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HomeMy WebLinkAboutZ-4213 Staff AnalysisApril 24, 1984 Item No. 6-- Z-4213 Owner: Applicant: Location: Request: Purpose: Size: Various Owners Joe White for R.P.M., Inc. Colonel Glenn Road and Bowman Road NW Corner Rezone from Unclassified to "O-3" and "C-3" (property is outside the City limits) Office and Retail 25.0 acres + Existing Use: Vacant SilRRO17NnTNG LAND USE AND ZONING: North - Mobile Home Park, Zoned "R-2" South - Vacant, Single Family and Commercial, Unclassified East - Vacant, Zoned "C-2" West -- Vacant, Unclassified PLANNING CONSIDERATIONS: 1. The proposal is to rezone the property for office and commercial uses, but no specific plans have been submitted at this time. The entire site is currently outside the City with the current city limits abutting the property on the east and on the north. It's the staff's understanding that an annexation petition will be filed in the near future. The property is located at the intersection of two arterials, Bowman and Colonel Glenn Roads, and approximately one-quarter mile west of I-430. Directly to the east of this site there is a substantial "C-2" parcel, and south of Colonel Glenn adjacent to the interstate, the property is also zoned "C-2." On the east side of I-430, north of Colonel Glenn, the area is zoned for multifamily, office and commercial uses. Large tracts of nonresidential zoning are in place and this request would not establish a new precedent for the area. The proposed rezoning is compatible with what has occurred through approved rezonings of the other sites and maintains the zoning pattern for nonresidential uses on Colonel Glenn Road on either side of the interstate. The request proposes 14.5 acres of office use and 10.0 acres of commercial uses. W April 24, 1984 Item No. 6 - Continued 2. The site is vacant and heavily wooded. At the southeast corner of the property is the low point and increases in elevation from east to west with the northwest portion being the high ground. The west side has some slopes that may present some problems for office development. Topography maps indicate that on the western boundary there are slopes of 30 percent or more. 3. Colonel Glenn Road is shown as a principal arterial and Bowman Road is identified as a minor arterial on the Master Street Plan. The existing right-of-ways of both streets are deficient, so dedication of additional right-of-way will be required. 4. There have been no adverse comments received from the reviewing agencies at this time. 5. There are no legal issues. 6. There is no documented history on the site. The property is within the City's referendum area. 7. The staff is in support of the proposed uses at this location, but recommends that the commercial property be rezoned to "C-2," not "C-3" as requested. The "C-2" district would be in keeping with the commercial zoning pattern established by previous approvals and also "C-2" would provide site plan review. An additional 10 acres of commercial zoning should not create an excessive amount of commercial property in the area because of a recent acquisition of the "C-2" property to the south of Colonel Glenn Road. It is possible that site on the south side may be used for something other than commercial uses. Staff does suggest that the "O-3" property be the extent of nonresidential zoning on the north side of Colonel Glenn. The recently adopted I-430 Plan identifies the property for office uses so a plan amendment will be necessary if the commercial rezoning is approved. STAFF RECOMMENDATION: Staff recommends approval of the "0-3" request and "C-2" as a more appropriate district for the commercial tract. April 24, 1984 Item No. 6 - Continued PLANNING COMMISSION ACTION: The applicant, Joe White, was present. Bill Hastings of R.P.M. was also in attendance. There were no objectors present. Mr. White stated that they were in agreement with the staff's recommendation and amended the application to "C-2." Bob Lane of the City's Engineering staff discussed Colonel Glenn Road and a proposed new alignment for a portion of it just west of Lawson Road. The new alignment would encroach into the proposed "0-3" tract, and Mr. Lane requested that the Commission exclude the needed land for the alignment from the request. He asked that the City be given the opportunity to formalize an agreement with the property owner for the land prior to rezoning. Mr. White stated that he did not object to that and would work with the City to reach a satisfactory solution. A new legal description will be provided once the alignment has been finalized. A motion was made to recommend approval of the amended application to "C-2" and "0-3" except that portion needed for right-of-way. The motion passed by a vote of 9 ayes, 0 noes, 1 absent and 1 abstention (Bill Rector). NOTE: This item will not be forwarded to the Board of Directors until the annexation petition is on their agenda.