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HomeMy WebLinkAboutZ-4859-A Staff AnalysisDecember 1, 1987 Item No. 3 - Z-4859-A Owner: Valentine Balsam, Jeff Moore, Josh McHughes, and Eugene Smith Applicant: Harold Smith Location: 1308, 1316, 1406, 1408, and 1500 Bowman Road Request: Rezone from "R-2" to "MF-18" and "C-2" Purpose: Multifamily and Commercial Size: 10.0 acres Existing Use: Single Family SURROUNDING LAND USE AND ZONING: North - Office and Commercial, Zoned "R-2," "C-3," and PCD South - Vacant and Single Family, Zoned "R-2" East - Single Family and Commercial, Zoned "R-2" and " C - 3 " West - Vacant, Zoned "R-2" PLANNING CONSIDERATIONS: (See Item A for additional information.) 1. The proposal before the Commission is to rezone a ten -acre site on Bowman Road from "R-2" to "MF-18" and "C-2." In July of this year, a commercial request for 1400, and 1404 Bowman (Item A - Z-4859) was filed for consideration, and it has been deferred two times. The first application covered 2.4 acres, and that area is included in the sketch for this item for purposes of presenting a more complete picture of the issue. During the hearing for Z-4859, several Commissioners suggested to the owner that he try to assemble more acreage, and this rezoning request is a result of that effort. The issue now is to rezone five acres to "C-2' for an unspecified commercial development and the balance of the property to "MF-18." (The owner of 1400 and 1404 Bowman has amended his request to "C-2.") Zoning in the area includes "R-2," "MF-12," "MF-18," "C-3," and PCD. On the "C-3" parcel to the north, there is a mini -storage facility which was approved through the conditional use process. Most of the commercial zoning has occurred within the last several years because the area was annexed in 1985 and they have conformed to the December 1, 1987 Item No. 3 - Continued adopted plan. The existing land use is a mix of single family, office, and several types of commercial activity. Also, there are still some nonconforming uses on both sides of Bowman Road. 2. There are a total of eight residences on the ten acres along with several accessory structures. All the existing development is located adjacent to Bowman Road with the rear of the various parcels vacant. 3. Bowman is classified as minor arterial, so dedication of additional right-of-way will be required because the existing right-of-way is deficient. 4. Engineering has indicated that a total right-of-way of 90 feet is needed because this section of Bowman Road will have five lanes. Street improvements an,3 dedication of right-of-way will be required. 5. There are no legal issues associated with this request. 6. There is no documented neighborhood position on the site. The property was annexed to the City in 1985. 7. Even with the additional acreage, staff is still opposed to a commercial reclassification at this location. The adopted I-430 Plan identifies the property for multifamily development, and staff feels that the plan needs to be maintained as much as possible. The need for additional commercial land has not been demonstrated with this request, and the proposed amendments to the I-430 Plan, recently endorsed by the Planning Commission, do not recommend any changes for the Bowman Road and Kanis Road intersection. As has been stated, other zoning actions in this area have conformed to the plan and that should be reinforced by not supporting this commercial reclassification. Other concerns include the potential for a strip development pattern and establishing an undesirable precedent if this "C-2" request is granted. STAFF RECOMMENDATION: Staff recommends denial of the "C-2" rezoning and approval of "MF-18" for the entire site. PLANNING COMMISSION ACTION: (12-1-87) (Items A and No. 3, Z-4859 and Z-4859-A, were discussed together. See Item A, Z-4859, for complete minute record.) December 1, 1987 Item No. 3 - Continued The applicant, Harold Smith, was present.* There were no objectors. Mr. Smith amended the request to "MF-18" for the entire site, approximately 10 acres. A motion was made to recommend approval of the request as amended. The motion passed by a vote of 10 ayes, 0 noes and 1 absent.