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HomeMy WebLinkAboutZ-4421 Staff AnalysisApril 30, 1985 Item No. A Z-4421 Owner: Applicant: Location: Request: Purpose: Size: Existing Use: John W. White Financial Centre Development Co. Autumn Road North of Hermitage Road Rezone from "R-2" to "C-3" Commercial 2.1 acres + Vacant SURROUNDING LAND USE AND ZONING: North - Vacant, Unclassified South - Vacant, Zoned "C-3" East - Church, Zoned "R-2" West - Vacant and Single Family, Unclassified PLANNING CONSIDERATIONS 1. The request is to rezone the 2.1 acres to "C-3" for unspecified commercial use. (The property is currently outside the city limits, but an annexation petition has been filed.) The site is located in an area that is either single family residences or vacant land. On Autumn Road, south of Hermitage, there is some minor commercial development. To the east on Hermitage Road is the Financial Centre area that is primarily developed for office uses. The zoning pattern to the east (I-630 and Shackleford area) is a mix of "0-2, "0-3" and "C-3," but that is somewhat removed from this particular location. The zoning in the Autumn Road vicinity is "R-2" and "C-3" at the northeast and southeast corners of Autumn and Hermitage, but a large portion of it is unclassified. 2. The site is vacant and wooded. 3. It appears that some dedication of additional right-of-way will be required for Autumn Road. The Master Street Plan issue associated with this request is the Rock Creek Parkway extension from I-630 to the west. Information provided by Engineering indicates that the proposed alignment is just south of the property (Lot 24) and that Autumn Road will be terminated at the parkway extension. t r .-` April 30, 1985 Item No. A - Continued 4. Engineering has provided the following: Boundary street improvements on Autumn Road. Depending upon other development from Birchwood to the south end of the property (Lot 24) road will be either 27' or 361. (This will be discussed at the meeting.) No other adverse comments have been reported by the reviewing agencies as of this writing. 5. There are no legal issues. 6. There is no documented history or neighborhood position on this site. 7. The I-430 District Plan does not identify this location for commercial use, and staff does not support the request. The plan shows the immediate area north of Hermitage for continued single family use, with the south side of Hermitage being reserved for major office development. Staff is against the "C-3" rezoning, but feels the site could accommodate some low to medium density housing. The existing "C-3" directly to the south and the "C-3" at the southeast corner of Autumn and Hermitage was accomplished through a court decree and without input from the staff or the Planning Commission. That action occurred in September 1984 and rezoned Lots 25, 39, 40, 41 and 42 of the West Highland Subdivision to "C-3." The rezoning of those lots was in direct conflict with the adopted plan for the area and should not provide the justification for the additional commercial intrusion by approving this request. The proposed alignment of the parkway extension will impact the "C-3" parcel to the south because of the necessary right-of-way. Preliminary plans indicate that the roadway will utilize approximately one-half of the "C-3" property at the northeast corner. Because of this and a .more substantial "C-3" involvement, approximately 9 acres to the south, the parkway could define the areas of nonresidential and residential zoning in the Autumn Road vicinity. Also, Lot 24 is currently fronting on a residential street and somewhat removed from the intersection. STAFF RECOMMENDATION: Staff recommends denial of the "C-3" request. April 30, 1985 Item No. A - Continued PLANNING COMMISSION: (March 26, 1985) The applicant, Bruce Davis, was present. There were no objectors. Staff informed the Commission that the applicant had submitted a written request for a deferral. After a brief discussion, a motion was made to defer the request to the April 30, 1985, meeting. The motion passed by a vote of 9 ayes, 0 noes and 2 absent. PLANNING COMMISSION ACTON: (April 30, 1985) The owner was represented by John Burnett. There were no objectors present. Mr. Burnett spoke and described the existing "C-3" tracts in the immediate area. He said that the "C-3" site to the south will be impacted by the extension of the Rock Creek Parkway and make it a difficult tract of land to work with. Mr. Burnett indicated that the plan was to combine the property in question with the existing "C-3" parcel if the rezoning is granted. He pointed out that the applicant controls the "C-3" property directly to the south. Mike Batie of the City Engineering staff then spoke briefly about the Rock Creek Parkway extension. The Planning Commission voted to recommend approval of the "C-3" request as filed. The vote: 9 ayes, 0 noes and 2 absent. The Planning Commission agreed with the rezoning proposal because of: (1) the extension of the Rock Creek Parkway and its impact on the "C-3" tract to the south, (2) the existing "C-3" site and its influence on the property in question, and (3) the applicant's plans to combine the two tracts and undertake a comprehensive development approach. March 26, 1985 Item No. 7 - Z-4421 Owner: Applicant: Location: Request: Purpose: Size: Existing Use: John W. White Financial Centre Development Co. Autumn Road North of Hermitage Road Rezone from "R-2" to "C-3" Commercial 2.1 acres + Vacant SURROUNDING LAND USE AND ZONING: North - Vacant, Unclassified South - Vacant, Zoned "C-3" East - Church, Zoned "R-2" West - Vacant and Single Family, Unclassified PLANNING CONSIDERATIONS 1. The request is to rezone the 2.1 acres to "C-3" for unspecified commercial use. (The property is currently outside the city limits, but an annexation petition has been filed.) The site is located in an area that is either single family residences or vacant land. On Autumn Road, south of Hermitage, there is some minor commercial development. To the east on Hermitage Road is the Financial Centre area that is primarily developed for office uses. The zoning pattern to the east (I-630 and Shackleford area) is a mix of "0-2, "0-3" and "C-3," but that is somewhat removed from this particular location. The zoning in the Autumn Road vicinity is "R-2" and "C-3" at the northeast and southeast corners of Autumn and Hermitage, but a large portion of it is unclassified. 2. The site is vacant and wooded. 3. It appears that some dedication of additional right-of-way will be required for Autumn Road. The Master Street Plan issue associated with this request is the Rock Creek Parkway extension from I-630 to the west. Information provided by Engineering indicates that the proposed alignment is just south of the property (Lot 24) and that Autumn Road will be terminated at the parkway extension. March 26, 1985 Item No. 7 - Continued 4. Engineering has provided the following: Boundary street improvements on Autumn Road. Depending upon other development from Birchwood to the south end of the property (Lot 24) road will be either 27' or 36'. (This will be discussed at the meeting.) No other adverse comments have been reported by the reviewing agencies as of this writing. 5. There are no legal issues. 6. There is no documented history or neighborhood position on this site. 7. The I-430 District Plan does not identify this location for commercial use, and staff does not support the request. The plan shows the immediate area north of Hermitage for continued single family use, with the south side of Hermitage being reserved for major office development. Staff is against the "C-3" rezoning, but feels the site could accommodate some low to medium density housing. The existing "C-3" directly to the south and the "C-3" at the southeast corner of Autumn and Hermitage was accomplished through a court decree and without input from the staff or the Planning Commission. That action occurred in September 1984 and rezoned Lots 25, 39, 40, 41 and 42 of the West Highland Subdivision to "C-3." The rezoning of those lots was, in direct conflict with the adopted plan for the area and should not provide the justification for the additional commercial intrusion by approving this request. The proposed alignment of the parkway extension will impact the "C-3" parcel to the south beca.use of the necessary right-of-way. Preliminary plans indicate that the roadway will utilize approximately one-half of the "C-3" property at the northeast corner. Because of this and a more substantial "C-3" involvement, approximately 9 acres to the south, the parkway could define the areas of nonresidential and residential zoning in the Autumn Road vicinity. Also, Lot 24 is currently fronting on a residential street and somewhat removed from the intersection. STAFF RECOMMENDATION: Staff recommends denial of the "C-3" request. March 26, 1985 Item No. 7 - Continued PLANNING COMMISSION: The applicant, Bruce Davis, was present. There were no objectors. Staff informed the Commission that the applicant had submitted a written request for a deferral. After a brief discussion, a motion was made to defer the request to the April 30, 1985, meeting. The motion passed by a vote of 9 ayes, 0 noes and 2 absent. April 30, 1985 Item No. A - Z-4421 Owner: Applicant: Location: Request: Purpose: Size: Existing Use: John W. White Financial Centre Development Co. Autumn Road North of Hermitage Road Rezone from "R-2" to "C-3" Commercial 2.1 acres + Vacant SURROUNDING LAND USE AND ZONING: North - Vacant, Unclassified South - Vacant, Zoned "C-3" East - Church, Zoned "R-2" West - Vacant and Single Family, Unclassified PLANNING CONSIDERATIONS 1. The request is to rezone the 2.1 acres to "C-3" for unspecified commercial use. (The property is currently outside the city limits, but an annexation petition has been filed.) The site is located in an area that is either single family residences or vacant land. On Autumn Road, south of Hermitage, there is some minor commercial development. To the east on Hermitage Road is the Financial Centre area that is primarily developed for office uses. The zoning pattern to the east (I-630 and Shackleford area) is a mix of "0-2, "0-3" and "C-3," but that is somewhat removed from this particular location. The zoning in the Autumn Road vicinity is "R-2" and "C-3" at the northeast and southeast corners of Autumn and Hermitage, but a large portion of it is unclassified. 2. The site is vacant and wooded. 3. It appears that some dedication of additional right-of-way will be required for Autumn Road. The Master Street Plan issue associated with this request is the Rock Creek Parkway extension from I-630 to the west. Information provided by Engineering indicates that the proposed alignment is just south of the property (Lot 24) and that Autumn Road will be terminated at the parkway extension. April 30, 1985 Item No. A - Continued 4. Engineering has provided the following: Boundary street improvements on Autumn Road. Depending upon other development from Birchwood to the south end of the property (Lot 24) road will be either 27' or 361. (This will be discussed at the meeting.) No other adverse comments have been reported by the reviewing agencies as of this writing. 5. There are no legal issues. 6. There is no documented history or neighborhood position on this site. 7. The I-430 District Plan does not identify this location for commercial use, and staff does not support the request. The plan shows the immediate area north of Hermitage for continued single family use, with the south side of Hermitage being reserved for major office development. Staff is against the "C-3" rezoning, but feels the site could accommodate some low to medium density housing. The existing "C-3" directly to the south and the "C-3" at the southeast corner of Autumn and Hermitage was accomplished through a court decree and without input from the staff or the Planning Commission. That action occurred in September 1984 and rezoned Lots 25, 39, 40, 41 and 42 of the West Highland Subdivision to "C-3." The rezoning of those lots was in direct conflict with the adopted plan for the area and should not provide the justification for the additional commercial intrusion by approving this request. The proposed alignment of the parkway extension will impact the "C-3" parcel to the south because of the necessary right-of-way. Preliminary plans indicate that the roadway will utilize approximately one-half of the "C-3" property at the northeast corner. Because of this and a more substantial "C-3" involvement, approximately 9 acres to the south, the parkway could define the areas of nonresidential and residential zoning in the Autumn Road vicinity. Also, Lot 24 is currently fronting on a residential street and somewhat removed from the intersection. STAFF RECOMMENDATION: Staff recommends denial of the "C-3" request. April 30, 1985 Item No. A - Continued PLANNING COMMISSION: (March 26, 1985) The applicant, Bruce Davis, was present. There were no objectors. Staff informed the Commission that the applicant had submitted a written request for a deferral. After a brief discussion, a motion was made to defer the request to the April 30, 1985, meeting. The motion passed by a vote of 9 ayes, 0 noes and 2 absent. PLANNING COMMISSION ACTON: (April 30, 1985) The owner was represented by John Burnett. There were no objectors present. Mr. Burnett spoke and described the existing "C-3" tracts in the immediate area. He said that the "C-3" site to the south will be impacted by the extension of the Rock Creek Parkway and make it a difficult tract of land to work with. Mr. Burnett indicated that the plan was to combine the property in question with the existing "C-3" parcel if the rezoning is granted. He pointed out that the applicant controls the "C-3" property directly to the south. Mike Batie of the City Engineering staff then spoke briefly about the Rock Creek Parkway extension. The Planning Commission voted to recommend approval of the "C-3" request as filed. The vote: 9 ayes, 0 noes and 2 absent. The Planning Commission agreed with the rezoning proposal because of: (1) the extension of the Rock Creek Parkway and its impact on the "C-3" tract to the south, (2) the existing "C-3" site and its influence on the property in question, and (3) the applicant's plans to combine the two tracts and undertake a comprehensive development approach.