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HomeMy WebLinkAboutStaff Report_MinutesNovember 9, 2000 ITEM NO.: 6 FILE NO.: LU00-02-01 Name: Land Use Plan Amendment - Rodney Parham Planning District and I-430 Planning District. Location: West Markham Neighborhood Action Plan Study Area. Request: Various Categories to Various Categories Source: West Markham Neighborhood Action Plan PROPOSAL / REQUEST: Land Use Plan amendment in the Rodney Parham Planning District from: 1.) Single Family and Multi -Family to Low Density Residential, 2.) Suburban Office to Public Institutional, 3.) Single Family to Public Institutional, 4.) Single Family to Commercial, and 5.) Single Family and Multi -Family to Low Density Residential. The Low Density Residential category accommodates a broad range of housing types including single family attached, single family detached, duplex, town homes, multi -family and patio or garden homes. Any combination of these and possibly other housing types may fall in this category provided that the density is between six (6) and ten (10) dwelling units per acre. The Public/Institutional category includes public and quasi - public facilities, which provide a variety of services to the community such as schools, libraries, fire stations, churches, utility substations, and hospitals. 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 serve. These changes are recommended by the West Markham Neighborhood Plan to recognize existing uses in the neighborhood. EXISTING LAND USE AND ZONING: Area #1 is a subdivision of duplexes located on Rosemun Drive zoned R-4 Two Family and is approximately 4.15+ acres in size. Most of the area surrounding Rosemun Drive is zoned R-2 Single Family and occupied by single-family residences. The area north of Rosemun Drive along Rodney Parham is zoned R-2 Single Family, 0-3 General Office and R-5 Urban Residence and occupied by a church, offices, and apartments. The southeast corner of Rosemun Drive and Rodney Parham Road is vacant R-2 Single Family. November 9, 2000 ITEM NO.: 6 (Cont.) FILE NO.: LU00-02-01 Area #2 consists of the Markham United Methodist Church located on property zoned R-2 Single Family and is approximately 1.97+ acres in size. The surrounding neighboring property located on Markham Street consists of small offices, small businesses, and apartments on property zoned 0-3 General Office, C-3 General Commercial and R-5 Urban Residence respectively. The rest of the neighboring property consists of single family homes located on lots zoned R-2 Single Family. Area #3 consists of Markham Street Baptist Church located on land zoned R-2 Single Family and is approximately 4.44+ acres in size. A majority of the property surrounding the church consists of single-family houses located on land zoned R-2 Single Family. The two exceptions include a shopping center west of the church zoned C-3 General Commercial and an office located across Markham Street zoned 0-3 General Office. Areas #4 and #5 are contiguous. Area #4 is occupied by part of a retail business and a parking lot zoned 0-3 General Office and C- 3 General Commercial and is approximately 2.83+ acres in size. Area #5, south of area #4, consists of duplexes located on land zoned R-4 Two -Family and is approximately 7.58+ acres in size. Most of the neighboring land uses for both areas consist of houses zoned R-2 Single Family. A shopping center occupies a large piece of property zoned C-3 General Commercial located on the southwest corner of Markham Street and John Barrow Road. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: • On April 6, 1999 a change took place from Single Family to Suburban Office about 1 mile southwest of the general area on Aldersgate Road. • On March 2, 1999 multiple changes took place along Kanis Road about 1 mile southwest of the general area. • On October 20, 1998 a change took place from Suburban Office and Single Family to Commercial and Suburban Office on Natural Resources Drive and Markham Center Drive about a mile west of the general area of the amendments inside the West Markham Neighborhoods study area. • On April 4, 1997 a change took place from Multi -Family to Mixed Office Commercial on Hinson Loop about 1 mile northwest of the general area. • On June 18, 1996 multiple changes took place along Kanis Road about 2/3 mile south of the general area. 2 November 9, 2000 ITEM NO.: 6 (Cont.) FILE NO.: LU00-02-01 Area #1 is shown as Single Family and Multi -Family on the Future Land Use Plan. The property between area #1 and Rodney Parham Road is shown as Public Institutional west of Reservoir Road and Office east of Reservoir Road. The rest of the neighboring property is shown as Single Family. Area #2 is shown as Suburban Office on the Future Land Use Plan. The property to the north and south of area #2 is shown as Single Family while the property to the east and west along Markham Street is shown as Suburban Office. Area #3 is shown as Single Family on the Future Land Use Plan. All of the property surrounding area #3 is shown as Single Family except for the portion of property shown as Suburban Office on the north side of Markham Street. Area #4 is shown as Single Family on the Future Land Use Plan while area #5 is shown as Single Family and Multi -Family. All of the surrounding property is shown as Single Family except the land shown as Commercial on the southwest corner of Markham Street and John Barrow Road. MASTER STREET PLAN: Rodney Parham Road, Brookside Drive, Markham Street, and John Barrow Road are all shown on the Master Street Plan as minor arterials. There are no bikeways shown on the Master Street Plan in this area. PARKS: The Park System Master Plan map shows a Priority 1 Proposed Open Space running along Grassy Flat creek. All of the Proposed Open Space is located east of Brookside Drive and John Barrow Road and would not be affected by the land use plan changes proposed. CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: All five of the proposed changes lie in the study area covered by the West Markham Neighborhoods Plan pending before the Board of Directors. The stated land use goal of the document is to use existing vacant non-residential structures to house new businesses so that the current commercial/residential ratio in the neighborhood is kept intact. Three relative objectives 3 November 9, 2000 ITEM NO.: 6 (Cont.) FILE NO.: LU00-02-01 include limiting expansion of new commercial development in the neighborhood, prevention of the conversion of residential property into non-residential uses, and reviewing the appropriateness of existing zoning classifications relative to neighborhood properties. Action statements to limit expansion of commercial development include encouraging the reuse of abandoned "big box" retail buildings and limiting Commercial land uses to existing acreage in the neighborhood. The action statement to support prevention of property conversion recommends limiting the expansion of non-residential development to areas shown as non- residential on the Future Land Use Plan as well as limiting businesses to areas zoned for non-residential activity. The action statement supporting the review of zoning assert that existing zoning classifications should be reviewed for their appropriateness to revitalize or stabilize the housing and infrastructure and improve the overall appearance of the neighborhood. ANALYSIS: All of the areas recommended for change are built out developments. In each case the recommended change recognizes an existing land use or zoning. The recommended changes to Low Density Residential recognize the existing duplexes in the neighborhood and limits the introduction of higher density residential uses into areas surrounded by lower densities. The recommended changes to Public Institutional recognize existing churches and could limit commercial development on Markham Street. The one proposed change to Commercial would recognize an existing use in a shopping center. However the change to Commercial in area #4 does not provide a buffer between the Single Family and Commercial land uses. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Beverly Hills Property Owners Association, Birchwood Neighborhood Association, Colony West Homeowners Neighborhood Association, Echo Valley Property Owners Association, Rainwood Cove Property Owners Association, Santa Fe Heights Neighborhood Association, Sturbridge Property Owners Association, Treasure Hills Neighborhood Association, Walnut Valley Neighborhood Association, and Pennbrook/Clover Hill Place Property Owners Association. 4 November 9, 2000 ITEM NO.: 6 (Cont.) FILE NO.: LU00-02-01 Staff has received 9 comments from area residents. 8 are in support, and 1 was neutral. STAFF RECOMMENDATIONS: Staff believes the changes in areas #1, #2, #3, and #5 are appropriate. In area #4, staff supports a change from Single Family to Office and Commercial to match the existing zoning in order to buffer the Single Family areas to the west from the Commercial uses to the east. PLANNING COMMISSION ACTION: (NOVEMBER 9, 2000) Item 6 was placed on the consent agenda for approval. A motion was made to approve the consent agenda and was approved with a vote of 8 ayes, 0 noes and 3 absent. 5 J F:] C o�J( J, LJ Ll j J 0 h, IL Fj —jm ri SOO IPI T ' P, Egg? Loo —E RV oJ SF Case 4 LU00-02-01 N MARKHAM STREET & RODNEY PARHAM AREA SF & NE TO LDR SO TO pf + SFTOC SF TO PI SF&NFTOLDR 0 250 500 Feet CT: 22.05 TRS: TINR13W3 Vicinity Map PD: 11 Item # 6 Ward- 4