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).