HomeMy WebLinkAboutStaff Report_Minutes for LU99-01-01 dated 031899March 18, 1999
ITEM NO.: 3
FILE NO.: LU99-01-01
Name: Land Use Plan Amendment - River Mountain Planning
District
Location: NE Corner of Black Road and Cantrell
Request: Single Family and Low Density Residential to
Commercial, Office, Multi -Family and Park/Open Space
Source: Hathaway Group
PROPOSAL / REQUEST:
Land Use Plan amendment in the River Mountain Planning District
from Single Family and Low Density Residential to Commercial,
Office, Multi -Family and Park/Open Space. The Commercial
category includes a broad range of retail and wholesale sales of
products, personal services, and general business activities.
Commercial activities vary in type and scale, depending on the
trade are they serve. The Office category represents services
provided directly to the consumers (e.g., legal, financial,
medical) as well as general offices which support more basic
economic activities. The Multi -family category accommodates
residential development of ten to thirty-six dwelling units per
acre. The Park/Open Space category includes all public parks,
recreation facilities, green belts, floodplains, and other
designated open space and recreational land. It is permissible
to have single family houses in Park/Open Space.
Prompted by this Land Use Amendment request, the Planning Staff
expanded the area of review to include two additional areas. The
first area is to the east along Cantrell Road. Office and Public
Institutional would surround this section of LDR. It is thought
the extension of the Office to the south would be a transition to
the PI and that a small parcel of LDR surrounded by Commercial,
Office and Public Institutional would not be desirable. The
second area that was expanded was to the north of the site from
Single Family to Park/Open Space. This area is on the south
slope of the Walton Heights subdivision. This additional area
would join the PK/OS areas in the application with other PK/OS
areas that continue to the east to I-430. This area would be
contiguous to the River Mountain Park.
CURRENT LAND USE AND ZONING:
The original application property is currently zoned R-2, MF -6
and OS and is approximately 41.3 acres in size. The expanded
March 18, 1999
ITEM NO.: 3 (Cont.) FILE NO.: LU99-01-01
area is zoned R2 and is approximately 8 acres. To the north of
the site is Walton Heights which lies along the ridgeline and is
zoned R-2 and Single Family. Kroger's and Candlewood Station, a
commercial shopping area lies to the west (C-3 and Commercial on
the Land Use Plan). Located south of Cantrell Road and west of
Black Road are mini -warehouses and a liquor store zoned C-3 and
R-2 respectively. East of Black Road is a plant nursery building
and single family houses, all zoned R-2 and shown on the plan as
Single Family.
RECENT AMENDMENTS:
No land use plans have been made in the area in recent history.
MASTER STREET PLAN:
Cantrell Road is shown as a Principal Arterial and Black Road is
shown as a collector to connect with Old Oak on the Master Street
Plan. Cantrell has a five -lane roadway section in this area.
PARKS:
There is an existing park in Pankey located on both sides of Russ
Street south of Cantrell. Adjoining the property is the site of
the former school which is under ownership of the Pankey
Community Development which is attempting to build a community
center on the site. To the east is the River Mountain Park, also
undeveloped acreage of 489 acres.
BACKGROUND:
This section of Cantrell has seen major development in the last
several years. Cantrell, west of I-430, is primarily Transition,
with Multi -Family and some scattered Commercial. Of the existing
Commercial areas, there is an existing inventory of vacant
developable land in the area, namely next to this site at the
Candlewood Station.
NEIGHBORHOOD PLAN:
The River Mountain Neighborhood Plan was completed in March 1998.
The Land Use Plan was reviewed and no changes were made to it. In
the neighborhood plan, one of the objectives listed in the
Sustainable Natural Environment section was to "Preserve and
maintain existing greenways and open space in the neighborhood"
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March 18, 1999
ITEM NO.: 3 (Cont.) FILE NO.: LU99-01-01
and " Encourage and support the conservation of significant
landscapes, views and vistas". In the Parks and Recreation
section, one of the objectives was to "Provide passive park
facilities in and near the neighborhood". In the Residential
Development section, one objective was to `Develop Neo -
Traditional Neighborhoods in the areas that have not jet been
developed.
The existing zoning and land use patterns would allow for the
development of the site in conformance with the neighborhood.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations:
Walton Heights-Candlewood N.A., Pleasant Valley Neighborhood
Association, Pankey Community Improvement, Pleasant Forest N.A.,
Westbury N.A., Westchester -Heatherbrae N.A., Secluded Hills
P.O.A., and Piedmont Neighborhood Association. Staff has
received no comments from area residents or neighborhood
associations at the time of,printing.
STAFF RECOMMENDATIONS:
Staff believes the change is not appropriate at this time.
STAFF UPDATE:
Prior to the Planning Commission meeting, there were discussions
between the applicant and Staff concerning the application. The
applicant modified his request for that portion that was
originally considered for Commercial to Mixed Office Commercial.
Staff can support the modified application for a change to the
Land Use Plan. The modification was presented at the agenda
meeting to the Commissioners along with a letter stating such
from the applicant. It was at that time that it was placed on
the consent agenda.
PLANNING COMMISSION ACTION: (MARCH 18, 1999)
This item as amended was placed on the consent agenda for
approval. The motion was made and passed with a vote of 11 ayes
and 0 nays.
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