REZONING REZONING REQUEST MCCLAY RD

Transcription

1 REZONING REZONING REQUEST MCCLAY RD Application: RZ Property Owner/Applicant: Michael Stanford Current Zoning: R1E, Single-Family Residential District (7,000 square foot minimum lot size) Requested Zoning: C2, General Commercial District Area: 8.21 acres Location: On the north side of McClay Road, approximately 400 feet east of St. Peters Howell Road; and on the east side of St. Peters Howell Road, approximately 300 feet north of McClay Road Council District: 5 Account No.: A001 CONTENTS: Staff Recommendation Photo(s) of Site Aerial Photo Surrounding Zoning Map Future Land Use Map Zoning Exhibit Letters received None

2 STAFF RECOMMENDATION To: County Planning & Zoning Commission Prepared by: Cassie Harashe Application No.: RZ Date: May 18, 2016 GENERAL INFORMATION Owner & Applicant: Michael Stanford Requested Action: A zoning change from R1E, Single Family Residential District (7,000 square foot minimum) to C2, General Commercial District. Location: Size: Current Land Use: Adjacent Land Use and Zoning: At 4401 McClay Road, being on the north side of McClay Road approximately 400 feet east of St. Peters Howell Road and on the east side of St. Peters Howell Road approximately 300 feet north of McClay Road acres Single Family Residential Direction Zoning Land Use North R1E, Single Family Single-family Residence Residential South I1, Light Industrial & R1E, Single Family Automotive Sales & Single-family Residence Residential 7,000 square foot minimum East R1E, Single Family Single-family Residence West Residential C1, Neighborhood Commercial & R1E, Single Family Residential Gas Station, Single Family Residential, Baseball fields Year 2025 Plan: Zoning History: Low Density Residential This property was zoned R1, Single Family Residential in 1959 with the inception of zoning, and further defined as R1-E, Single Family Residential with the Revised Zoning Ordinance in 1973, to which it has remained. SPECIAL INFORMATION Public Services: Utilities: County Council District 5 Terry Hollander School District R3, Francis Howell School District Fire District Central County Protection District Water Well, Missouri American Service Area Sewer Individual Wastewater Treatment System, Duckett Creek Sewer District Service Area Page 1 of 2

3 ANALYSIS The property is mostly wooded along the southern portion with the one single family residence and two accessory structures located on it. The applicant is applying for the C2, General Commercial District to accommodate a banquet hall and wedding facility which is a permitted use in the C2 District. In reviewing the zoning, staff notes that the 2025 Land Use Plan for St. Charles County indicates this and the surrounding properties to the north, east, and southeast should remain low density single family residential. There is a convenience store with fuel pumps adjoining the property; however, due to the size of the property there are several residences that also abut the subject site. Additional commercial development near the subject property is south of the site and across McClay Road all with frontage on St. Peters Howell Road. Additionally, these uses are at their highest intensity during normal business hours, and the proposed use would be at its highest intensity evenings and weekends. Staff finds the commercial zoning and any commercial use of this site inappropriate. Staff recognizes the historically significant structure on the site, but finds its integration into a residential development more appropriate. The shape of the property has it fingering around residences and staff also note a stream runs through the site. The stream, if it remains open and unpiped, must remain in its natural state with no improvements, grading, or removal of vegetation within 25 of the top of the bank. Additional concerns are the two creek crossings along the entrance drive from McClay Road. For a commercial development these bridges must be 24 wide to accommodate 2- way traffic. There is an alternate access from St. Peters Howell Road for the property; however, staff is reluctant to recommend this drive for commercial access since it serve as a residential drive for four other properties. The right of way for Pezold Drive, a residential street, terminates at this property line in anticipation of this property eventually developing residentially, at which time the street is to be extended. No site plan is required to be submitted with a rezoning application since the property may be developed with any of the permitted uses in the C2, General Commercial District. Consider that parking requirements, for the proposed banquet hall include a paved parking lot that can accommodate 1 space per 100 square feet of gross floor area. RECOMMENDATION The Planning and Zoning Division recommends that this zoning request from R1E, Single Family Residential District (7,000 square foot minimum) to C2, General Commercial District be denied. Since the property is surrounded by a developed residential neighborhood the intensity of most General Commercial uses would be too intense. Additionally the proposed zoning is not in compliance with the 2025 Land Use Plan and would allow the introduction of commercial land uses in a way which could be incompatible with the adjacent residences. Page 2 of 2

4 RZ Front of structure Rear of structure and accessory building

5 Entrance drive from McClay Road Site looking north from St. Peters Howell Road

6 Application RZ Aerial Subject Property

7 Application RZ Zoning Subject Property

8 Application RZ FLUP Subject Property

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