide for light industrial, non-polluting, high tech
businesses that could be compatible with other zoning districts depending on the site layout and
building style. The M - 2 district has more intense uses, such as salvage yards and food processing
plants, that are considered incompatible with residential zoning and have greater nuisance
characteristics. The M - 2 district does not have architectural controls of the M-1.
Due to the fact that the request is not in compliance with the Land Use Plan for this tract and that
it is incompatible with the R -1 zoning to the north, staff would recommend denial of the request.
Discussions with the applicant regarding possible M-1 zoning on the subject tract are still pending
at the time of this staff report. M-1 would be in compliance with the approved master plan or the
subdivision. Staff would recommend approval of an M-1 request should the applicant decide to
do so.