HomeMy WebLinkAboutminutesMarch 8, 2001
ITEM NO.: A.2 FILE NO.: LU01-19-01
Name: Land Use Plan Amendment - Chenal Planning District
Location: 13000 Chenal Parkway
Request: Multi -Family to Mixed Use
Source: Max Davis, Davis Properties
PROPOSAL / REQUEST:
Land Use Plan amendment in the Chenal Planning District from
Multi -Family 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 wishes to develop the property for office and
commercial uses.
Staff is not expanding the application since the Land Use Plan
in this area was reviewed less than two years ago.
EXISTING LAND USE AND ZONING:
The property is currently zoned 0-3 General Office and is
approximately 3.22+ acres in size. The property to the north
is the floodway for Rock Creek and is zoned R-2 Single Family.
To the east is a retail business in a Planned Commercial
Development zone. To the south is retail and automobile sales
businesses zoned as a Planned Commercial Development. To the
west is an apartment complex on land zoned R-5 Urban Residence.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
On December 15, 2000 a change took place from Single Family to
Low Density Residential on the west side of Gamble Road south of
Kanis Road about 1 mile south of the applicant's property.
On March 2, 1999 multiple changes took place along Kanis Road
about 1 mile south of the applicant's property.
On April 6, 1999 a change took place from Single Family to
Public Institutional on the west side of Kirby Road at Kings
Point about 1 mile west of the applicant's property.
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March 8, 2001
SUBDIVISION
ITEM NO.: A.2 (Cont.) FILE NO.: LU01-19-01
On December 15, 1998 a change took place from Multi -Family to
Suburban Office on Kanis Road at Point West about 1 mile south
of the applicant's property.
On December 15, 1998 a change took place from Single Family to
Public Institutional on the south side of Chenal Parkway at
Pride Valley Drive about 1 mile west of the applicant's
property.
On May 20, 1997 a change took place from Office to Commercial on
the north side of Chenal Parkway east of Bowman Road about :h of
a mile southeast of the applicant's property.
The applicant's property is shown as Multi -Family on the Future
Land Use Plan. The property to the north is shown as Park/Open
Space. The properties east of Gamble Road, as well as the
properties south of Chenal Parkway, are all shown as Commercial.
The neighboring property to the west is shown as Multi -Family.
MASTER STREET PLAN:
Chenal Parkway is shown as a Principal Arterial on the Master
Street Plan. The section of Gamble Road next to the applicant's
property is shown on the Master Street Plan as a local street.
A Class I bikeway is shown on Chenal Parkway connecting Bowman
Road to State Highway 10. The Master Street Plan also states
that Class I bikeways built as part of an arterial will require
an additional 10 feet of right-of-way (5 foot each side for one-
way path) or an easement in which the path is placed. The
required sidewalk along these streets can be incorporated into
the bike path. The result would be a 9 -foot wide path on each
side of the road. A four -foot section of the path should be
marked for pedestrian use.
The Park System Master Plan shows existing parkland north of the
applicant's property inside the Park/Open Space strip running
along Rock Creek. The existing parkland is along the floodway of
Rock Creek. Any further development of this site should address
negative impacts on the floodway and ecological balance of the
natural area. With the build out of this site, access points to
the park area will be limited.
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March 8, 2001
SUBDIVISION
ITEM NO.: A.2 (Cont.) FILE NO.: LU01-19-01
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
The applicant's property lies in the area covered by the Rock
Creek Neighborhood Action Plan. The Office and Commercial
Development goal listed three objectives relevant to this case.
The first objective is promotion of commercial development to
meet the needs of neighborhood residents. The second objective
is maintaining as much as possible the existing topography,
trees, and green space. The third objective is enhancing the
primarily residential character of the community. The plan also
recommends aggressive use of Planned Zoning Districts to
influence more neighborhood -friendly and better quality
developments.
ANALYSIS:
The applicant's property is an established office use occupied
by a clinic located across the street from intense commercial
uses. On the north side of Chenal Parkway, the applicant's
property is located in an area that transitions from intense
Commercial to the east and less intense Multi -Family to the
west. A little further to the west is an open area where Rock
Creek crosses the west bound lanes of Chenal Parkway from the
median to the Park/Open Space area to the north of the
applicant's property. Currently, there is a step-down from
Commercial to Office to Multi -family which functions well as a
transition from more intense uses to the east and less intense
uses to the west. Presently, Gamble Road serves as a dividing
line between the commercial and residential uses in this area.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations:
Gibraltar/Pt. West/Timber Ridge, Parkway Place P.O.A., Aberdeen
Court P.O.A., Bayonne Place P.O.A., Carriage Creek P.O.A., Eagle
Pointe P.O.A., Glen Eagles P.O.A., Hillsborough P.O.A., Hunters
Cove P.O.A., Hunters Green P.O.A., Johnson Ranch N.A., Marlowe
Manor P.O.A., and St Charles P.O.A. No comments have been
received on this item.
STAFF RECOMMENDATIONS:
Staff believes the change is appropriate. The change to Mixed
Use still allows for residential development, while permitting
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March 8, 2001
SUBDIVISION
ITEM NO.: A.2 (Cont.)
FILE NO.: LU01-19-01
non-residential uses only as a planned development where review
for compatibility of use and design is possible. The proposed
change would continue a reasonable pattern of transition from
the intense commercial uses to the east and the less intense
residential uses to the west.
PLANNING COMMISSION ACTION:
(JANUARY 25, 2001)
The item was placed on the consent agenda for deferral to the
March 8, 2001 Planning Commission meeting. A motion was made
to approve the consent agenda and was approved with a vote of
10 ayes, 0 noes and 1 absent.
PLANNING COMMISSION ACTION:
(MARCH 8, 2001)
The item was placed on the consent agenda for approval. A
motion was made to approve the consent agenda and was approved
with a vote of 9 ayes, 0 noes and 2 absent.
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