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Home My WebLink AboutStaff Report_MinutesApril 3, 2003 ITEM NO.: 18 FILE NO.: LU03-02-01 Name: Land Use Plan Amendment— Rodney Parham Planning District Location: Various throughout district Request: Single Family, Low Density Residential, Multifamily and Office to Single Family, Low Density Residential, Multifamily, Public Institutional and Open Space Source: City Staff and Neighborhood Planning Group PROPOSAL/REQUEST: Land Use Plan Amendment in the Rodney Parham Planning District from Single Family, Low Density Residential, Multifamily and Office to Single Family, Low Density Residential, Multifamily; Public Institutional and Open Space. The package of changes is designed to more accurately reflect the current use, zoning and likely future of the areas in question. EXISTING LAND USE AND ZONING: The northern area of changes (Hinson to Rainwood, Napa Valley to Hinson Loop) is zoned and used as follows, The northern half of the area is zoned office, 02 Office and Institutional' or 03 'General Office'. At the southeast corner of Hinson and Napa Valley is a large area of land owned by a Church and used for church related functions -family life center, administration services area, parking. A Public Library is also located in this area. All these uses are Public Institutional in nature. The church's use continuessouth along Napa Valley on land zoned R2 'Single Family', to Rainwood. Adjacent to this church property, to the east on Rainwood is a small single-family development of approximately 50 homes. The zoning is PRD 'Planned Residential Development', The final change area is at the southwest corner of Hinson and Hinson Loop. This land is zoned 03 'General Office' with a conditional use permit to allow for apartments. The current use is an apartment complex. To the north across Hinson Road from the changes is a single-family area built around a golf course zoned R2 'Single Family'. West of Napa Valley Road the land is zoned R2 'Single Family' with conditional use permits for churches. There are two large churches located on this land. South of Rainwood is zoned R2 'Single Family' and the use is single family. While to the east and southeast the land is zoned R5 'Urban Residence' and the use is apartment complexes. The southern area of changes is located along Mara Lynn from Bowman Road to Interstate 430_ The area of change south of Mara Lynn is currently zoned MF24 multifamily (24 units per acre). There are several apartment complexes located April 3. 2003 ITEM NO.: 18 (Cont.) FILE NO.: LU03-02-01 on this land. North of Mara Lynn along Nan and Mimi, is an area of single-family homes and duplexes with a couple of larger (more units) structures. The area is zoned R2 'Single Family' along Nan and a small portion of Mimi. Most of Mimi is zoned R4 'Two Family Residential' and has duplexes. Two lots at Mara Lynn and Mimi are zoned R5 'Urban Residential' and have structures with more than two units. The final change area is between Shackleford Road and Interstate 430 northeast of Mara Lynn. This area is zoned R2 'Single Family' with a. conditional use permit fora church. The existing use is a large church. South of the requested changes is general zoned C3 'General Commercial', with various shopping centers and retail uses from restaurants to gift shops to service stations. To the northwest is generally zoned multifamily— R5 'Urban Residence' R6 'High-rise Apartment', and MF24 multifamily (24 units per acre). There are several apartment and condominium developments in the area. In addition there is a single-family neighborhood zoned PRD 'Planned Residential Development'. North of the areas proposed for change is generally zoned R2 `Single Family' with a single-family neighborhood in existence. East of the changes is Interstate 430 and beyond that is an area of offices and motels, zoned 03'General Office', PCD'Planned Commercial Development' and C3 'General Commercial'. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: December 12, 2000, Several changes were approved along Markham east of Interstate 430, approximately a mile from the closest proposed change, to more accurately reflect the existing use, zoning and likely future use of the area. For churches, at Wedgwood and Markham 'Single Family' to 'Public Institutional` and at Ellis and Markham from 'Suburban Office' to 'Public Institutional'. An area was changed to 'Low Density Residential' from 'Single Family' and 'Multifamily' along Nebling Road. October 20, 1998, two changes in the Natural Resources Drive area across Interstate 430 from the closest proposed change. Along the eastside of Natural Resources Drive from 'Single Family' to 'Suburban Office' and the second change is from `Suburban Office' to 'Commercial' along Markham Center Drive west of Natural Resources Drive. These changes were to more accurately reflect the current land use, zoning and likely future Use of the area. March 4, 1997, a change along Hinson Loop Road north of Rainwood, just west of the northern proposed changes. This change was to more accurately reflect the existing use and likely future use of the area and was from 'Multifamily' to 'Mixed Office Commercial'. For the northern area the Plan shows `Single Family' use to the north and south of the proposed changes. To the West is an area of'Public Institutional' with single family further to the west. East of the change area is shown for `Multifamily' with 'Commercial' further to the east. 2 April 3, 2003 ITEM NO.: 18 (Cont.) FILE NO.: LU03-02-01 For the southern area the Plan shows 'Single Family' to the north. To the south is shown for'Commercial' and 'Community Shopping'. West of the area of change is generally shown for'Multifamily', while east (across Interstate 430) is shown from Office', 'Suburban Office' and 'Commercial'. MASTER STREET PLAN: The Master Street Plan shows both Napa Valley and Hinson Roads as Minor Arterials. Hinson Road is built to standard, however a portion of Napa Valley along this application is currently not to standard. Hinson Loop and Rainwood Roads are both shown as Collectors by the Master Street Plan. Both of these roads have selections, which are not to standard. In the southern amendment area Bowman and Shackleford Roads are both shown as Minor Arterials and are built to standard. Mara Lynn, Green Mountain and Shackleford north of Mara Lynn are shown as Collectors. All are built to standard, except for a small section of Mara Lynn. The Master Street Plan does not show any Bike lanes or ways close to the proposed changes. Therefore, there are not Bike issues with this application. PARKS: The Parks and Recreation Master Plan shows one existing park near -by, the Birchwood Neighborhood Park. It also proposes a 'trail' along Napa Valley to Hinson and then west along Hinson Road. The eight -block concept of the Plan uses Terry Elementary School to help service this area. In addition there are church related recreational facilities along both Napa Valley and Hinson Roads and a Property Owners Park on north Shackleford Road. The Plan does indicate that there is a small area, which does not meet the eight -block proposal use to the east of the northern area of proposed changes. HISTORIC DISTRICTS: There are no historic districts in or near the areas requested for amendment. CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: The City has recently approved a neighborhood plan for this area, the Birchwood- Walnut Valley Neighborhoods Plan. The Plan does not have any goals, which directly address issues related to the requested changes. 3 April 3, 2003 ITEM NO18 (Cont) FILE NO.: LU03-02-01 ANALYSIS: The package of changes was developed as a result of a Land Use Plan review of the area. This review was designed to find both existing problems in the Plan and work with neighborhoods to assure the new neighborhood plan's recommendations are consistent with the Land Use Plan. There are two areas of change, both with multiple changes. The northern area is proposed to more accurately reflect the actual uses, zoning and likely future use of the land. Over time Fellowship Bible Church has acquired land around the southeast corner of Hinson and Napa Valley Roads, across from their church. This land has been developed as their family Fife center, administration services area and parking. In addition to this, a public library has been built in this area. It would be more accurate to show this area as 'Public Institutional' rather than either'Office' or'Multifamily' as it is currently shown on the Plan. The second change in the northern area is for the Rainwood Cove single-family homes on Rainwood. This area is currently shown as'Multifamily', but 50 single- family homes on 10 acres (5 units/acre) exist under a'Planned Residential Development'. The third change is to show the Arbor Apartment Complex as 'Multifamily' rather than `Office' at the southwest corner of Hinson Road and Hinson Loop. All of these changes are designed to more accurately represent the area. In the southern area, again there are three areas of change. The first is south of Mara Lynn, west of the Beverly Hills Subdivision. This is an area of apartments, which is shown on the Plan as either'Single Family' or'Low Density Residential'. The zoning is MF24 (24 units per acre). The area is fully developed with apartments. To make the Plan more representative of the current and likely future use pattern `Multifamily' would appear to be more realistic. The second area is just north and east of the first and is along Nan and Mimi. Nan is currently zoned single-family and used for single-family homes. Mimi is generally a mix of single-family and duplexes (both use and zoning). The `Low Density Residential' designation is more representative of the current and likely future use pattern than is multifamily. The final change area is between Shackleford Road and Interstate 430 northeast of Mara Lynn. This is a piece of land currently under development for a large church. A change to 'Public Institutional' from 'Single Family' better represents the future use of this land. All the changes presented are designed to make the City Land Use Plan more realistic and a better tool for both staff and citizens to use when making their future decisions. These changes would bring the Plan more in-line with the use pattern in the area, both today and in the future. 12 April 3, 2003 ITEM NO • 18 (Cont.) FILE NO.: LU03-02-01 In the last week of January approximately one hundred letters were mailed to property owners within the Plan change areas. The owners were asked to contact the City with either their support or opposition by Friday, February 21, 2003. Numerous property owners called to clarify exactly what was being proposed. One property owner supported the changes for their land but opposed other changes proposed nearby. Only two property owners expressed opposition for their property. One was for a single-family owner in the Rainwood Cove Subdivision who wished that the Plan would continue to show multifamily. The second was a single-family homeowner on Nan Circle who opposed changing the plan to Low Density Residential (from Multifamily). NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Beverly Hills, Birchwood, Rainwood Cove, Walnut Valley. and Woodland Hills/Aspen. Staff has received less than 20 comments from area residents. 10 are in support, 2 are opposed to the change and 5 were neutral. STAFF RECOMMENDATIONS: Staff believes the changes are appropriate. 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T TRE DR G� r -a�NfGHAR��gLVD - - -r - - - PLAN AMENDMENT 1 \�1 Case: LU03-02-01 N Location: IIinson to Rainwood, Napa Valley to Hinson Loop Road Ward: 5 0 229 458 Feet PD; 2 CT: 22.05 TRS: T2NR13W33 n 1L c C �_ u` UIrj /I'4 Lr n �,r�- - o -l:Vi-EEE-t -DR jeL1P, LI L w 1il PRD '- --3 � --... `� �� itlr'Y.ri 'Irr•i.,, 7�,5f,.1�i� �, i � __— �J[-]� ! � - 3 ILJ rL �- z ��^—_ ❑ i�� HUN-PLFSA TIRE pR [-i b''� �nnL"i"J (_'-LT ,t��OP. r.��• � 4,�,� I i L T C s GC lti F < u r.SAlhICHARi n Y Z 1 I - �I' Area Zoning Case: LU03-02-01 N Location: Hinson to Raimo ood, Napa Valley to Hinson Loop Road Ward: 5 PD: 2 2E b Feet CT: 22.05 TRS: T2NR13W33 R2 w Ft4cS1 i w r o � C S Cl: P I" >✓ � R'Z`T' L TRY z L.; ;vASOADE 03 n 1L c C �_ u` UIrj /I'4 Lr n �,r�- - o -l:Vi-EEE-t -DR jeL1P, LI L w 1il PRD '- --3 � --... `� �� itlr'Y.ri 'Irr•i.,, 7�,5f,.1�i� �, i � __— �J[-]� ! � - 3 ILJ rL �- z ��^—_ ❑ i�� HUN-PLFSA TIRE pR [-i b''� �nnL"i"J (_'-LT ,t��OP. r.��• � 4,�,� I i L T C s GC lti F < u r.SAlhICHARi n Y Z 1 I - �I' Area Zoning Case: LU03-02-01 N Location: Hinson to Raimo ood, Napa Valley to Hinson Loop Road Ward: 5 PD: 2 2E b Feet CT: 22.05 TRS: T2NR13W33