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HomeMy WebLinkAboutstaff reportOctober 3, 2002 ITEM NO,- 15 _ FILE NO.: LU02-10-05 Name: Land Use Plan Amendment — Boyle Park Planning District Location: Between Kanis Rd. and 1-630 from John Barrow Rd. to Kanis Park R, equest: Single Family, Multifamily, Office and Commercial to Low Density Residential, Multifamily, Office, Commercial, and Mixed Office and Commercial Source: Staff, review of area PROPOSAL/REQUEST: Land Use Plan amendment in the Boyle Park Planning District from Single Family, Multifamily, Office and Commercial to Low Density Residential, Multifamily, Office and Mixed Office and Commercial. Low Density Residential allows a broad range of housing types including single family, duplex, townhouses and multifamily to 10 dwelling units per acre. Multifamily allows residential development from 10 to 36 dwelling units per acre. Office services consumers as well as general office uses. Mixed Office and Commercial services a mixture of office and commercial uses, when not office a planned development is required. In this case, the amendment is primarily to recognize the existing use or zoning pattern. The area along Kanis Road proposed for Low Density Residential is an exception to this. This is to allow for lower design housing to accompany the existing elder housing or a slightly higher density residential as a buffer along Kanis Road to the higher uses along Riley Drive. Staff has initiated this amendment after a review of the City Land Use Plan. This review was conducted as part of a neighborhood plan update. EXISTING LAND USE AND ZONING: The property under consideration for amendment has several current classifications of zoning. There are approximately 18 acres zoned 'C3', General Commercial, most of which has retail commercial type structures. Another 48 plus acres is classified office either '03', General Office or '01', Quiet Office. Almost all of the office -classified land is vacant. The remaining approximately 30 acres is zoned 'R2', Singe Family; the majority of which is vacant. Surrounding the site to the east is 'PR', Park zoning for Kanis Park. While to the north and southeast, the land is zoned 'R2', Single Family. The use of the land north of the site is freeway right-of-way, while to the southeast it is generally vacant, wooded land. West and southwest of the site is generally zoned 'C3', General Commercial, most of which has existing commercial structures. October 3, 2002 ITEM NO.: 15 (Cont.) _ FILE NO.: LU02-10-05 FUTURE LAND USE PLAN AND RECENT AMENDMENTS: July 17, 2001, a change was made from Commercial, Single Family and Low Density Residential to Park Open Space, west of Western Hills Boulevard between Rock Creek and Fourche Creek. This change was to recognize a City Park — golf course. March 6, 2001, a change was made from Single Family to Office, east of John Barrow Road south of Howell Drive at the end of Michael Drive. This change was to address a rezoning for 'medical offices' September 19, 2000, a change was made from Single Family to Office, east of John Barrow Road, north of Parkview High School. This change was to address a rezoning for'medical offices and other professional offices'. July 7, 1998, a chane was made from Single Family to Mixed Use, west of John Barrow Road between 381h and 40 Streets. This change was to address a planned development request for a wholesale office furniture business and other professional offices. For the requested area, the Plan shows Commercial northwest of John Barrow Road at Riley Drive. Office is shown for the southwest corner of John Barrow Road and Riley Drive. An area of Multifamily is shown at the east end of Riley Drive with Office from the Multifamily along the north side of Riley Drive. Single Family is shown from Michael Drive to Kanis Park north of Kanis Road and circling the Office/Multifamily area on the east end of Riley Drive. MASTER STREET PLAN: Both John Barrow and Kanis Roads are shown as Minor Arterials on the plan. John Barrow Road is built to Standard, however Kanis Road is only two lanes with four or five lanes required. PARKS: Kanis Park is located adjacent to the east of the area under consideration for a plan amendment. The area meets the Master Parks and Recreation Plan of a park or open space within 8 blocks. HISTORIC DISTRICTS: There is no Historic District in the area or near the area requesting the Land Use Plan change. CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: The area under review is within the John Barrow Neighborhoods Plan area. The Plan has several objectives, which recommend adding more business opportunities in the area. The plan specifically wants more medical related offices, a sit down restaurant and a grocery. The north section of the plan area is preferred for this development. 2 October 3, 2002 ITEM NO.:. 15 (Cont.) FILE NO.: LU02-10-05 ANALYSIS: The northwest corner of John Barrow Road and Riley Drive is a large commercial center. The major anchor location is vacant (Target) and the adjacent commercial strip is majority occupied. The center is surrounded by heavily wooded vacant land, to the east and south. At the east end of Riley Drive is a large extended stay nursing facility (nursing home) and a mid - rise elderly housing complex. These two uses are behind a gate and fenced off from the surrounding acreage. South of Riley Drive is vacant heavily wooded land. There is an area from Michael Drive to John Barrow Road along Kanis Road, which is developed. This area is a mix of commercial and office uses. Michael Drive is lined with single-family homes. This part of John Barrow Road is heavily non-residential in nature, with medical related uses and other office and retail. Due to topographic changes, the area at Riley Drive is not as ideal for retail as a street map might indicate. Visibility is limited due to topography. Currently, the former Target shopping center has mostly vacant bays or office tenants with a few specialty retail shops. The residential at the east end of Riley Drive has no relationship to the uses at Riley Drive and John Barrow Road. The land east of Michael Drive on Kanis Road is also heavily wooded with four homes on the extreme eastern end by the Kanis Park property. These homes date back to a time prior to annexation and urban development. Basically this part of Kanis was passed over, with development moving further to the west. Medical related office and retail appears to be a viable use in this corridor, as seen by the most recent developments along Kanis to the west and John Barrow Road to the south. The neighborhood plan also encourages this use pattern. The current zoning pattern is commercial along John Barrow Road — General Commercial (C3). Behind the commercial zoning on Riley is office zoning (03, General Office) with a small area of multifamily zoning (MF18) for Woodland Heights. This zoning pattern is more intense than the existing Land Use Plan proposes and less residential in nature. Thus, along John Barrow Road from Kanis Road to 1-630, office and retail uses which either support or are compatible with the medical related uses in the area should be encouraged. The concept of housing options for the elderly from independent living to assisted -living could be further development around "Woodland Heights". The current development is missing the common first step of duplex type of housing. This option could be added, resulting in a development with the complete offering of a retirement community. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Leander, John Barrow, Brownwood Terrace, Twin Lakes A, Twin Lakes B POA, Campus Place POA, Kensington Place POA, Westbrook, Pennbrook/Clover Hill POA, and Apache. Staff has received one comment from area residents. are in support, are opposed to the change and one was neutral. Neighborhood Association, which covers this site, is to the change. 3 October 3, 2002 ITEM NO.: 15 (Cont.) FILE NO.: LU02-10-05 STAFF RECOMMENDATIONS: Staff believes the change is appropriate. The proposed changes are designed to bring the Land Use Plan more 'in-line' with the current zoning. There are two exceptions to this the Mixed Office Commercial, where topography makes retail less desirable with other commercial and offices uses more advantageous. The second area is the Low Density Residential area along Kanis Road, which is designed to add a duplex component to the retirement community at the end of Riley Drive. 4 LAND T JQ LYSE N PROPOSED LANDUSE PLAN CHANGES RMEY STREET AREA CT 24.03 TRS: IN13Xk2 0 287.5 575 Feet PD: 10 Vicinity Map Ward 6 ITENN 15 �,9 -d p— . -- AREA ZONMG N PROPOSED LANDUSE PLAN CHANGES RILEY STREET AREA CT: 24.03 TRS: INIM 0 287.5 575 Feet PD: 10 Vicinity Map rWard: 6 ITENV 15