HomeMy WebLinkAboutMiscellaneousZOl~TING DISTRICT INFORMATION SLT~VIlVIARY
Case #97-115 & 97-116
Fram A-P to R-2
Existing A P Administrative Professional District: Proposed R-2 Duplexes District:
PURPOSE: This district would accommodate
selected commercial businesses which provide
a service rather than sell products, either retail
or wholesale. The uses allowed have relatively
low traffic .generation and require limited
location identification.
PURPOSE: This district contains land which
has been subdivided for single family
residential purposes and associated uses as
well as larger parcels of property which lend
themselves. to duplex dwellings. This district
is at moderate density. It may be utilized as a
transitional zone between low density and
other residential uses.
PERMITTED USES:
Administrative offices.
Art studio or gallery.
Business, music, dance, or commercial
schools..
Financial institutions.
Doctor or dentist offices.
Government offices.
Offices, professional or service.
Photographer's studio.
Radio, TV station (no towers).
Public parking lot for operating vehicles.
Real estate office.
Small recycling collection facilities.
Travel agency or tourist bureau.
Other personal service shops.
PERMTTED USES:
Duplex dwelling units.
Single family dwellings, built under the
restrictions of District R-lA.
Home occupations.
O Regular Item
Consent Item
Statutory Item
Item Submitted By:
For Council Meeting Of:
Director Approval:
Sabine McCully, Senior Planner
December 11, 1997
City Manager Approval:
Item: Public hearing and consideration of a rezoning request of approximately 5.8 acres located along the
south side of Southwest Parkway being Lots 2,3,5,6 and 7, Block C and Lot 6, Block D Ashford Square
Subdivision. (Planning Case No. 97-115 and 97-116)
Item Summary: The subject site is located on the rear portion of the Ashford Square Center. The lots to
the north are zoned A-P and are developed as a day care center and an office building. Lots to the
immediate west are zoned C-1 and are developed as a bank and fast food restaurant across the frontage.
Behind the frontage area there is a 15,000 square foot commercial building (formerly the Schulman
'Theater) that has recently been approved fora nightclub use. That approval is the third nightclub that has
been approved for that property since 1993. The R-7 zoned property to the south is developed as a mobile
home park.. The abutting vacant property to the east was zoned R-5 three years ago and is currently in the
platting process.
The request is currently not in compliance with the Land Use Plan nor with Development Policies relating
to screening and .buffering between residential and commercial uses. An immediate juxtaposition of the
proposed R-2 adjacent to a high intensity commercial development would not be compatible without
mitigation.
In order to approve a zoning that is in direct conflict with the Land Use Plan, an applicant must show. that
there is a change of conditions within the area that could justify the proposed zoning as opposed to the
planned land use for the property. In this case, the applicant has studied the market conditions and
concluded that the subject property has remained vacant. According to the applicant, these rear lots are not
marketable as zoned.
The applicant understands .the Staffs concerns regarding the adjacent commercial lots and has
communicated verbally that he intends to separate the commercial traffic from the residential traffic and to
screen the proposed duplex area from the existing commercial sites. In response to Staff s concerns for not
only the layoutbut also the condition of the existing.drives, he has agreed to rebuild and reconfigure these
drives. The applicant has submitted a conceptual plan that shows buffering, .separation of drives, and lots
that are oriented away from the commercial sites.. At the time the property comes in for replatting, the
Staff will ensure .that the conditions of zoning are met. The Planning and Zoning Commission will have
ultimate approval authority over the replat.
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Policy Issue Statement: The following Council Vision for ehe 21st Century is applicable:
Civic Pride -Citizens benefit from well-planned, attractive residential and commercial areas, and
from. preserving historic areas.
LAND USE PLAN -the Land Use Plan reflects the property as regional retail.
Item Background: The subject property. was originally intended to be a light commercial portion of the
Ashford Square center with more intense commercial zoning closer to the Texas Avenue intersection. The
center was zoned C-1 and A-P in 1983, and the front lots were built during the. year or so following the
platting of the property. Lot lines and access drives were put in place on the subject properties. in
preparation for sale of the lots to office/service users. The rear lots have remained vacant.
~.
m~dgeter-y-~ p'ineheiel Semmer~lz4
Staff Recommendations: Staff recommends approval with the condition that the zoning is not effective
until a replat has been approved, and that the replat provide the following:
1. New access drives that meet current City paving standards.
2. That the access drives meet standards for adequate fire lanes and City vehicle turn-
arounds/radii.
3. That the access drives have no connection with the commercial access drives that currently
exist to the west.
4. That the duplex lots be .oriented away from the commercial lots.
5. That there be an impenetrable screen installed along the western boundary of the duplex lots
and that the screen is not easily mountable.
Related Advisory Board Recommendations: The Planning and Zoning Commission recommends
approval, with all of the conditions recommended by Staff, by a unanimous vote.
City Attorney Reeommendation/Comments: Approved as to form.
Council Action Options: Approval of request; approval with conditions; denial of request; denial of
request without prejudice; table request; defer action.
Supporting Materials:
1. Location Map
2. Applications
3. Engineering and Notification Information
4. PNZ minutes of
5. Ordinance
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ENGINEERING
Water: Domestic service and fire protection is currently available to this site. Additional
hydrants may be required at replat.
Sewer: Sewer is available to the site and is currently constructed within the existing lot layout.
Additional extensions may be required at replat.
Streets: This site will take access to Southwest Parkway via a system of access easements. The
applicant has agreed to upgrade and reconfigure the existing substandard drives to assure
adequate emergency and other City services and to provide separation between the commercial
and .residential sites. The :street system should be laved out such that there is not a mix of
commercial and residential traffic on the same roads.
Off-site Easements: N/A
Sidewalks: Will not be required.
Drainage: The proposed replat will require compliance with the City's Drainage Ordinance.
Flood Plain: According to the FEMA FIRM maps, this. properly is not located within the 100
year flood plain.
Oversize request: N/A
Parkland Dedication: Will be required at time of replatting at a fee of $225.00 per unit.
Impact Fees: Not required in this area.
NOTIFICATION:
Legal Notice Publication(s): The Eagle; November 5, 1997 and November 26, 1997
Advertised Commission Hearing Dates(s): November 20, 1996
Advertised Council Hearing Dates: December 11, 1997
Number of Notices Mailed to Property Owners Within 200': 7
Response Received: One inquiry as of date of staff report; no opposition at PNZ
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