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Z-3862-A Staff AnalysisDecember 17, 1985 Item No. 17 - Z -3862-A Owner: Parkway Village, Inc. Applicant: Don Chambers Location: Rock Creek Parkway and Parkway Drive Request: Rezone from "PRD" to "MF -12" and "C-3" Purpose: Multifamily and Commercial Developments Size: 9.1 acres ("C-3" - 1.7 acres and "MF -12" - 7.4 acres) Existing Use: Vacant SURROUNDING LAND USE AND ZONING: North - Vacant, Zoned "MF -12" South - Open Space, Zoned "R-2" East - Multifamily, "MF -18" West - Multifamily, Zoned "PRD" PLANNING CONSIDERATIONS: 1. The request is to rezone a nine -acre tract to "MF -12" and "C-3" for multifamily development and an - unspecified commercial use. The proposal is to rezone 1.7 acres which has frontage on the Rock Creek Parkway to "C-3" and the balance, 7.4 acres to "MF -12." The property north of the Rock Creek Parkway will take access off Parkway Drive. (Parkway Drive is aligned with Parkway Place.) The site is located in the Rock Creek Parkway area and part of a large piece of land that was zoned "PRD" about three years .ago for the Parkway Village facility. The retirement center is completed for the most part and is a mix of attached residential units. The land to the east and north is zoned for multifamily development with a project under construction on the site to the east. The multifamily density in the area ranges from 12 to 18 units per acre for proposed and completed projects. A development pattern has been established over the years with multifamily uses north of the Rock Creek Parkway and the nonresidential zoning south of the parkway. A high percentage of the existing zoning was accomplished through the Rock Creek Plan which was adopted when the area came into the City. December 17, 1985 Item No. 17 - Continued 2. The site is vacant and wooded. There are some grade differences on the property which could place some constraints on certain types of development. 3. There are no right-of-way requirements or Master Street Plan issues associated with this request. 4o There have been no adverse comments received from the reviewing agencies as of this writing. 5. There are no legal issues. 6. There is no documented neighborhood position on the site. The property was reclassified to "PRD" about three years ago for a large retirement project. 7. Because of the land use patterns and the plan for the area, staff supports an "MF -12" rezoning for the entire tract and no "C-3." The Suburban Development Plan shows only multifamily use north of the parkway in the immediate vicinity and staff believes that type of. environment should be maintained. Recent amendments to the adopted plan did not affect this area but rather locations at the east and west ends of the parkway. Based on the amount of vacant commercial land just to the south of the property under consideration, there appears to be no demand or need for additional "C-3" sites. One of the primary goals of the original Rock Creek Plan was to control development along the Parkway and that should be enforced by denying the "C-3" request. There is an adequate amount of commercial land in the area that is accessible to most of the residents that live along the Rock Creek Parkway. STAFF RECOMMENDATION Staff recommends approval of "MF -12" but denial of the "C-3" request. Staff suggests that "MF -12" reclassification for the entire tract as being more appropriate. PLANNING COMMISSION ACTION: The applicant, Don Chambers, was present. There were no objectors. Staff informed the Commission that the owners had requested to delete the area west of Parkway Drive from the application. Mr. Chambers said that was correct and went on to discuss the proposal for "MF -12" and "C-3." He said that the "C-3" location was desirable because of being very accessible. There was a long discussion about the area December 17, 1985 Item No. 17 - Continued and other commercial locations. Mr. Chambers then agreed to amending the request to "MF -12" for the entire tract east of the street., The Planning Commission then voted on the amended application. The vote: 8 ayes, O.noes, 2 absent and 1 abstention (David Jones).