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HomeMy WebLinkAboutZ-5030 Staff Analysis1. Meeting Date: July 19, 1988 2. Case No.: Z-5030 3. Request: Rezone from R-2 to 0-3 and OS 4. Location: North of Labette Manor Dr. (South of Kanis Rd. and west of John Barrow Rd.) 5. Owner/Applicant: Bishop Estate/John P. McKay, Jr. 6. Existing Status: Vacant 7. Proposed Use: Office development 8. Staff Recommendation: Approval of 0-3 with a 50 ft. OS area along the west side and a portion of the south property line. 9. Planning Commission Recommendation: Approval of 03 with a 50 ft. strip along the western boundary and a 50 ft. OS area adjacent to a portion of the south property line. The southern OS area will extend from the southwest corner of the site to the east right-of-way line of Labette Manor Dr. 10. Recommendation Forwarded with: 6 ayes, 0 noes, 4 absent and 1 abstention 11. Objectors: None June 28 , 19B'8 Item No. 5 - Z-5030 Owner: Bishop Estate Applicant: McKay Properties, Inc. By: John P. McKay, Jr. Location: North of Labette Manor Drive Request: Rezone from "R-2" to "0-3" Purpose: Office Size: 10.0 acres Existing Use: Vacant SURROUNDING LAND USE AND ZONING: North - Vacant, Zoned "C-3" South - Vacant and Multifamily, Zoned "MF -12" East - Multifamily, Zoned "R-5" West - Single Family, Zoned "R-2" PLANNING CONSIDERATIONS: 1. The request is to rezone a ten acre site located to the southwest of the Barrow/Kanis intersection from "R-2" to "0-3" for future development. The property is situated directly north of Labette Manor Drive and adjacent to the Twin Lake Subdivision, approximately 600 feet west of Barrow Road and 700 feet south of Kanis Road. If the "0-3" request is granted, the applicant has indicated that the 10 acres will probably be platted into lots and be an extension of the "C-3" area to the north. A preliminary plat for a commercial/office subdivision has been approved for the "C-3" land which has two streets serving the "C-3" lots one from Kanis and the other from Barrow. To provide access to the ten acres under consideration, the plan is to extend the proposed north/south street from Kanis into this site. On the east, west, and south sides, the property abuts residential zoning, "R-2," "MF -12," and "R-5." Other zoning in the general area includes "MF -18," "0-3," and "C-4." Land use is a mix of single family, multifamily, and nonresidential uses with some of the land still undeveloped. 2. The site is vacant and heavily wooded. 3. There are no right-of-way requirements or Master Street Plan issues. Dedication of any streets will be provided by the plat. 3u'ne 2=8, 1988 Item No. 5 - Continued 4. There have been no adverse comments received from the reviewing agencies as of this writing. 5_ There are no legal issues. 6. There is no documented history or neighborhood position on the property. 7. The site is located in the Boyle Park District Plan area, and the Land Use Plan suggests a low density residential pattern for the property. The current lana use designation was part of a larger plan amendment which occurred several years ago and involved a number of sites in the vicinity of the Kanis/Barrow intersection. The plan change increased the amount of land recommended for both residential and nonresidential uses throughout the area. It appears that the emerging trend is a mix of residential and nonresidential development with a major concentration of office and medical related uses because of. the Baptist Hospital Campus. In the area, a high percentage of the land is still vacant, both residential and nonresidential, so it seems that any type of reclassification would be adding to existing surplus of properties available for development. While reviewing the request, staff debated at length the merits of adding to the office land and decided that an "0-3" rezoning is a reasonable option for the property. The primary reason for this position is the proposal to combine the ten acres under consideration with the "C-3" area to the north and develop a quality office subdivision. Also an office classification provides a good transition from the "C-3" development to the north and the residential areas located to the south and west. To reduce any potential impacts on the existing residential areas, staff recommends that the west and south 50 feet be rezoned to "OS" for a buffer and to prohibit access into the ten acres from Cerelle and Labette Manor Drives. STAFF RECOMMENDATION: Staff recommends approval of the "0-3" rezoning with a 50 -foot "OS" strip on the west and south sides. June 28, 1988 Item No. 5 - Continued PLANNING COMMISSION ACTION: June 28, 1988 The applicant, John McKay, was present. There were no objectors in attendance. Mr. McKay started to address the Commission but had to stop because of quorum problems. (The item was brought back up at 2:35 p.m. and the discussion continued.) Mr. McKay told the Commission that he had some problems with the recommended open space area on the south side because of the topography and the existing multifamily zoning to the south. He said the 50 foot OS strip on the west side was reasonable and then proceeded to describe the proposed layout/development of the site. Mr. McKay went on to elaborate on his concerns with the open space along the south property line. He said that there was no need to buffer a multifamily area and there would be problems with the drainage and water retention requirements if a 50 foot open space area was required. There was a long discussion about the open space area and staff indicated that the primary concern was access from the residential areas. Mr. McKay informed the Commission that he had complete support of the surrounding property owners and submitted a petition to that effect. Additional comments were made about access to the south and the open space area. A motion was made to recommend approval of 0-3 with a 50 foot OS area on the west side and with the condition that the northern 20 feet of Labette Manor Drive be closed. After some discussion about the motion, an amended motion was then offered which recommended approval of 110-3" with a 50 foot "OS" strip on the west side and a 50 foot "OS" area along the south property line from the southwest corner of the site extending to the east right-of-way line of Labette Manor Drive. The motion passed by a vote of 6 ayes, 0 noes, 4 absent and 1 abstention (Walter Riddick III).