Z-8774 Staff AnalysisFILE NO.: Z-8774
Owner:
Applicant:
Location:
Area:
Request:
Purpose:
Existing Use:
John G. Lile, Patricia M. Lile and T-N-C, LLC
Lucas Hargraves
Southwest corner of Kanis Road and Edswood Road
5.5 Acres
Rezone from R-2 to C-3
Future commercial development
Undeveloped
SURROUNDING LAND USE AND ZONING
North — Undeveloped property (across Kanis Road); zoned C-3
South — Undeveloped property and single family residences; zoned R-2
East — Undeveloped property and single family residences (across Edswood Road);
zoned C-3 and R-2
West — Undeveloped property and single family residences; zoned AF and R-2
A. PUBLIC WORKS COMMENTS:
1. Kanis Road is classified on the Master Street Plan as a minor arterial. A
dedication of right-of-way 45 feet from centerline will be required. An
additional 10 ft. of right-of-way, measured from the centerline of the right-of-
way should be dedicated for a future right turn lane. The additional right-of-
way dedication shall normally be 250 ft. in length measured from the
intersecting right-of-way.
2. The Kanis Road/Edswood Road intersecting right-of-way lines shall have a
radius of 75 ft.
3. Edswood Road is classified on the Master Street Plan as a principal arterial.
Dedication of right-of-way to 55 feet from centerline will be required.
4. At time of site development, provide design of street conforming to the Master
Street Plan. Construct one-half street improvement to Kanis Road including
5-foot sidewalks with planned development.
FILE NO.: Z-8774 (Cont.
5. With site development, provide design of street conforming to the Master
Street Plan. Construct one-half street improvement to Edswood Road
including 5-foot sidewalks with planned development.
B. PUBLIC TRANSPORTATION ELEMENT:
The site is not located on a CATA bus route.
C. PUBLIC NOTIFICATION:
All owners of property located within 200 feet of the site were notified of the
public hearing. There were no neighborhood associations of record in the
immediate area to notify.
D. LAND USE ELEMENT. -
This request is located in the Ellis Mountain Planning District. The Land Use
Plan shows Commercial (C) for this property. The commercial category includes
a broad range of retail and wholesale sales of products, personal and
professional services, and general business activities. Commercial activities vary
in type and scale, depending on the trade area that they serve. The applicant
has applied for a rezoning from R-2 (Single -Family District) to C-3 (General
Commercial District) for future development on the site.
Master Street Plan:
Kanis Road is a Minor Arterial and Edswood Road is a Principal Arterial on the
Master Street Plan. A Minor Arterial provides connections to and through an
urban area and their primary function is to provide short distance travel within the
urbanized area. A Principal Arterial is to serve through traffic and to connect
major traffic generators or activity centers within the urbanized area. Entrances
and exits should be limited to minimize negative effects of traffic and pedestrians
on both streets since they are Arterials. These streets may require dedication of
right-of-way and may require street improvements for entrances and exits to the
site.
Bicycle Plan:
A Class II Bike Lane is shown along Kanis Road. Bike Lanes provide a portion of
the pavement for the sole use of bicycles. A Class I Bike Path is shown along
Edswood. A Bike Path is to be a paved path physically separate for the use of
bicycles. Additional right -of -ay or and easement is recommended. Nine -foot
paths are recommended to allow for pedestrian use as well (replacing the
sidewalk).
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FILE NO.: Z-8774 (Cont.
E. STAFF ANALYSIS:
F
John G. Lile, Patricia M. Lile and T-N-C, LLC, owners of the 5.5 acre property
located at the southwest corner of Kanis Road and Edswood Road, are
requesting to rezone the property from "R-2" Single Family District to "C-3"
General Commercial District. The rezoning is proposed to allow future
commercial development of the property. The property is located outside the city
limits but within the City's extraterritorial zoning jurisdiction.
The property is currently undeveloped and wooded. Undeveloped C-3 zoned
property is located across Kanis Road to the north, at the northeast and
northwest corners of Kanis Road and Rahling Road. A commercial building is
located on the C-3 zoned property to the northwest, with 0-2 and PCD zoning
located further east. Undeveloped property and single family residences are
located to the south. Undeveloped C-3 zoned property is located across
Edswood Road to the east, at the southeast corner of Kanis and Edswood
Roads. Single family residences and undeveloped property are located on the
AF and R-2 zoned properties to the west. Properties zoned C-1, POD and PCD
are located further west.
The City's Future Land Use Plan designates this property as "C" Commercial.
The proposed rezoning to C-3 does not require a change to the Land Use Plan.
Staff is supportive of the requested C-3 rezoning. Staff views the request as
reasonable. The property is located at the southwest corner of the Kanis Road
and Edswood Road/Rahling Road intersection. The City's Master Street Plan
classifies Kanis Road as a minor arterial and Edswood Road as a principal
arterial. It is typical to find commercial zoning at arterial/arterial intersections.
The other three (3) corners of this intersection are already zoned C-3. The
proposed C-3 zoning will be a continuation of the existing zoning pattern in this
area. As noted previously, the property is designated as "C" Commercial by the
City's Future Land Use Plan. Staff believes rezoning this property to C-3 will
have no adverse impact on the adjacent properties or the general area. Future
development of this property will recognize adjacent residential uses and zoning
by providing buffer areas, landscaping and screening as per ordinance
standards.
STAFF RECOMMENDATION:
Staff recommends approval of the requested C-3 rezoning_
PLANNING COMMISSION ACTION: (JUNE 7, 2012)
Lucas Hargraves was present, representing the application. There were several
objectors and supporters present. Staff presented the application with a
recommendation of approval.
FILE NO.: Z-8774 Cont.
Lucas Hargraves addressed the Commission in support of the application. He noted
that the current owners had owned this property for several years. He explained that
the other three (3) corners of the Kanis/Edswood intersection were currently zoned C-3,
and that there had been other recent C-3 rezonings in this area. He explained that the
subject property was shown as commercial on the City's future plan, and that
commercial development was appropriate. He noted that the property owner to the
south, who planned to develop single family homes, was supportive of the commercial
zoning. He noted that several other property owners in the area supported the
proposed commercial zoning.
Robert Schmitt addressed the Commission in support of the application. He noted that
he owned the property immediately to the south and purchased it knowing the subject
property was commercial on the future plan. He noted that there was commercial
zoning as you enter The Ranch residential development from Cantrell Road.
Chris Squires, president of the Chenal West Estates POA, addressed the Commission
in opposition. She expressed a desire to keep the subject property zoned residential.
She explained that C-3 zoning was too broad for the property.
Johnny Pattillo also spoke in opposition. He also noted that C-3 was not an appropriate
zoning for the property.
Thomas Pitonyak also spoke in opposition. He also explained that C-3 zoning was not
appropriate for the property.
Stewart Scholl also addressed the Commission in opposition. He noted that he had
lived on Edswood Road for 22 years. He also noted that there was a previous request
for C-3 zoning of the subject property. He explained that C-3 zoning allowed a wide
range of permitted uses, some of which might not be appropriate for the property. He
questioned the C-3 zoning across Edswood Road to the east.
Lucas Hargraves explained that a number of commercial rezonings have taken place in
this immediate area since the previous request to zone the subject property to C-3. He
explained that commercial zoning can be an amenity for nearby commercial areas.
Commissioner Nunnley asked if PCD zoning was considered for the property.
Mr. Hargraves stated that it was not since there was no immediate development plan
for the property.
Vice -Chairman Rector asked about traffic counts for minor and principal arterial roads.
Mike Hood, of Public Works, noted that a minor arterial would carry approximately
18,000 vehicles per day and that a principal arterial would carry over 20,000 vehicles
per day.
Vice -Chairman Rector referenced the Chenal Parkway/Bowman Road intersection as
an arterial/arterial intersection. He discussed the future extension of Rahling/Edswood
Road and noted that the area will change greatly when the roadway is extended.
4
FILE NO__ Z-8774 (Cont.
Mr. Pattillo made additional comments about the roadways. There was a brief
discussion about the future extension of Rahling Road. There was additional discussion
of the proposed C-3 rezoning and the future need for a traffic signal at the intersection.
There was a motion to approve the application for C-3 zoning. The motion passed by a
vote of 10 ayes, 0 nays and 1 absent. The C-3 zoning was approved.
5
June 7, 2012
NO.: 2 FILE NO.: Z-8774
Owner: John G. Lile, Patricia M. Lile and T-N-C, LLC
Applicant: Lucas Hargraves
Location: Southwest corner of Kanis Road and Edswood Road
Area: 5.5 Acres
Request: Rezone from R-2 to C-3
Purpose: Future commercial development
Existing Use: Undeveloped
SURROUNDING LAND USE AND ZONING
North — Undeveloped property (across Kanis Road); zoned C-3
South — Undeveloped property and single family residences; zoned R-2
East — Undeveloped property and single family residences (across Edswood Road);
zoned C-3 and R-2
West — Undeveloped property and single family residences; zoned AF and R-2
A. PUBLIC WORKS COMMENTS:
1. Kanis Road is classified on the Master Street Plan as a minor arterial. A
dedication of right-of-way 45 feet from centerline will be required. An
additional 10 ft. of right-of-way, measured from the centerline of the right-of-
way should be dedicated for a future right turn lane. The additional right-of-
way dedication shall normally be 250 ft. in length measured from the
intersecting right-of-way.
2. The Kanis Road/Edswood Road intersecting right-of-way lines shall have a
radius of 75 ft.
3. Edswood Road is classified on the Master Street Plan as a principal arterial.
Dedication of right-of-way to 55 feet from centerline will be required.
4. At time of site development, provide design of street conforming to the Master.
Street Plan. Construct one-half street improvement to Kanis Road including
5-foot sidewalks with planned development.
June 7, 2012
ITEM NO.: 2(Cont.)FILE NO.: Z-8774
5. With site development, provide design of street conforming to the Master
Street Plan. Construct one-half street improvement to Edswood Road
including 5-foot sidewalks with planned development.
B. PUBLIC TRANSPORTATION ELEMENT:
The site is not located on a CATA bus route.
C. PUBLIC NOTIFICATION:
All owners of property located within 200 feet of the site were notified of the
public hearing. There were no neighborhood associations of record in the
immediate area to notify.
D. LAND USE ELEMENT:
This request is located in the Ellis Mountain Planning District. The Land Use
Plan shows Commercial (C) for this property. The commercial category includes
a broad range of retail and wholesale sales of products, personal and
professional services, and general business activities. Commercial activities vary
in type and scale, depending on the trade area that they serve. The applicant
has applied for a rezoning from R-2 (Single -Family District) to C-3 (General
Commercial District) for future development on the site.
Master Street Plan:
Kanis Road is a Minor Arterial and Edswood Road is a Principal Arterial on the
Master Street Plan. A Minor Arterial provides connections to and through an
urban area and their primary function is to provide short distance travel within the
urbanized area. A Principal Arterial is to serve through traffic and to connect
major traffic generators or activity centers within the urbanized area. Entrances
and exits should be limited to minimize negative effects of traffic and pedestrians
on both streets since they are Arterials. These streets may require dedication of
right-of-way and may require street improvements for entrances and exits to the
site.
Bicycle Plan:
A Class II Bike Lane is shown along Kanis Road. Bike Lanes provide a portion of
the pavement for the sole use of bicycles. A Class I Bike Path is shown along
Edswood. A Bike Path is to be a paved path physically separate for the use of
bicycles. Additional right -of -ay or and easement is recommended. Nine -foot
paths are recommended to allow for pedestrian use as well (replacing the
sidewalk).
K
June 7, 2012
ITEM NO.: 2 Cont. FILE NO.: Z-8774
E. STAFF ANALYSIS:
F
John G. Lile, Patricia M. Lile and T-N-C, LLC, owners of the 5.5 acre property
located at the southwest corner of Kanis Road and Edswood Road, are
requesting to rezone the property from "R-2" Single Family District to "C-3"
General Commercial District. The rezoning is proposed to allow future
commercial development of the property. The property is located outside the city
limits but within the City's extraterritorial zoning jurisdiction.
The property is currently undeveloped and wooded. Undeveloped C-3 zoned
property is located across Kanis Road to the north, at the northeast and
northwest corners of Kanis Road and Rahling Road. A commercial building is
located on the C-3 zoned property to the northwest, with 0-2 and PCD zoning
located further east. Undeveloped property and single family residences are
located to the south. Undeveloped C-3 zoned property is located across
Edswood Road to the east, at the southeast corner of Kanis and Edswood
Roads. Single family residences and undeveloped property are located on the
AF and R-2 zoned properties to the west. Properties zoned C-1, POD and PCD
are located further west.
The City's Future Land Use Plan designates this property as "C" Commercial.
The proposed rezoning to C-3 does not require a change to the Land Use Plan.
Staff is supportive of the requested C-3 rezoning. Staff views the request as
reasonable. The property is located at the southwest corner of the Kanis Road
and Edswood Road/Rahling Road intersection. The City's Master Street Plan
classifies Kanis Road as a minor arterial and Edswood Road as a principal
arterial. It is typical to find commercial zoning at arterial/arterial intersections.
The other three (3) corners of this intersection are already zoned C-3. The
proposed C-3 zoning will be a continuation of the existing zoning pattern in this
area. As noted previously, the property is designated as "C" Commercial by the
City's Future Land Use Plan. Staff believes rezoning this property to C-3 will
have no adverse impact on the adjacent properties or the general area. Future
development of this property will recognize adjacent residential uses and zoning
by providing buffer areas, landscaping and screening as per ordinance
standards.
STAFF RECOMMENDATION:
Staff recommends approval of the requested C-3 rezoning.
3
June 7, 2012
ITEM NO.: 2 Cont. FILE NO.: Z-8774
PLANNING COMMISSION ACTION:
(JUNE 7, 2012)
Lucas Hargraves was present, representing the application. There were several
objectors and supporters present. Staff presented the application with a
recommendation of approval.
Lucas Hargraves addressed the Commission in support of the application. He noted
that the current owners had owned this property for several years. He explained that
the other three (3) corners of the Kanis/Edswood intersection were currently zoned C-3,
and that there had been other recent C-3 rezonings in this area. He explained that the
subject property was shown as commercial on the City's future plan, and that
commercial development was appropriate. He noted that the property owner to the
south, who planned to develop single family homes, was supportive of the commercial
zoning. He noted that several other property owners in the area supported the
proposed commercial zoning.
Robert Schmitt addressed the Commission in support of the application. He noted that
he owned the property immediately to the south and purchased it knowing the subject
property was commercial on the future plan. He noted that there was commercial
zoning as you enter The Ranch residential development from Cantrell Road.
Chris Squires, president of the Chenal West Estates POA, addressed the Commission
in opposition. She expressed a desire to keep the subject property zoned residential.
She explained that C-3 zoning was too broad for the property.
Johnny Pattillo also spoke in opposition. He also noted that C-3 was not an appropriate
zoning for the property.
Thomas Pitonyak also spoke in opposition. He also explained that C-3 zoning was not
appropriate for the property.
Stewart Scholl also addressed the Commission in opposition. He noted that he had
lived on Edswood Road for 22 years. He also noted that there was a previous request
for C-3 zoning of the subject property. He explained that C-3 zoning allowed a wide
range of permitted uses, some of which might not be appropriate for the property. He
questioned the C-3 zoning across Edswood Road to the east.
Lucas Hargraves explained that a number of commercial rezonings have taken place in
this immediate area since the previous request to zone the subject property to C-3. He
explained that commercial zoning can be an amenity for nearby commercial areas.
Commissioner Nunnley asked if PCD zoning was considered for the property.
Mr. Hargraves stated that it was not since there was no immediate development plan
for the property.
4
June 7, 2012
ITEM NC.: 2
FILE NO: Z-8774
Vice -Chairman Rector asked about traffic counts for minor and principal arterial roads.
Mike Hood, of Public Works, noted that a minor arterial would carry approximately
18,000 vehicles per day and that a principal arterial would carry over 20,000 vehicles
per day.
Vice -Chairman Rector referenced the Chenal Parkway/Bowman Road intersection as
an arterial/arterial intersection. He discussed the future extension of Rahling/Edswood
Road and noted that the area will change greatly when the roadway is extended.
Mr. Pattillo made additional comments about the roadways. There was a brief
discussion about the future extension of Rahling Road. There was additional discussion
of the proposed C-3 rezoning and the future need for a traffic signal at the intersection.
There was a motion to approve the application for C-3 zoning. The motion passed by a
vote of 10 ayes, 0 nays and 1 absent. The C-3 zoning was approved.
5