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HomeMy WebLinkAboutZ-4532 Staff AnalysisSeptember 24, 1985 Item No. 6 - Z-4532 Owner: Applicant: Location: Request: Purpose: Size: McKay Properties Same By: David P. Henry Kanis Road West of John Barrow Rd. (South Side) Rezone from "R-2" to "C-3" Commercial 6.61 acres + Existing Use: Vacant SURROUNDING LAND USE AND ZONING: North - Vacant, Single Family, Public and Office, Zoned "R-2," 110-3," and "C-3" South - Vacant and Multifamily, Zoned "R-2" and "R-5" East - Vacant and Single Family, Zoned "R-2 and "C-3" West - Multifamily, Zoned "MF -18" PLANNING CONSIDERATIONS: 1. The request is to rezone 6.6 acres to "C-3" for an unspecified commercial use. The property is located in close proximity to the Kanis Road and John Barrow Road intersection. This area has a mix of "O-3," "C-3" and "C-4" with some single family and multifamily to the south on John Barrow Road. The development pattern is a mix of various types of commercial uses, including service stations and some retail establishments. Also, a significant portion of the nonresidentially zoned land is still vacant including the "C-3" tracts that abut this site on the north and east sides. This would indicate that there is an adequate amount of commercially zoned land that can still be developed to accommodate future needs of the area. There is a question whether the demand is present for more commercial land because of several sites being undeveloped. 2. The site is vacant and drops off in elevation from the Kanis Road frontage. September 24, 1985 Item No. 6 - Continued 3. Kanis Road is classified as a minor arterial so it appears that dedication of additional right-of-way will be required. The amount of dedication is unknown at this time. 4. Engineering has reported that boundary street improvements for Kanis Road will be required. 5. There are no legal issues associated with this request. 6. There is no documented neighborhood position or history on the site. f 7. This location is found in the Boyle Park District Plan area. The plan recommends a nonresidential use for the property that fronts Kanis and low density multifamily for the rear. Staff feels that this is a reasonable approach and supports "C-3" for only that portion that fronts Kanis Road. This would maintain the existing commercial lines south of Kanis established by the "C-3" tract to the west. The remaining land should not be rezoned at this time and in the future be developed for residential uses. The southern part of the property is not a desirable commercial site and appears to have a stronger relationship to the residential properties that it abuts. The developed land use plan's goal was to concentrate the commercial uses at the Kanis and Barrow Road intersection and discourage a wide commercial band around that location. STAFF RECOMMENDATION: Staff recommends approval of 11C-3" rezoning for only that portion of the property that fronts Kanis Road with a depth equal to a line established by the existing 11C-3" zoning to the west. PLANNING COMMISSION ACTION: The applicant, David Henry, was present. There were no objectors. Based on new information provided prior to the hearing,.staff modified its position and recommended approval of the request as filed. The Planning Commission voted to recommend approval of the 11C-3" rezoning. The vote - 9 ayes, 0 noes and 2 absent. September 24, 1985 Item No. 6 - Z-4532 Owner: McKay Properties Applicant: Same By: David P. Henry Location: Kanis Road West of John Barrow Rd. (South Side) Request: Rezone from "R-2" to "C-3" Purpose: Commercial Size: 6.61 acres + Existing Use: Vacant SURROUNDING LAND USE AND ZONING: North - Vacant, Single Family, Public and Office, Zoned "R-2," "0-3," and "C-3" South - Vacant and Multifamily, Zoned "R-2" and "R-5" East - Vacant and Single Family, Zoned "R-2" and "C=3" West - Multifamily, Zoned "MF -18" PLANNING CONSIDERATIONS: 1. The request is to rezone 6.6 acres to "C-3" for an unspecified commercial use. The property is located in close proximity to the Kanis Road and John Barrow Road intersection. This area has a mix of "0-3," "C-3" and "C-4" with some single family and multifamily to the south on John Barrow Road. The development pattern is a mix of various types of commercial uses, including service stations and some retail establishments. Also, a significant portion of the nonresidentially zoned land is still vacant including the "C-3" tracts that abut this site on the north and east sides. This would indicate that there is an adequate amount of commercially zoned land that can still be developed to accommodate future needs of the area. There is a question whether the demand is present for more commercial land because of several sites being undeveloped. 2. The site is vacant and drops off in elevation from the Kanis Road frontage. September 24, 1985 Item No. 6 - Continued 3. Kanis Road is classified as a minor arterial so it appears that dedication of additional right-of-way will be required. The amount of dedication is unknown at this time. 4. Engineering has reported that boundary street improvements for Kanis Road will be required. 5. There are no legal issues associated with this request. 6. There is no documented neighborhood position or history on the site. - 7. This location is found in the Boyle Park District Plan area. The plan recommends a nonresidential use for the property that fronts Kanis%and low density multifamily for the rear. Staff feels that this is a reasonable approach and supports "C-3" for only that portion that fronts Kanis Road. This would maintain the existing commercial lines south of Kanis established by the "C-3" tract to the west. The remaining land should not be rezoned at this time -and in the future be developed for residential ases. The southern part of the property is not a desirable commercial site and appears to have a stronger relationship to the residential properties that it abuts. The developed land use plan's goal was to concentrate the commercial uses at the Kanis and Barrow Road intersection and discourage a wide commercial band around that location. STAFF RECOMMENDATION: Staff recommends approval of "C-3" rezoning for only that portion of the property that fronts Kanis Road with a depth equal to a line established by the existing "C-3" zoning to the west. PLANNING COMMISSION ACTION: The applicant, David Henry, was present. There were no objectors. Based on new information provided prior to the hearing, staff modified its position and recommended approval of the request as filed. The Planning Commission voted to recommend approval of the 11C-3" rezoning. The vote - 9 ayes, 0 noes and 2 absent.