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HomeMy WebLinkAboutStaff Report_MinutesApril 14, 2005 ITEM NO.: 7 FILE NO.: LU05-01-02 Name: Land Use Plan Amendment - River Mountain Planning District Location: South side of Cantrell Road near the 15000 Block Request: Transition to Mixed Use Source: Kelton Price, Global Surveying Consultants, Inc. PROPOSAL/REQUEST Land Use Plan amendment in the River Mountain Planning District from Transition to Mixed Use. The Mixed Use category provides for a mixture of residential, office and commercial uses to occur. A Planned Zoning District is required if the use is entirely office or commercial or if the use is a mixture of the three. The applicant is requesting zoning for a PCD (Planned Commercial Development) for a 24-hour, multiple bay, automated car wash. Staff is not expanding the application area because this area has been reviewed three times within the last 12 months. /6��1�[HI_��lii�L9 i�\� hwi�iP►1�[e'. The property is partially vacant, zoned R-2 (Single Family) and is 2.2 acres t in size. Bordering this property on the north and running northwest to southeast is Cantrell Road. The land directly north of Cantrell Road is zoned POD (Planned Office Development) and developed with a bank and a two story office building. Northwest of the property are several homes on large lots zoned POD and PDO (Planned Development -Office) with businesses inside existing residential structures. Northeast of the site is land zoned R-2 developed with two homes on large lots. Immediately east of the site is undeveloped forest land zoned R-2. Further east of the east of the property is a Walgreen's store zoned PDC (Planned Development - Commercial), a PCD (Planned Commercial Development) for a Catfish City Restaurant and retail center, and a PCD for large antique and home furnishings store and restaurant. Further east is land zoned C3 (General Commercial District) for a hardware store and other small businesses, and several lots zoned POD, PDO for banks, a church, offices. Immediately west of the property is R-2 land for an animal clinic and single-family homes. South and west of the property is R-2 land developed with a April 14, 2005 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: LU05-01-02 single-family home subdivision. A little further south and west is vacant land zoned PR (Parks and Recreation District) that is undeveloped and reserved for future recreational use. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: On March 3, 2005 a change was approved by the Planning Commission from Transition and Suburban Office to Mixed Use immediately northwest of the property for immediate and future development. At the time of publication this item had not been approved by the Board of Directors. On February 3, 2005 multiple changes were approved by the Planning Commission including a change from Transition to Mixed Office Commercial one- quarter mile east of the site to recognize existing conditions, from Transition to Single Family one mile west of the site to recognize existing conditions, and Transition to Suburban Office one mile west of the site for future development. At the time of publication this item had not been approved by the Board of Directors. On August 19, 2003 a change was made from Transition to Commercial at 14410 Cantrell Road to accommodate proposed development one half mile to the east. On February 18, 2003 multiple changes were made within the area surrounding this application to recognize existing conditions. This includes Transition to Suburban Office north of Cantrell Road and west of Rummel Road just northwest of the application, Transition to Single Family immediately south of Cantrell Road at the end of Westchester Court west of the application, Transition to Commercial northwest of the Cantrell Road / Taylor Loop Road intersection northeast of the application, Transition to Single Family on Jerry Drive south of Cantrell Road one quarter mile east of the application, Transition to Single Family on Cantrell Road at Westbury Drive one quarter mile east of the application, and Transition to Open Space at Cantrell Road and Ison Creek a quarter east of the property to recognize existing conditions. On July 17, 2001 a change was made from Single Family to Park / Open Space at Pankey Park about one mile east of the site to recognize existing conditions. The applicant's property is shown as Transition on the plan. Northwest of the property is an area of Transition. North of the property is an area of Transition and Suburban Office. Immediately east of the property is shown as Transition. A Commercial Node is illustrated at the Intersection of Cantrell Road and Taylor April 14, 2005 SUBDIVISION ITEM NO.: 7 (Cont.1 FILE NO.: LU05-01-02 Loop Road (east leg) with Commercial is on all four corners. South and southwest of the property is an area of Single Family. Immediately east of the property are areas shown as Single Family and Transition. Further east and southeast is an area of Park/Open Space. MASTER STREET PLAN Cantrell Road is shown as a Principal Arterial on the plan. Cantrell Road is built as a five -lane road through that area. The primary function of a Principal Arterial is to serve through traffic and connect major traffic generators or activity centers within urbanized areas. Cantrell Road may require dedication of right-of-way and street improvements. Since this property is located on a Principal Arterial, access to the site should be minimized and should not impede through traffic. BICYCLE PLAN: Existing or proposed Class 1, 11, or III bikeways are not in the immediate vicinity of the development. There are no parks immediately adjacent or accessible to this property. To the south and east of the property is Taylor Loop Community Park. Taylor Loop is an undeveloped park consisting of 35.0 acres and is separated from the property by a street lined with single-family homes. Running through the park is a creek. This area is not in a "Service Deficit Area". HISTORIC DISTRICTS: There are no city recognized historic districts that would be affected by this amendment. CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: The applicant's property lies in the area covered by the River Mountain Neighborhood Action Plan. The Sustainable Natural Environment goal listed an objective of promoting the vigorous enforcement of the Landscaping & Excavation Ordinance. This action could result in the removal of trees in order to accommodate the development of uses possible in a Commercial area. ANALYSIS April 14, 2005 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: LU05-01-02 The application area is located in an area of the city characterized by an increase in Office and Commercial uses. The Transition land use category requires neighborhood compatibility and compliance to any overlay district, and a change to Mixed Use would require a Planned Zoning Districts for new non-residential developments. Although this amendment could increase the amount of Commercial development along the south side of Cantrell Road, development style could be limited to acceptable design standards through the site plan review process. On February 3, 2005 the Planning Commission approved a variety of changes along Cantrell Road as part of the Highway 10 Land Use Review. Staff looked at the area of the application and identified two commercial nodes that work together harmoniously at both Taylor Loop Road and Pinnacle Valley Road. Staff felt that land in the area was able to absorb any new commercial demand that might come to the area. Staff indicated that zoning trends had shown commercialization of land in the area between the two nodes and recognized that trend by establishing an area of Mixed Office Commercial recognizing the uses that had developed on the north side of Cantrell Road. Addition of Mixed Use in this area would allow for Commercial activities to occur west of the two commercial nodes. Not only would the commercial be west of the existing nodes, it would create a "commercial leapfrog affect' by jumping over an area shown as Transition on the land use plan. Staff did not expand the application eastward because that property has been the focus of an amendment within the last nine months. This request was for Commercial and residents and staff did not support the change. Additionally, a lesser request for Mixed Office Commercial and Suburban Office for the same property was also not supported. Opposition to changes has been because of the potential higher intensity uses associated with land use categories other than Transition, and the close proximity of the established Westchester neighborhood. Staff did not expand the application westward either because it would result in a proposed westward expansion into a small area immediately adjacent to a single-family neighborhood not appropriate for Mixed Use development. Immediately northwest of the application and on the north side of Cantrell Road is an area the Planning Commission approved for a change to Mixed Use at the March 3 2005 Planning Commission Hearing. Staff was not in support of the change because it would result in expansion of the commercial activities westward, was immediately adjacent to a Single Family area, and would result in potential strip commercial development. This application would also add the potential strip development pattern and break up the node system on Cantrell Road. The current application is considered different than the previous one northwest of the site, because it has a side and rear relationship to an April 14, 2005 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: LU05-01-02 established Single Family area. The area northwest was a change that might not influence surrounding properties as much because it is bordered by areas shown as Transition, Commercial, and undeveloped Single Family. Generally, a change to Mixed Use is adding the potential for higher intensity use and commercial activity. In the existing Transition area residential, multifamily, and light office uses are allowed as long as they are compatible with adjacent uses. Since the Mixed Use category requires a PZD, compatibility could be controlled as well. Along this section of Cantrell Road a majority of the land has been shown as Transition at one time. Over recent years some changes have occurred that have resulted in the addition of Commercial, Suburban Office, Public Institutional, and Single Family. A majority of the changes were to recognize existing conditions, with the exception of the Commercial added at the Taylor Loop Road (east leg) Cantrell Road intersection for development. Most of these changes have been adjacent to undeveloped areas shown as Single Family or include areas for Single Family redevelopment. Since the Transition land use category's intent is to provide an orderly transition between higher intensity uses and residential uses, the importance of the Transition in the area of the application might need to remain to safeguard the adjacent Westchester Neighborhood. The uses that are associated with the applicant's Mixed Use request could be considered premature due to the availability of those uses in nearby areas. Nearby Transition areas at Seven Acres Drive have developed with light office uses and are adjacent to a Park Open Space area, not a Single Family area. One half mile east of the application is undeveloped Commercial land adjacent to the Kroger Grocery Store. One mile to the west, at Ranch Boulevard, are additional Commercial and Office areas that have not fully developed either. Along Cantrell Road are numerous areas available for development in which commercial and high intensity office uses could be absorbed. Since this application is located on a Principal Arterial, the addition of higher intensity use in the area could create added traffic congestion in the area. Since the primary function of a Principal Arterial is to serve through traffic, access to any development in a mid -block Mixed Use area could result in traffic having to slow due to activity on the site. Development of the Mixed Use area should be limited to right turn in, right turn out, to help minimize potential conflicts that could arise from site traffic and keep the Principal Arterial functioning properly. April 14, 2005 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: LU05-01-02 NEIGHBORHOOD COMMENTS Notices were sent to the following: Walton Heights-Candlewood Neighborhood Association, Pleasant Valley Property Owners Association, Pankey Community Improvement Association, Pleasant Forest Neighborhood Association Pleasant Forest Neighborhood Association, Westbury Neighborhood Association, Westchester/Heatherbrae Property Owners Association, Secluded Hills Property Owners Association, Piedmont Neighborhood Association, River Valley Property Owners Association, and Chenal Ridge Property Owners Association. Staff has received no comments from area residents or Neighborhood Associations. STAFF RECOMMENDATIONS Staff believes the change is not appropriate. Staff believes that the current request is premature due to the availability of office, commercial, and multifamily areas that have not developed in the area, and that the change would result in an expansion of possible commercial activities west of an established Commercial Node. PLANNING COMMISSION ACTION: (APRIL 14, 2005) Walter Malone, Planning Staff, reviewed the item. He explained why the area was not expanded and covered the changes to the Plan made over the last several years. There has been development of commercial and office uses in the general area recently; however there are still areas to the east and west available for commercial development. Mr. Malone reminded the Commission of the function of a Principal Arterial and that Cantrell was such a road. The Node concept and how this worked with the arterial classification was reviewed. Mr. Malone closed by indicating, for these reasons Staff recommended denial of the request. Item 7.1 (the related PCD application) was presented, see that item for a complete discussion concerning the Plan Change and PCD applications. Some of the items related to the Land Use Plan were the applicant's reading form the Staff report about compatibility and transitioning and how his development would do that. The president of the Neighborhood Association expressed concerns about leap frogging, and use of previous zoning to allow even more intense development in the future (do not even open the option for April 14, 2005 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: LU05-01-02 commercial a little with a 'good' development). The League of Women Voters asked that the Plan be followed and that this use was an intense commercial use. A motion was made to approve the item as presented. The item was denied with a vote of 0 ayes, 10 noes, and 1 absent (Bill Rector). SF�o� j S Fa\ O SF SF PK/OS \ \\ T a T s 0 �P T_�9] T �4 r C . _ J PK/OS T o a o a Jp Q PKIOS Qo � d ED ED E�:] E:�'Q Q 4q��ME= E�° SHEPARD 0000_ ❑ o.�HE RS NES a47 ti Q L pod o�7 �L cn Cp0 Qc CaC a, ., ate, �O/ Q u O oo Q °a qpp l fl ogoQ G ai/ate D SF z p SF o p Qp�` Qq 4 o � x Vicinity Map PLAN AMENDMENT N Case: LU05-01-02 T TO MX Location: SOUTH SIDE OF CANTRELL ROAD NEAR 15000 BLOCK Ward: 5 PD: 1 0 300 600 Feet CT: 42.11 TRS: T2NRI3 W 19 13 o R2 I PCD v o b / 0 r o � � PO � °G PCD01 ti 'D E? aZ2 Ca PR od/ ° _ I C1 CIS A b� 'R2 O \ PCD® fl Z3 qP - c b Q OD g fl 6 Q X22 CLQ. C B <M- 2 PR bQ 4q�o J p ! ac} a h I PR &5�Q 0 R2pii ©pc b 0 �R2� Q �� d i>q© (pqo �odgd °� O i act a4 d OQ �'d C Qocpa 0ogOQEJ, Qp U Q �� 'o aaoeac ag fl a_ d - Vicinity Map AREA ZONING N Case: LU05-01-02 n Location: SOUTH SIDE OF CANTRELL ROAD NEAR 15000 BLOCK Ward: 5 0 300 600 Feet PD: 1 CT: 42.11 TRS: '12NR13W19