Loading...
HomeMy WebLinkAboutZ-4464-B Staff AnalysisNovember 30, 1993 ITEM NO.: 1 Z --4454-B Owner: Applicant: Location: Request: Purpose: Size: Existing Use: David A. Pickering, Joe D. White, and David A. Pickering, Jr. Joe D. White Chenal Parkway and Autumn Road Rezone from R-2 to C-3 Commercial 2.37 acres Vacant SURROUNDING LAND USE AND ZONING North - Vacant and Single -Family, zoned R-2 South - Commercial, zoned PCD East - Vacant, zoned C-3 West - Vacant, zoned R-2 STAFF ANALYSIS This item involves a 2.4 acre tract of land located at the northwest corner of the Chenal Parkway and Autumn Road. The request is to rezone the site from R-2 to C-3 for future commercial development. The property is vacant and has 415 feet of frontage on Autumn Road and approximately 333 feet on the Chenal Parkway. (This acreage is part of the proposed Lowe's site.) In 1990, a C-3 request was filed for the same piece of property. During the Planning Commission public hearing, the application was amended to C-2, and the Commission voted to endorse the C-2 reclassification. The item was withdrawn before it was considered by the Board of Directors. At that time, staff had some concerns about a commercial reclassifcation at the corner. Zoning in the general vicinity is R-2, 0-2, C-1, C-3, POD, PCD and OS. The northeast and southeast corners of the Autumn/Chenal Parkway intersection are zoned C-3. It should be pointed that some of the C-3 zoning, at the intersection, was accomplished through a court decree, as part of an annexation lawsuit. Land use includes single family, a church and a specialized hospital. At this time, there are two major nonresidential projects under construction in the general area. They are the Home Quarters development on the south side of the Chenal Parkway and an office/mini-storage November 30, 1993 ITEM NO.: 1 Z -4464-B (Cont. units, south of the Home Quarters site. There is also vacant land found throughout the area, including the C-3, directly across Autumn Road. The adopted land use plan, I-430, shows the property in question as mixed office and commercial. Therefore, some type of nonresidential reclassification is a reasonable option for the site. The plan also identifies the northeast corner of the Chenal Parkway and Bowman for mixed office and commercial development. For the remainder of the area north of the parkway, the plan recommends office use. Due to the amount of large scaled development, staff feels that there is a need for smaller commercial sites along the parkway to accommodate users that do not require 10 -acre or larger sites. (The C-3 site at the southeast corner of Autumn and the Chenal Parkway is occupied by a hospital.) Based on the land use and zoning patterns in the area, staff feels that the site under consideration is an appropriate location for a small commercial development. The proposed C-3 would basically duplicate the C-3 land on the east side of Autumn. Also, the proposed C-3 rezoning should not have a negative impact on the residential areas because the site is somewhat removed from the established single family neighborhoods. Staff is recommending a plan amendment for a number of the properties that have frontage on the parkway. LAND USE PLAN ELEMENT The site is in the I-430 Planning District. The plan for the area recommends mixed office commercial. Since much of the recommended "mixed" use areas are zoned and/or developed commercially, staff recommends the plan be changed to reflect the City's action. To this end the southwest and southeast corners of the Chenal-Bowman intersection would be commercial. The mixed office commercial located at Bowman-Chenal (northeast corner) and Autumn-Chenal (northwest corner) should also be commercial. This is the third amendment in this location within a year. The Commission might consider in the future deferring any rezoning in conflict with the plan (major change) so that the entire area can be reviewed and then stick with the adopted plan for a minimum time period before relooking at the area. ENGINEERING COMMENTS Dedication of additional right-of-way will be required if the Autumn Road right-of-way does not equal 30 feet from the centerline, and Chenal Parkway does not have a right-of-way of 60 feet from the centerline. 2 November 30, 1993 ITEM NO.: 1 Z -4464-B (Cont. TAFF RECOMMENDATION , Staff recommends approval of the C-3 rezoning as requested. PLANNING COMMISSION ACTION: (NOVEMBER 30, 1993) The applicant was represented by Hal Kemp, an attorney. There were two objectors in attendance. Mr. Kemp spoke briefly and discussed the request. He said the owners were in support of the staff's position. Doyle Daniel, a resident of the Birchwood Subdivision and vice-president of' the neighborhood association, then addressed the Commission. Mr. Daniel said that the neighborhood was not in support of the C-3 and the residents would prefer a PCD. He went on to say that the neighborhood would like to know what the proposed use was, as part of a PCD request. Mr. Daniel then presented a zoning map and described the area. He said there were only three entrances into Birchwood and traffic was a problem. Mr. Daniel reminded the Commission that Autumn Road was a major access point for the neighborhood. He then voiced some concerns about drainage. Mr. Daniel concluded by saying that the Birchwood Neighborhood Association voted against the C-3 rezoning. Kenneth Davis, another resident of Birchwood, spoke against the C-3 request. Mr. Davis said that a PCD was more appropriate. He told the Commission that the neighborhood association voted to oppose the C-3 and the rezoning should be done as a PCD. Hal Kemp responded to some of the residents' comments and said not every rezoning needs to be a PCD. Mr. Kemp said the C-3 was a sound rezoning and asked for the Commission's vote. There was some discussion about various issues. Tad Borkowski, Engineering staff, addressed several engineering questions. Doyle Daniel made some additional comments about Autumn Road and said he was concerned with all the uses allowed in C-3. Kenneth Davis spoke and responded to comments made by the staff. 3 November 30, 1993 ITEM NO.: 1 Z -4464-H Cont. Jim Lawson, Director .of Neighborhoods and P17anning, said the owner was willing to make a 25% in -lieu contribution towards a traffic signal at the Chenal Parkway/Autumn Road intersection. Joe White, discussed the Chenal Parkway design and driveways on the Parkway. Mr. white said that road improvements would be required when the properties were developed. Ruth Bell, League of Women Voters, spoke and asked some questions about future rezoning requests in the area. Jim Lawson responded to Ms. Bell's inquiries. A motion was made to recommend approval of the C-3 rezoning with the condition that a 25% in -lieu contribution be made towards a traffic signal at the Autumn Road/Chenal Parkway intersection. (The application was amended to include the condition.) The motion passed by a vote of 7 ayes, 1 nay, 2 absent and 1 open position. 4