Z-3875-A Staff AnalysisFILE NO.: Z-387 -A
Owner:
Applicant:
Location:
Request:
Purpose:
Size.
Existing Use:
Baptist Medical Center
Frank Riggins
Kanis Road (between Aldersgate
Road and Junior Deputy Road)
Rezone from MF -18 to 0-3
Office
39.1 acres
Vacant
SURROUNDING LAND USE AND ZONING
North - Vacant, Daycare and Hotel, zoned 0-2, 0-3 and
C-3
South - Vacant and Single -Family, zoned R-2
East - Single -Family, zoned R-2
West - Vacant, Single -Family and Office, zoned 0-3 and
PRD
STAFF ANALYSIS
The request before the Commission is to rezone 39 acres on
Kanis Road from MF -18 to 0-3 for future office development.
The site is situated on the south side of Kanis between
Aldersgate Road and Junior Deputy Road. Wilson Road, a
residential street, is opened and bisects the land from
north to south. The platted right-of-way along the southern
boundary of the property is physically closed. Currently,
the acreage is primarily vacant and heavily wooded. At the
corner of Kanis and Junior Deputy, there is a small
foodstore, a nonconforming use. To the south of the store,
there are two single family residences.
Zoning in the area is R-2, R-4, 0-2, 0-3, C-3 and PRD. The
majority of the nonresidential zoning is located north of
Kanis Road, and along Aldersgate Road, there is also some
office zoning. The land to the north is part of the large
Baptist Medical Center campus, which extends from Kanis to
I-630 and from I-430 back toward John Barrow Road. On the
east and south sides of the property, the zoning is R-2.
Land use includes single family, office, a daycare center, a
hotel (on the Baptist Medical Center campus), a church and a
hospital. The existing single family neighborhoods are
located to the east and south of the site under
consideration. Throughout the area there is a considerable
amount of undeveloped land.
-3375-A (Cont.
Reclassifying 39 acres to a nonresidential district is a
reasonable option for this site because of the location and
the existing zoning pattern. Office and commercial zoning
is found on two sides and the property is very close to an
interstate. Because of the proposed office rezoning and the
property's relationship to the residential neighborhoods,
some consideration should be given to minimizing the
potential impact on the residences. To help protect the
single family lots, staff recommends that the site be
rezoned to 0-2 and a 50 foot OS area be zoned along the east
and south sides. 0-2 is a site plan review district and it
will provide another level of review prior to any
development taking place, which is beneficial because of the
nearby single family areas. Also, 0-2 is the "office and
institutional" district and, over the years, the City has
made a conscience effort to work with major institutional
users to reclassify their land holdings to 0-2, the
appropriate district for this type of site.
At this time, the adopted plan, I-430, recognizes the
existing zoning and shows the property for multifamily use.
Should the Planning Commission endorse an office rezoning,
the staff will prepare a plan amendment to be presented to
the Board at the same time as the rezoning request.
E INEE ING C014MENT
1. Dedication of additional right-of-way for Kanis,
Aldersgate and Junior Deputy Roads. The Master Street
Plan standards are as follows:
Jr. Deputy - 30 feet from the centerline
Aldersgate - 30 feet from the centerline
Kanis - 45 feet from the centerline
2. Initiate discussion with the Engineering Department
about the possible realignment of the Aldersgate/Kanis
Intersection.
3. The future status of Wilson Road.
STAFF RECOMMENDkT1O14
Staff recommends approval of 0-2 with a 50 foot OS area
along the east and south sides of the property.
PLANNING MMI I CTI N:
(JANUARY 5, 1993)
The application was represented by Larry Lazenby, of the
Baptist Medical Center. There were several other interested
individuals in attendance. Mr. Lazenby discussed the
75-A (Cont_) ` '
request and the staff's recommendation. He indicated that
the recommended 0-2 presented some problems because of the
lot size. Mr. Lazenby said the plan is to plat the site
into small lots with some being less than 2 acres, the
minimum size for the 0-2 district.
Cynthia Harris, 1505 Junior Deputy, spoke and expressed
concerns with taxes, property values and impacts on other
properties in the area. She made some additional comments
and asked several questions.
Ms. Williamson, a resident in the area, asked some questions
about a 50 foot open space area on the west side of the
property and landscaping.
Bob Brown, Plans Specialist for the City, commented on
landscaping and said a 40 foot buffer would be required
along the west property line.
Larry Lazenby spoke again and said there are no immediate
plans for the property. Mr. Lazenby said the project would
be implemented over a 5 to 10 year period, and be developed
for small offices, an office park type environment. He said
the primary users would be physicians and other medical
related offices and uses.
Cynthia Harris asked some other questions. Bob Brown, Plans
Specialist, responded to Ms. Harris' questions.
There was discussion about taxes and property values. It
was pointed out that zoning usually did not affect property
values.
Wes Lowder, engineer for the project, said the owner is
somewhat unsure of the exact development pattern, and said
that the preliminary plan is just a best guess. Mr. Lowder
indicated that development would be similar to the Koger
project. He then told the Commission that access would be
limited to Kanis and the two options for rezoning are 0-3
with site plan review or 0-2 with lots less than two acres.
Sara Spencer, Director of Aldersgate Camp, asked for some
clarification of the access and traffic issues. Ms. Spencer
also asked whether surrounding property owners would be
informed of future plans for the property.
Wes Lowder spoke and said that the preliminary plat review
requires notification of surrounding property owners.
Larry Lazenby then agreed to 0-3 zoning with a 50 foot OS
area on the east and south sides, site plan review and
access restricted to Kanis Road.
Jerry Gardner, City Engineering, informed the Commission
that a City Bond project is scheduled to improve Junior
Deputy Road, and sidewalks would be on the east side.
Mr. Gardner said the project would include curb and.gutters.
3
FILE NO.: Z -387-,-A (Cont.)
The question was then called on 0-3 with site plan review, a
50 foot OS area on the south and east sides, access limited
to Kanis and no curb cuts on Junior Deputy Road. The vote
was 9 ayes, 0 nays and 2 absent to recommend approval of the
0-3 rezoning.
0