HomeMy WebLinkAboutstaff reportNovember 5, 2015
ITEM NO.: 9 FILE NO.: LU1
Name: North Central Area Land Use Plan Amendment
Location: West of Union Pacific Rail line to Interstate 430, South of Arkansas River
to Interstate 630
Reguest: Various
Source: Staff
PROPOSAL/REQUEST:
As part of the City's efforts to keep the Future Land Use Plan current, Staff reviewed
the Plan in the area west of Union Pacific Rail line to Interstate 430, South of Arkansas
River to Interstate 630. The package has nine areas with changes; each area has from
one to three changes:
Area 1 is south of Markham from Park to Alley east of Schiller. The change is from
Residential High Density to Residential Low Density. Residential Low Density provides
for single family homes at densities not to exceed 6 units per acre. Such residential
development is typically characterized by conventional single family homes, but may
include patio or garden homes and cluster homes, provided that the density remain
less than 6 units per acre.
Area 2 is at the east end of Ozark Point. The change is from Public Institutional to
Park Open Space. Park/Open Space includes all public parks, recreation facilities,
greenbelts, flood plains, and other designated open space and recreational land.
Area 3 is generally between Cantrell Road and Brookwood Drive, south of Riverdale
Road. There are three changes in this area. Change 03A is from Commercial to
Office (either side of Cedar Hill Road, northeast of Cantrell Road). The Office category
represents services provided directly to consumers (e.g., legal, financial, medical) as
well as general offices which support more basic economic activities. Change 03B is
from Office to Commercial (south east of the Cedar Hill/Old Cantrell Road intersection).
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 that they
serve. Change 03C is from Commercial to Residential High Density northwest of
the Cedar Hill Road -Brookwood Drive intersection). Residential High Density
accommodates residential development of more than twelve (12) dwelling units
per acre.
November 5, 2015
ITEM NO.: 9 (Cont.) _ FILE NO.: LU15-01
Area 4 is southeast of the I Street/Monroe Street intersection. The change is from
Residential High Density to Residential Low Density. Residential Low Density provides
for single family homes at densities not to exceed 6 units per acre. Such residential
development is typically characterized by conventional single family homes, but may
include patio or garden homes and cluster homes, provided that the density remain
less than 6 units per acre.
Area 5 is either side of Tyler Street between G and H Streets. There are two changes
in this area. Change 05A is from Residential Low Density to Public Institutional (west
of Tyler between G and H Streets). Public Institutional includes public and quasi -public
facilities that provide a variety of services to the community such as schools, libraries,
fire stations, churches, utility substations, and hospitals. Change 05B is from Public
Institutional to Residential Low Density (east of Tyler between G and H Streets).
Residential Low Density provides for single family homes at densities not to exceed
6 units per acre. Such residential development is typically characterized by conventional
single family homes, but may include patio or garden homes and cluster homes,
provided that the density remain less than 6 units per acre.
Area 6 is generally between Jackson and Harrison, Markham and B Streets. There are
two changes in this area. Change 06A is from Residential Low Density to Suburban
Office (northeast of Harrison and A Streets). Suburban Office provides for low intensity
development of office or office parks in close proximity to lower density residential areas
to assure compatibility. A Planned Zoning District is required. Change 06B is from
Residential Low Density and Commercial to Office (west of Jackson between A and
Markham Streets). The Office category represents services provided directly to
consumers (e.g., legal, financial, medical) as well as general offices which support more
basic economic activities.
Area 7 is south of H Street, between Buchanan and Pierce Streets. The change is
from Residential Low Density to Public Institutional. Public Institutional includes public
and quasi -public facilities that provide a variety of services to the community such as
schools, libraries, fire stations, churches, utility substations, and hospitals.
Area 8 is north of Markham, between Wingate Drive and Markwood Drive. The change
is from Residential High Density to Residential Medium Density. Residential Medium
Density 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 twelve (12) dwelling units per acre.
Area 9 is generally south of Markham, either side of Oak Lane. There are two changes
in this area. Change 9A is from Residential Low Density to Suburban Office (southwest
of Markham and Oak Lane). Suburban Office provides for low intensity development of
office or office parks in close proximity to lower density residential areas to assure
2
November 5, 2015
ITEM NO.: 9 (Cont.) FILE NO.: LU15-01
compatibility. A Planned Zoning District is required. Change 9B is from Residential
Low Density to Mixed Use (Roosevelt Road to 24th Street, Commerce to Sherman
Streets). Mixed Use 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.
ANALYSIS
The Planning and Development staff began reviewing this area in March 2015. The
existing development pattern, as well as existing zoning and recent re-classification
actions were reviewed. After field visits and staff discussions, letters were sent to all
neighborhood associations in the area asking for suggested changes in the area.
No recommendations were forthcoming to Staff. Staff then developed a package of
changes and identified affected property owners. All the affected property owners
were contacted about the possibility of changing the Land Use Plan designation of
their property in July 2015. Staff received numerous phone calls and email responses
to that letter notifying them of the proposed changes. Most contacts were informational
only. There were several written requests not to make the suggested change for the
properties (South of Markham/3rd Street to the Railroad, east of Barton - proposed
change from Residential Low Density, Residential High Density and Park/Open Space
to Residential Medium Density; and Southwest of the Riverdale Road — Brookwood
Drive intersection — proposed change from Commercial to Service Trades District.)
Staff modified the package removing both of these areas from the package. The final
package of changes was developed and property owners together with neighborhood
associations were contacted in October 2015 about the public hearing to consider the
changes.
Staff believes this package of changes is a `clean-up' to more accurately reflect the
current and likely future development pattern in the area of the changes. This resulting
`package' of changes should create a more accurate Future Land Use Plan that all can
use, whether public or private.
Area 1 is south of Markham from Park to Alley east of Schiller. The change is from
Residential High Density to Residential Low Density. To the north and east is zoned
R-3 (Single Family District) with some R-4 (Two -Family District) zoning. There are
primarily single-family houses on this land. To the south is zoned C-3 (General
Commercial District), 0-3 (General Office District), and R-5 (Urban Residential District).
The land is partially undeveloped and the remainder is a multi -story office building.
To the west is, C-3 (General Commercial) with pet grooming business and an apartment
building. The area of change is zoned R-3 (Single Family District) and R-5 (Urban
Residential District), with single-family owner occupied homes. The use of the land is
not likely to change in the short of mid-term making Residential Low Density a more
appropriate designation.
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November 5, 2015
EM NO.: 9 (Cont.) FILE NO.: LU15-01
Institutional to Residential Low Density (east of Tyler between G and H Streets). The
area is zoned R-3 (Single Family District) with a single-family home located on the lot.
This is not likely to change in the future making a Residential Low Density designation
more appropriate to the use.
Area 6 is generally between Jackson and Harrison, Markham and B Streets. To the
north is zoned R-3 (Single Family District) with some R-4 (Two -Family District). There
are single-family detached homes on these lots. To the south is Zoned PR (Park) and
developed with a football stadium, golf course and other recreational uses. To the east
and west is a mix of PCD (Planned Commercial District), POD (Planned Office District),
0-3 (General Office District) and C-3 (General Commercial District) zoning. There are
restaurants, commercial uses, hotel, and office uses in these areas. Change 06A is
from Residential Low Density to Suburban Office (northeast of Harrison and A Streets).
The area is zoned PDO (Planned District Office) with the parking area for a medical
clinic on the site. This is likely to continue for the near and mid-term making a change
to Suburban Office more appropriate. Change 06B is from Residential Low Density and
Commercial to Office (west of Jackson between A and Markham Streets). The area is
zoned POD (Planned Office District), with a branch bank building on the site. With this
development pattern Office would be a more appropriate designation.
Area 7 is south of H Street, between Buchanan and Pierce Streets. The change is
from Residential Low Density to Public Institutional. To the north is R-2 (Single Family
District) zoned land with a school located on it. To the east and south is R-3 (Single
Family District) zoned land with homes. To the west is POD (Planned Office District),
R-4 (Two -Family District) and 0-3 (General Office District) zoned land with offices and
apartments. The change area is zoned R-3 (Single Family District) and 0-3 (General
Office District) with a branch library on the land. The use is likely to remain a library
making Public Institutional the most appropriate designation.
Area 8 is north of Markham, between Wingate Drive and Markwood Drive. The change
is from Residential High Density to Residential Medium Density. To the north, east and
south is zoned R-2 (Single Family District), with single-family homes to the north and
east. To the south is a school. To the west is R-5 (Urban Residential District) zoned
land with an apartment complex. To the southwest is R-4 (Two -Family District) zoned
land with school playground. The change area is zoned R-2 (Single Family District) and
is undeveloped. Due to the configuration and access issues requests for multifamily
development have been rejected. With its proximity to both an apartment complex and
a single family neighborhood a residential development with a density between the two
would seem most appropriate thus the recommendation for Residential Medium Density
for this property.
Area 9 is generally south of Markham, either side of Oak Lane. To the north, south
and east is generally R-2 (Single Family District) zoned land, with single-family homes.
There is a church to the east along Markham. To the west is 0-3 (General Office
District) zoned land with office buildings. Change 9A is from Residential Low Density
5
November 5, 2015
ITEM NO.: 9 Cont. FILE NO.: LU15-01
to Suburban Office (southwest of Markham and Oak Lane). The change area is zoned
0-3 (General Office District) and R-2 (Single Family District) with two offices and a
single-family home on the land. This office pattern is likely to continue in the near and
mid-term making Suburb n office a more appropriate designation. Change 9B is from
Rsid I t Mixed Use ( e ! C e , rce-to
ee� The change area is C-3 (General Commercial District) and PCD
(Planned Commercial District) with a retail center and two smaller commercial/office
uses and a single family house. Due to the location and use pattern Mixed Use would
be more appropriate.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations: Breckenridge NA,
Briarwood NA, Capitol View Stiff Station NA, Cedar Hill Terrace, Colony West Home
POA, Country Club Heights NA, Eagle Crest NA, Echo Valley POA, Evergreen NA,
Foreman Lake Preservation Society, Forest Park NA, Hall High NA, Heights NA,
Hillcrest Residents Association, Kingwood NA, Leawood Garden Club, Merriwether
NA, Normandy Shannon POA, Overlook POA, Pennbrook/Clover Hill NA, Prospect
Terrace Association Inc, River Ridge POA, Riverside NA, Robinwood POA, Sherrill
Heights NA, South Normandy POA, Sunnymeade NA, Treasure Hill POA, Wingate
POA. Letters were sent to approximately 69 property owners in the area. Staff
received several informational calls from area residents as a result of the initial mailing
in July. There were requests to not proceed in two areas, which staff is honoring.
The second mailing on October 1, 2015 was sent to approximately 39 property owners
and the same neighborhood associations to notify them of the public hearing. Staff
received a couple of contacts from the second mailing, with one expressing support.
This package of amendments is designed to make the Future Land Use Plan more
representative of current and likely mid-term future uses for this area. Staff recommends
the approval of the amended package of changes.
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Land Use Plan
Case: LU 15-01-05 �J
Location: Either Side of Tyler, Between
G and H Streets
Ward: 3
PD: 4 0 100200 400 Feet
CT: 15.01
TRS: T2N R12W31
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Case: LU 15-01-05 N
Location: Either Side of Tyler, Between
G and H Streets
Ward- 3
PD: 4 0 100200 400 Feet
CT: 15.01
TRS: T2N R12W31
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Case: LU15-01-06 N
Location: Between Jackson and Harrison,
N. of Markham
Ward: 3
PD: 4
CT: 15.01
TRS: T1 N R12W6
0 100200 400 Feet I
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Area Zoning
Case: LU 15-01-06 N
Location: Between Jackson and Harrison,
N. of Markham
Ward: 3
PD: 4 0 100200 400 Feet
CT. 15.01
TRS: T1 N R12W6
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Land Use Plan
Case: LU 15-01-07 N
Location: S. of H ST, Between Buchanan
and Pierce
Ward: 3
PD: 4 0 100200 400 Feet
CT: 15.01
TRS: T2N R12W31
PR
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Area Zoning
Case: LU15-01-07 N
Location: S. of H ST, Between Buchanan
and Pierce
Ward: 3
PD- 4 0 100200 400 Feet
CT: 15.01
TRS: T2N R12W31
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Land. Use Plan
Case: LU 15-01-08 N
Location: N. of Markham, Between
Kaylin & Wingate
Ward: 4
PD: 3 0 100200 400 Feet
CT: 21.04
TRS: T1 N R13W2
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Area Zoning
Case: LU15-01-08
N
Location: N. of Markham, Between
Kaylin & Wingate
Ward: 4
PD: 3 0 100200
400 Feet
CT: 21.04
TRS: T1 N R13W2
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Land Use Plan
Case: LU 15-01-9 N
Location: S. of Markham, Either side of
Oak Lane
Ward: 6
PD: 2 0 95 190 380 Feet
CT: 22.08
TRS: T1 N R1 3W3
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Area Zoning
Case: LU 15-01-9 N
Location: S. of Markham, Either side of
Oak Lane
Ward: 6
PD: 2 0 95190 380 Feet
CT: 22.08
TRS: T1 N R13W3