HomeMy WebLinkAboutStaff ReportJune 12, 2014
ITEM NO.: 2
FILE NO.: LU14-19-01
Name: Land Use Plan Amendment — Chenal Planning District
Location: Kirk Road
Request: Residential High Density to Office
Source: Robert Brown, Development Consultants, Inc.
PROPOSAL/REQUEST:
Land Use Plan amendment in the Chenal Planning District from Residential High
Density to Office. Office represents services provided directly to consumers (e.g.,
legal, financial, medical) as well as general offices which support more basic
economic activities.
EXISTING LAND USE AND ZONING:
The property is undeveloped with a drainage detention pond currently zoned
MF -18 and is 11 acres ± in size.
Currently, the area is zoned MF18 which also covers an area to the north
including the apartments immediately northwest of the site and those on
Champlin Drive and an area across Kirk Road that has been developed as the
Fellowship Bible Church. The church has a CUP on its property. To the
southeast between Chenal Parkway and Kirk Road is an area zoned 02 - Office
and Institutional District and 03 - General Office. The 02 separates the PCD for
the development at Rahling Circle PCD and the apartments to the east. To the
east on Wellington Villages Road, there is a POD, Planned Office Development
on the north side and R2 - Single Family on the south side with a CUP -
Conditional Use Permit for the church.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
This area has seen many Land Use Plan amendments in the past years both
from large scale multiple area changes to individual changes.
December 12, 2012, multiple changes were made along Rahling Road north of
the application area from Residential Medium and Low Density to Office,
Neighborhood Commercial, Residential Medium and Low Density and Park/Open
Space.
On June 27, 2006, a change was made from Low Density Residential,
Neighborhood Commercial and Office to Mixed Office Commercial for an area
south of the application and south and east of the roundabout at Kirk and
Wellington Hills.
June 12, 2014
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FILE NO_: LU14-19-01
Currently, the area is shown as Residential High Density which also covers an
area to the north including the apartments immediately northwest of the site and
those on Champlin Drive and an area across Kirk Road that has been developed
as the Fellowship Bible Church. To the southeast between Chenal Parkway and
Kirk Road is an area shown as Office. To the east on both sides of Wellington
Villages Road, there is an area of Residential Medium Density.
MASTER STREET PLAN:
Kirk Road is shown as a Minor Arterial on the plan. This site is between the
Minor Arterials of Rahling and Wellington Hills Roads. A Minor Arterial provides
connections to and through an urban area and their primary function is to provide
short distance travel within the urbanized area. This section of Kirk Road has
been built with vegetated medians. Entrances and exits should be limited to
minimize negative effects of traffic and pedestrians on Kirk Road since it is a
Minor Arterial. Kirk Road may require dedication of right-of-way and may require
street improvements for entrances and exits to the site.
BICYCLE PLAN:
There is a Class II Bike lane along part of this site. It starts at the Rahling and
Kirk Roads intersection, travels south on Kirk, turns east on Wellington Village
Road and then turns east on Loyola. A Class II Bikeway is located on the street
as either a 5' shoulder or six foot marked bike lane. Additional paving and right
of way may be required.
PARKS:
According to the Master Parks Plan, this property is just inside the Eight Block
deficit area, in other words, they are nine or ten blocks from a city park or other
recreational area. The closest park is in St. Charles subdivision.
HISTORIC DISTRICTS:
There are no city recognized historic districts that would be affected by this
amendment.
ANALYSIS:
The development node clustered around Chenal Parkway, Rahling Road, Kanis
Road and Kirk/Wellington Village is varied in Land Use and zoning. Calculations
of the areas other than Residential Low Density areas shown on the Future Land
Use Plan map yielded these results. Of the 830+ acres, currently one third (35%)
of the acres are Commercial and Neighborhood Commercial. 15% are Mixed
2
June 12, 2014
ITEM NO.: 2 (Cont.
FILE NO.: LU14-19-01
Office Commercial or Mixed Use. One quarter (27%) of the acres are Office and
Suburban Office uses while 16% are Residential High Density and Residential
Medium Density. Public Institutional and Park Open Space make up the
remaining acres with less than 7%.
If this change was approved, 11 acres would change from Residential High
Density to Office and the mix of uses in the overall area would remain virtually
unchanged with Office/Suburban Office uses gaining 1% and Residential High
and Medium Densities losing 1 %.
Some areas remain undeveloped and provide for future growth in this node.
There are areas of Residential High Density available (approximately 22 acres)
on Chenal Valley Drive north of Rahling as well as the Residential Medium
Density at Kirk and Wellington Village is undeveloped of approximately 7 acres.
For the Office area to the immediate west and northwest, the area is very hilly
and may not be suitable for Office development. The area under review is one of
the more flat sites in the area. There is some Office undeveloped along the east
side of Kirk, although it is a smaller parcel of land owned by an adjacent use and
partially covered by a pond but remains hilly.
A change from Residential High Density to Office will not create an over -supply
of Office areas nor a under supply of Residential High Density areas on the
Future Land Use Plan map.
This change would abut areas shown on the Future Land Use Plan as Office and
abut areas zoned 0-2 - Office and Institutional District. The zoning application to
02 is a separate application on this agenda.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood association: Villages of
Wellington. Staff has received no comments from area residents.
STAFF RECOMMENDATIONS:
Staff believes the change is appropriate -
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Case: LU14-19-01 N
Location: West side of Kirk RD at
Wellington Village RD - RH to O
Ward: 5
PD: 19 0 125250 500 Feet
CT: 42.16
TRS: T2N R14W36