Loading...
HomeMy WebLinkAboutStaff Report_MinutesDecember 17, 1998 ITEM NO.: 2 FILE NO.: LU98-02-04 Name: Land Use Plan Amendment - Rodney Parham Planning District Location: South side of Markham Street form Westbrook to Pryor Recuest: Single Family to Suburban Office Source: Mary Ann Phillips PROPOSAL / REQUEST: Land Use Plan amendment in the Rodney Parham Planning District from Single Family to Suburban Office. Suburban Office provides for low intensity development of office or office parks in close proximity to lower density residential areas to assure compatibility. A Planned Zoning District is required. Prompted by this Land Use Amendment request, the Planning Staff expanded the area of review to include the areas to the east to the retail development. It is thought that the additional area would make the boundaries more logical. CURRENT LAND USE AND ZONING: The property is currently zoned R-2 and is approximately 1.2t acres in size. To the north, west and south, are single family homes zoned R-2 and shown on the land Use Plan as Single Family. To the east is the shopping center shown as Commercial on the Land Use Plan that houses Burlington Coat Factory and PC Hardware. It is zoned C-3. A portion of the parking lot for that shopping center is zoned 0-3. RECENT AMENDMENTS: October 20, 1998, a change from Suburban Office to Commercial on Markham Center Drive'and from Single Family to Suburban Office on the east side of Natural Resources Drive. MASTER STREET PLAN: Markham Street is shown as a minor arterial on the plan and is a four -lane roadway through the amendment area. Pryor is shown as a residential street. Single family homes dominate this section of Markham on the north side from just west of Rodney Parham to Santa Fe and December 17, 1998 ITEM NO.: 2 (Cont.) FILE NO.: LU98-02-04 on the south side from Pryor to Wedgwood. On the north side, they mainly face the side streets. On the south, those who face Markham, have ample setbacks from the street. West of Wedgwood and Santa Fe is an area shown on the Land Use Plan as Suburban Office and Commercial on both sides of the street. It is characterized by strip centers, offices in remodeled homes and office parks. It is Staffs, opinion that it is desirable to retain single family homes on minor arterials. Arterials, simply because they are such, do not justify more intensive development. The expanded site has been the site of previous actions in the past. In July 1985, an attempted rezoning from R-2 and 0-3 to C-3. Reasons for denial were stated as: "(1) the adjacent residential neighborhood would be adversely affected, and (2) Pryor Street cannot act to hold the line between commercial and residential development." In July 1979, an attempt to zone to "E-1" Quiet Business for a beauty shop was denied by the Commission. In March 1974, the zoning to commercial for the east 70, and the remainder to be zoned to "E-1" Quiet Business. This rezoning met with pronounced local resistance. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Pennebrook, Echo Valley, Walnut Valley, Colony West, Treasure Hills, Sturbridge, Beverly Hills, Santa Fe, Rainwood, and Pleasant Valley. As of this printing, Staff has received four phone calls from neighbors, 1 supportive, 1 opposed and two neutral. Please note the attached petition supplied by the applicant with 4 signatures. STAFF RECOMMENDATIONS: Staff believes the change is not appropriate at the time. 2 1■ - 1■ �'� n 'MEN ;'7�;rirl:Lr,a.:ra� '. 1 ; 1 C,�i�''AI� r�_ •�,v•��� + � 1 L ■ � w � ■ ■ ■ ■ ' ,.� ' -.I ► :111 •'■ , / } 7 ■ _. (r� � � + � + i 7 s•� alit `� = �,� � ` � �_ 1 � .n♦ ■:: F r i :■ ,' 1 -tet. i\� ` �j�`�� � 1 1 ■ L ' ■► 1 .� a - 1 � - �♦ 1i ■ -ter-IN VIII �■�■..■LAA.a .. L '- fw A' ■ -f F.r Y�. ■ lr--r�7 L. � ■ ♦ Vicinity Map Plan Amendment LU98-02-04 W. MARKHAM AT PRYOR SF TO SO TRS T1N R13W3 + CT 22.05 PD 2 WARD 5 0 300 wo Item No. 2 l aa t 1 f ■ VV ., V 1 ! � •s,�rA , I 7 ■ ' ■ *''RSI A.A� i— ♦♦ `♦ � � L � r ♦ ' ♦ a.� ric:h�.:r--L� ■. 1 f 1_ ♦��� _ A� .. ■•• .1 f 1 + LF. I■�■iM N � � � 1 K � r 1 1 ■ * � � • �" ■. ■ 1 L 1� F 1 ■ L !/� 1 .♦tom ■ !'r.� . • j S" i. J { ' r�rl �♦` tlA � , ,. �� +. ` r,. r.t„`-.a rLr � \ . �.. aam rw V �Yr7YYr �� F.-�-. � -7 LF 7�-■7 F1•.r ��. 7 lr�.�r7 L..�� ♦ Vicinity Map Existing Zoning LU98-02-04 W. MARKHAM AT PRYOR TRS Tl N R13W3 + CT 22.05 PD z WARD 5 0 300 boo Item No. 2 February 4, 1999 ITEM NO.: B FILE NO.: LU98-02-04 Name: Land Use Plan Amendment - Rodney Parham Planning District Location: South side of Markham Street form Westbrook to Pryor Request: Single Family to Suburban Office Source: Mary Ann Phillips PROPOSAL / REOUEST: Land Use Plan amendment in the Rodney Parham Planning District from Single Family to Suburban Office. Suburban Office represents services CURRENT LAND USE AND ZONING: The property is currently zoned R-2 and is approximately 1.2± acres in size. To the north, west and south, are single family homes zoned R-2 and shown on the land Use Plan as Single Family. To the east is the shopping center shown as Commercial on the Land Use Plan that houses Burlington coat Factory and PC Hardware. It is zoned C-3. A portion of the parking lot for that shopping center is zoned 0-3. RECENT AMENDMENTS: October 20, 1998, a change from Suburban Office to Commercial on Markham Center Drive and from Single Family to Suburban office on the east side of Natural Resources Drive. MASTER STREET PLAN: Markham Street is shown as a minor arterial on the plan and is a four -lane roadway through the amendment area. Pryor is shown as a residential street. Single family homes dominate this section of Markham on the north side from just west of Rodney Parham to Santa Fe and on the south side from Pryor to Wedgwood. On the north side, they mainly face the side streets. On the south, those who face Markham, have ample setbacks from the street. West of Wedgwood and Santa Fe is an area shown on the Land Use Plan as Suburban Office and Commercial on both sides of the street. It is characterized by strip centers, offices in remodeled homes and office parks. The expanded site has been the site of previous actions in the past. In July 1985, an attempted rezoning from R-2 and February 4, 1999 ITEM NO.: B (Cont.) FILE NO.: LU98-02-04 0-3 to C-3. Reasons for denial were stated as: "(1) the adjacent residential neighborhood would be adversely affected, (2) Pryor Street cannot act to hold the line between commercial and residential development." In July 1979, an attempt to zone to "E-1" Quiet Business for a beauty shop was denied by the Commission. In March 1974, the zoning to commercial for the east 70' and the remainder to be zoned to "E-1" Quiet Business. This rezoning met with pronounced local resistance. Prompted by this Land Use Amendment request, the Planning Staff expanded the area of review to include the areas to the east to the retail development. It is thought that the additional area would make the boundaries more logical. It is Staffs' opinion that it is desirable to retain single family homes on minor arterials. Arterials, simply because they are such, do not justify more intensive development. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Pennebrook, Echo Valley, walnut Valley, Colony West, Treasure Hills, Sturbridge, Beverly Hills, Santa Fe, Rainwood, and Pleasant Valley. As of this printing, Staff has received four phone calls from neighbors, 1 supportive, 1 opposed and two neutral. Please note the attached petition supplied by the applicant with 4 signatures. STAFF RECOMMENDATIONS: Staff believes the change is not appropriate at the time. PLANNING COMMISSION ACTION: (DECEMBER 17, 1998) This item was placed on the consent agenda for deferral to the February 4, 1999 meeting and was approved with a vote of 8 ayes, 0 noes and 3 absent. STAFF UPDATE: As of this later printing, Staff has received phone calls, letters and petitions for and against the proposed action. Staff has logged a total of 5 persons for and 35 persons against. Staff has not received any comments from neighborhood associations concerning this matter. 2 February 4, 1999 ITEM NO.: B (Cont.) FILE NO.: LU98-02-04 PLANNING COMMI_SSION ACTION: (FEBRUARY 4, 1999) Brian Minyard, of Staff presented the item to the commission. Richard Powell applicant for property at 9309 West Markham asked for a deferral since Mary Ann Phillips, the original representative for the case was absent. Discussion followed among commissioners concerning question of deferral. Ms. Faust made a motion to waive the by-laws and grant a deferral on this matter. The motion was seconded and failed. Brian Minyard, of Staff presented the item to the commission. Wayne Camacho, of 9405 W. Markham, spoke of increased traffic and resale value of the houses. Mr. Camacho does not believe that quiet office space would increase the traffic in the area a great deal. Mr. Camacho has seen the traffic increase over the last twenty years. Mr. Camacho understands that Mr. Powell simply wants to use his property for a more economically feasible use for this specific location. Tom Marks, owner of property at 9223 W. Markham, has tried to rent his property in the past. Mr. Marks stated that no one wants to use the property as a residential space but wants to use it for office space. Mr. Marks wants to rent the property out as office space and does not intended to use his property for commercial uses such as gas stations, etc. Richard Powell, owner of property at 9309 W. Markham, has tried to sell the property for the past two years. Mr. Powell believes that he will be more likely to sell the property if it is zoned to allow office uses. Property was on the market for one year and remained vacant until rented for the past year. Commissioner Hawn asked Mr. Powell about the use of neighboring properties. Mr. Powell noted the presence of a Farmers Insurance Agency across the street two blocks west of his property as well as other houses converted to office uses. Mrs. Jeanie White, owner of house at 120 Pryor, stated a concern about the safety of the area due to possibility of increased traffic and the attraction of potential crime resulting from break ins at the businesses. Mrs. White expressed a concern about the unknown factors regarding the types of businesses that may locate in the area and the type of clientele such business may attract to the area. Mrs. White is satisfied that in its current state the 3 February 4, 1999 ITEM NO.: B (Cont.) FILE NO.: LU98-02-04 neighborhood is a safe place to live and does not want to see a decline in the safety of the neighborhood. Mr. John McDonald, who lives on the corner of Burnside, spoke in opposition to the proposal. Mr. McDonald likes the neighborhood the way it is but would like to see less traffic. Lynn Robinson, 22 Windy Oaks Ct. spoke in opposition to the proposal and sited three items of concern as well as three results from passage of the land use amendment. The three items of concerned mentioned consisted of the current difficulty of accessing Markham from side streets, increase in traffic that new businesses would generate, and the loss of privacy and property values in the neighborhood. The three results mentioned concerning passage of the proposed land use amendment consisted of location of potential damage to property resulting from location in flood plain, unsightly construction, and loss of privacy and decreased property values. Christine Patterson of 1924 W. Markham, expressed concerns about traffic, displacement, and smart growth. Traffic has increased considerably since buying the property. Most of the residents in the neighborhood were long term residents and Mrs. Patterson feared that changes in the zoning of the area would cause residents to leave the neighborhood. She visited several neighbors and all were opposed to it. She questioned the amendment in relation to the smart growth process. Mrs. Dotie Funk spoke of trees on the proposed sight. Ruth Bell felt that large setbacks and trees would protect the houses on Markham from noise and lights on the street. It doesn't need to change. Commissioner Putnam stated that the Commission is being burdened to solve financial problems that it is not responsible for. The Commission is concerned specifically with zoning. Bob Turner stated that as of 1996 the traffic count in the vicinity of Markham and Mississippi stood at 18,000 cars per day. The average amount of traffic for a minor arterial is 18,000 at the high end. Commissioner Rahman asked why a property owner opposed to the amendment was in the middle to the area of the proposed zone change. Mr. Minyard stated that the staff expanded the area of the application to the east to include Mrs. Berumen's house and Mr. Marks' house. Mr. Marks is in support of the zone change, Mrs. Burhman is not. Commissioner Hawn moved to approve the application. 4 February 4, 1999 ITEM NO.: B (Cont.) FILE NO.: LU98-02-04 Commissioner Lowery wanted the record to reflect that he will abstain from the vote. The motion was seconded and failed with a vote of 9 ayes, 0 noes, 1 abstention and 1 absent. Mr. Malone stated that applicants have the right to appeal to the Board of Directors.