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HomeMy WebLinkAboutStaff Report_Minutes for LU00-01-01 dated 091400September 14, 2000 ITEM NO.: C FILE NO.: LU00-01-01 Name: Land Use Plan Amendment - River Mountain Planning District Location: 14814 - 14910 Cantrell Rd. Request: Single Family and Transition to Commercial Source: C. J. Cropper PROPOSAL / REQUEST: Land Use Plan amendment in the River Mountain Planning District from Single Family and Transition to Commercial. 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 they have. The applicant wishes to build a retail commercial development. EXISTING LAND USE AND ZONING: The property is currently zoned R-2 and is approximately 26.6+ acres in size. A large wooded area zoned R-2 Single Family lies to the north with homes built on large lots. A grocery store is located in a PCD (Planned Commercial Development) zone located to the south of the area under review. Homes built on large wooded lots typify the R-2 Single Family zone to the southwest. A tract of land zoned C-3 General Commercial occupied by a picture frame shop lies to the southeast. The property to the east is split between C-3, developed as a strip shopping center along Cantrell Road, and property zoned R-2 consisting of homes built on large lots to the north. The land to the west zoned R-2 consists of homes built on large lots in a wooded area. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: On April 20, 1999 a change was made form Single Family and Low Density Residential to Park/Open Space, Multi -family, Office, and Commercial about a mile to the east of the properties under review. September 14, 2000 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: LU00-01-01 The properties listed in the application are shown as Single Family on the northern half and as Transition on the southern half. Parks / Open Space is shown on the northern boundary of the application area. The Parks / Open Space covers the floodway of Ison Creek that runs roughly parallel to Pinnacle Valley Road. Commercial and Transition is shown to the south on the opposite side of Cantrell Road. Directly to the east of the application area, the land along Cantrell Road is shown as Commercial, while the land adjacent to Ison Creek is shown as Transition. Directly to the west of the area under consideration, the land along Cantrell Road is shown as Transition, while the remainder is shown as Single Family. MASTER STREET PLAN: Cantrell Road is shown as a Principal Arterial on the plan. Taylor Loop Road is shown on the plan as a Minor Arterial. The Master Street Plan does not indicate any proposed changes for these streets. PARKS: River Mountain Park is located about a mile east of the property in question and is not accessed by Cantrell Road. CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: The property in question is located in an area covered by the River Mountain Neighborhood Action Plan. One important action statement included under the Sustainable Natural Environment goal is a statement supporting the preservation of the Highway 10 Design Overlay District. The neighborhood action plan also recommends the installation of a traffic signal at the intersection of Cantrell Road and Taylor Loop Road as well as the reconstruction of Taylor Loop Road as a 4 -lane Minor Arterial from Hinson Road north to Cantrell Road. ANALYSIS: The site under review is located near an existing commercial node at the Cantrell Road / Taylor Loop Road intersection. The surrounding area is characterized by 2 September 14, 2000 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: LU00-01-01 both new residential subdivisions and homes built on large lots. The area under review is located in the Highway 10 Design Overlay District adopted in 1989. The purpose of the district is to preserve the scenic attributes of the Highway 10 corridor through more restrictive development standards than applied to rest of the city. The Design Overlay District has enhanced the design standards of buildings along the corridor and covers 300 feet on each side of the Highway 10 right-of-way. Some site design and development standards of the Highway 10 Design Overlay District include a minimum lots size of two acres, a 100 foot setback from the property line abutting Highway 10, a rear setback of 40 feet, and a side setback of 30 feet. The Highway 10 design Overlay District also has additional landscaping, signage, curb cut, lighting, and maximum density of buildings allowed in commercial developments. Commercial developments are required to apply as one entire tract instead of individual lots and must be reviewed by the city through a site plan review process. Currently, the Land Use Plan shows 35+ acres of Commercial in the Vicinity of the Cantrell Road / Taylor Loop Road intersection. The Commercial land use to the east (5.7 + acres), southeast (.7 + acres) and south (6.9 + acres) of the applicant's site are built -out and occupied by businesses. The shopping center anchored by the Kroger super market to the east fills over half of the 13 + acres of Commercial land use area proposed in that location. The 7.9 + acres of Commercial land use area south of the Kroger is occupied by businesses, leaving little room available for further expansion of commercial uses in the immediate vicinity of the applicant's site. Currently the Cantrell Road / Taylor Loop Road intersection is the site of a secondary commercial node. Two primary commercial nodes already exist along Cantrell Road with vacant property available for commercial uses. Such vacant property is located at the intersections of: Cantrell Road / Chenonceau Blvd, and Cantrell Road / Chenal Parkway. Approval of this amendment will result in the development of a third primary commercial node. September 14, 2000 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: LU00-01-01 If the amendment is approved, a strip of Park/Open Space is recommended along the eastern boundary of the Single Family located to the west. Such a Park/Open Space strip will buffer the Single Family uses located to the west from the proposed Commercial uses. Approval of this amendment as applied for, coupled with an extension of Taylor Loop Road, could encourage requests for Land Use Plan amendments to change existing land uses along Pinnacle Valley Road and Cantrell Road to Commercial land uses. This could change the focus form Cantrell Road and shift commercial uses along Pinnacle Valley Road. NF.Tr,HRORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Pankey Community Improvement Association, Piedmont N.A., Pleasant Forest N.A., Pleasant Valley P.O.A., Secluded Hills P.O.A., Walton Heights-Candlewood N.A., Westbury N.A., and Westchester/Heatherbrae P.O.A. Staff has received 44 comments from area residents. Two are in support, 39 are opposed to the change and three were neutral. Westbury and Westchester/Heatherbrae Neighborhood Associations, are opposed to the change. STAFF RECOMMENDATIONS: On March 27, 2000, the applicant asked for deferral of the item to the June 22, 2000 hearing date "so that this application can be considered at the same time as our PCD application for the same property." Based on standard Planning Commission procedures, this item is placed on the consent agenda for deferral to the June 22, 2000 hearing date. PLANNING COMMISSION ACTION: (APRIL 13, 2000) This item was placed on the consent agenda for deferral to the June 22, 2000 meeting to coincide with a Planned Development application. A motion was made to accept the consent agenda and was approved with a vote of 11 ayes, 0 noes and 0 absent. 4 September 14, 2000 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: LU00-01 STAFF UPDATE: This is more than an expansion of an existing commercial node; it results in a tripling of the commercial at this location. Significant expansion of the commercial area without other significant changes in the area such as adding a forth arterial leg to the intersection or increased density in surrounding residential areas to show demand for more commercial in the area is not justified. Staff recommends denial as submitted. PLANNING COMMISSION ACTION: (JUNE 22, 2000) This item was placed on the consent agenda for deferral to the September 14, 2000 meeting. A motion was made to accept the consent agenda and was approved with a vote of 9 ayes, 0 noes and 0 absent. STAFF UPDATE: (SEPTEMBER 14, 2000) On August 24, 2000, the applicant requested that this item be withdrawn from the agenda without prejudice. Staff supports that request. PLANNING COMMISSION ACTION: (SEPTEMBER 14, 2000) The item was placed on the consent agenda for withdrawal. A motion was made to approve the consent agenda and was approved with a vote of 10 ayes, 0 noes, 0 absent and 1 abstention (Commissioner Bill Rector). 5 0 9a 9 El 0 o a a ° MF12 © 9 Q d a F 23 a i° a +�aPCD 0 a ED E5 CJ C30 P Coa°° aaa o a ag°° ° � 4a ®... €A F,rJ. o sJ a°9 P �a p ° U as 0 4 0 NP Area Zoning Case # LU00-01-01 N ° 14900 Cantrell Road Cr: 42.05 TRS: T2NR13W18 0 400 800 Feet PD 1 v,cinityMap, Wara: 4 Item# C SF 9 1 aae r K/ Wqa T o SF 1� I LDR SF Plan Amendment Case # LUOO-01-01 N 14900 Cantrell Road T&SFtoC + Cr: 42.05 TM: T2NR13WI8 0 400 800 Feet PDI. vicinity map Ward:4 Item# C