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HomeMy WebLinkAboutZ-5991 Staff AnalysisFILE NO.: Z-5991 Owner: Winrock Development Co. Applicant: Ronald C. Tyne, President Location: Various sites west of St. Charles Addition Request: Rezone various sites to R-2, MF -12, MF -18, 0-1, 0-2, C-1 Purpose: Reorganize plan for new residential plat, moving multi -family and nonresidential for plat area. Size: 39.4 acres on proposed sites as multifamily and office/commercial with a gain in single family acres of 27.8 acres. Existing Use: Vacant SURROUNDING LAND USE AND ZONING North - Generally vacant land ranging from R-2 to C-3 South - Generally vacant land ranging from R-2 to C-3 East - Generally vacant land ranging from R-2 to C-3 West - Generally vacant land ranging from R-2 to C-3 STAFF ANALYSIS This application was filed for purposes of shifting certain existing zoning created by a previous master plan effort on the Shackleford Properties. Winrock Development Company has acquired a large tract of land on which to develop single family lots. This plat, as proposed, overlays zoned tracts that are incompatible while at the same time this developer has property to the south that is proposed for zone change. This application will eliminate: (3) parcels zoned Multifamily (3) parcels zoned Office (1) parcel zoned Open Space (1) parcel zoned Commercial The application creates: (2) new or modified Multifamily parcels (2) new Office parcels (2) new Commercial parcels .. FILE NO.: Z-5991 Cont. This application has ties to other actions occurring in the area. The arterial street that previously traversed parcels in this ownership is being relocated north westerly and away from the developing single family plats of Winrock. The dedicated right-of-way in place is another item on this agenda, requesting abandonment as an arterial. A collector street will be placed generally on the same alignment. Typically, rezoning applications generate a Master Street Plan requirement to dedicate needed rights-of-way. In this instance the realigned arterial is to be dedicated and later constructed by the developer of the several large tracts proposed as MF, 0-1, 0-2 and C-1. This dedication can occur as part of this rezoning or the abandonment petition so long as it is provided in conformance with the Public Works' comments on alignment. Adjacent property to the south is under development for office use and street construction is under way, that will provide access to the proposed new zoning. As to the composition of the tracts proposed and their size, staff feels that some restudy of the C-1 placement and the collector intersection is in order. There are two reasons for this which are: the redesign of the new arterial location will affect the depth and width of the smaller lots for 0-1 and C-1 development. The acreage proposed for C-1, while being about a half acre smaller creates two parcels for one existing. The purpose and intent of C-1 zoning is the provision of a unified spot of personal service, daily needs activities less than five acres. Multiple sites of C-1 tend to suggest a broader commercial use relationship. LAND USE PLAN ELEMENT The site is located in the Chenal District. The request is in conflict with the adopted Plan. Staff met with several property owners a couple of months ago and agreed in principle to Master Street Plan changes and a relocation of some zoning. This request is the result of those meetings. Staff does recommend that the MF -18 along the undergraded arterial be reduced to at least MF -12 - MF -6 would be preferred. Also, Staff would recommend only one "C-1" site and suggest the proposed "C-111 site southeast of the arterial/collector intersection be Office. ENGINEERING COMMENTS The layout of the parcels shows the the minor arterial. This alignment with the Master Street Plan. Revise 2 proposed alignment of is not in accordance as follows: FILE N Z-5991 Cont. 1. 900 foot horizontal curve required on minor arterial. 2. vertical grades will be required to be within Master Street Plan for both collector and minor arterial. 3. Additional right-of-way for right turn lane at collector intersection is required per master street plan. STAFF RECOMMENDATION Approval of the rezoning in concept. However, we feel that the modifications indicated above are necessary to preserving a low key office/commercial area not previously indicated on the plan. We strongly support the dedication of the new arterial alignment and finally committing the street location. PLANNING COMMISSION ACTION: (MAY 30, 1995) The Chairman introduced this item and asked that staff present its recommendation. Richard Wood, of the Staff, offered a brief overview of the proposal stating that this is not a new rezoning, but the movement of zoning classifications from area to another in some instances the reduction and intensity of units of apartments and the reduction somewhat in the acreage of commercial and office. Wood pointed out that Mr. Joe White with the engineering firm that is preparing the survey and legal descriptions is present. Mr. White has reworked and established alignments and intersection designs that he will present in response to staff and Public Works' concerns. Wood pointed out that the staff supports this rezoning and downzoning application with the modifications to be accomplished by the owner and Mr. White. The Chairman then asked Mr. White to come forward and offer his comments. Mr. White presented a display indicating a potential solution of the street alignment for the arterial street that is being relocated and potential rework of the intersection design involving the collector street which runs northeasterly from the arterial. Mr. White offered that his owner was accepting a recommendation of the staff and combining the commercial at one central point in the application and removing it from the perimeter site in the southeast corner. That site would be 0-1 Quiet Office. Mr. White stated that the final details have not been completed on the street design which then establishes the boundaries of the zoning parcels. This would not be 3 FILE O.: Z-5991 Cont. accomplished until such time as a decision is made with any adjacent property owner about the point for the curve transition westward for the arterial street. Mr. White stated "if that can be accomplished beginning the curvature below the Winrock property's boundary, then the 900 foot radius can be accomplished thereby creating a better intersection and a better alignment for the arterial." Absent that arrangement, the Traffic Engineer's design for a 90 degree intersection will be presented. The accompanying legal description's modifications will be provided to staff prior to the item being submitted to the City Board. The question was then posed as to whether or not there were persons present in opposition, there were none in attendance. In a response to a question from Commissioner Ball, Mr. White pointed out that the arterial street within this zoning application terminated at the parkway on the south and tied to another arterial at One Source. Mr. White pointed out that to the north this arterial will tie into the outer loop which is a street connecting Chenal Parkway with Taylor Loop Road. Mr. White expanded on his comments by stating that those streets, arterials and collectors to the north and west of this rezoning are associated with the Master Street Plan amendment which was deferred earlier in this meeting. Commissioner Chachere addressed the staff and asked if the staff concerns will be addressed by what Mr. White has offered. Richard Wood, of the Staff, responded by saying yes that either of those options as finalized will meet our expectations and what we have discussed with Mr. White. As a result of whichever decision is made, the staff would receive and assure the description of the parcels to be rezoned prior to the item being submitted to the Board. Mr. White pointed out in response to that statement that the descriptions and final resolution would be offered to the staff early in the process to give them time to look at the material. Commissioner Daniel then addressed the rest of the Commission with a comment which had to do with his feeling uncomfortable with recommending approval of an application. The final determinations have not been made about alignments and boundaries and is expecting the staff to work it out prior to the City Board of Directors hearing the case. Assurances were offered both by Commissioner Chachere acting as chairman and Richard Wood, of the Staff. This is not an unusual procedure and the only items to be resolved are some specific points of legal descriptions. This has been done on previous applications. Staff does not forward the item without the material in hand. N FILE NO.: Z-5991 Cont. Commissioner Daniel followed his previous remarks simply by saying that he still had concerns about signing a blank check on these kinds of proposals and not actually seeing what was to be presented to the Board prior to it being voted on by the Commission. There being no further concerns or arguments presented on this issue, the Chairman called the item to the floor for a vote. The vote on the application as presented by Mr. White was 6 ayes, 1 nay, 3 absent and 1 abstention (Doyle Daniel). The application was approved. 5 May 30, 1995 IT Owner: Winrock Development Co. Applicant: Ronald C. Tyne, President Location: various sites west of St. Charles Addition Request: Rezone various sites to R-2, MF -12, MF -18, 0-1, 0-2, C-1 Purpose: Reorganize plan for new residential plat, moving multi -family and nonresidential for plat area. Size: 39.4 acres on proposed sites as multifamily and office/commercial with a gain in single family acres of 27.8 acres. Existing Use: Vacant SURRO=ING LAND USE AND ZONING North - Generally vacant land ranging from R-2 to C-3 South - Generally vacant land ranging from R-2 to C-3 East - Generally vacant land ranging from R-2 to C-3 West - Generally vacant land ranging from R-2 to C-3 STAFF ANALYSIS This application was filed for purposes of shifting certain existing zoning created by a previous master plan effort on the Shackleford Properties. Winrock Development Company has acquired a large tract of land on which to develop single family lots. This plat, as proposed, overlays zoned tracts that are incompatible while at the same time this developer has property to the south that is proposed for zone change. This application will eliminate: (3) parcels zoned Multifamily (3) parcels zoned Office (1) parcel zoned Open Space (1) parcel zoned Commercial May 30, 1995 ITEM N 7 Z-5991 (Cont,) The application creates: (2) new or modified Multifamily parcels (2) new Office parcels (2) new Commercial parcels This application has ties to other actions occurring in the area. The arterial street that previously traversed parcels in this ownership is being relocated north westerly and away from the developing single family plats of Winrock. The dedicated right-of-way in place is another item on this agenda, requesting abandonment as an arterial. A collector street will be placed generally on the same alignment. Typically, rezoning applications generate a Master Street Plan requirement to dedicate needed rights-of-way. In this instance the realigned arterial is to be dedicated and later constructed by the developer of the several large tracts proposed as MF, 0-1, 0-2 and C-1. This dedication can occur as part of this rezoning or the abandonment petition so long as it is provided in conformance with the Public Works, comments on alignment. Adjacent property to the south is under development for office use and street construction is under way, that will provide access to the proposed new zoning. As to the composition of the tracts proposed and their size, staff feels that some restudy of the C-1 placement and the collector intersection is in order. There are two reasons for this which are: the redesign of the new arterial location will affect the depth and width of the smaller lots for 0-1 and C-1 development. The acreage proposed for C-1, while being about a half acre smaller creates two parcels for one existing. The purpose and intent of C-1 zoning is the provision of a unified spot of personal service, daily needs activities less than five acres. Multiple sites of C-1 tend to suggest a broader commercial use relationship. LAND USE PLAN ELEMENT The site is located in the Chenal District. The request is in conflict with the adopted Plan. Staff met with several property owners a couple of months ago and agreed in principle to Master Street Plan changes and a relocation of some zoning. This request is the result of those meetings. Staff does recommend that the MF -18 along the undergraded arterial be reduced to at least MF -12 - MF -6 would be preferred. Also, Staff would recommend only one "C-1" site and suggest the proposed "C-11' site southeast of the arterial/collector intersection be Office. E May 30, 1995 ITEM NO.: 7 Z-5991 Cont. ENGINEERING COMMENT The layout of the parcels shows the proposed alignment of the minor arterial. This alignment is not in accordance with the Master Street Plan. Revise as follows: 1. 900 foot horizontal curve required on minor arterial. 2. vertical grades will be required to be within Master Street Plan for both collector -and minor arterial. 3. Additional right-of-way for right turn lane at collector intersection is required per master street plan. STAFF RECOMMENDATION Approval of the rezoning in concept. However, we feel that the modifications indicated above are necessary to preserving a low key office/commercial area not previously indicated on the plan. We strongly support the dedication of the new arterial alignment and finally committing the street location. PLANNING COMMISSION ACTION: (MAY 30, 1995) The Chairman introduced this item and asked that staff present its recommendation. Richard Wood, of the Staff, offered a brief overview of the proposal stating that this is not a new rezoning, but the movement of zoning classifications from area to another in some instances the reduction and intensity of units of apartments and the reduction somewhat in the acreage of commercial and office. Wood pointed out that Mr. Joe White with the engineering firm that is preparing the survey and legal descriptions is present. Mr. White has reworked and established alignments and intersection designs that he will present in response to staff and Public Works' concerns. Wood pointed out that the staff supports this rezoning and downzoning application with the modifications to be accomplished by the owner and Mr. White. The Chairman then asked Mr. White to come forward and offer his comments. Mr. White presented a display indicating a potential solution of the street alignment for the arterial street that is being relocated and potential rework of the 3 May 30, 1995 ITEM NO.: 7 Z-5291 (Cont intersection design involving the collector street which runs northeasterly from the arterial. Mr. White offered that his owner was accepting a recommendation of the staff and combining the commercial at one central point in the application and removing it from the perimeter site in the southeast corner. That site would be 0-1 Quiet Office. Mr. White stated that the final details have not been completed on the street design which then establishes the boundaries of the zoning parcels. This would not be accomplished until such time as a decision is made with any adjacent property owner about the point for the curve transition westward for the arterial street. - Mr. White stated "if that can be accomplished beginning the curvature below the Winrock property's boundary, then the 900 foot radius can be accomplished thereby creating a better intersection and a better alignment for the arterial." Absent that arrangement, the Traffic Engineer's design for a 90 degree intersection will be presented. The accompanying legal description's modifications will be provided to staff prior to the item being submitted to the City Board. The question was then posed as to whether or not there were persons present in opposition, there were none in attendance. In a response to a question from Commissioner Ball, Mr. White pointed out that the arterial street within this zoning application terminated at the parkway on the south and tied to another arterial at One Source. Mr. White pointed out that to the north this arterial will tie into the outer loop which is a street connecting Chenal Parkway with Taylor Loop Road. Mr. White expanded on his comments by stating that those streets, arterials and collectors to the north and west of this rezoning are associated with the Master Street Plan amendment which was deferred earlier in this meeting. Commissioner Chachere addressed the staff and asked if the staff concerns will be addressed by what Mr. White has offered. Richard Wood, of the Staff, responded by saying yes that either of those options as finalized will meet our expectations and what we have discussed with Mr. White. As a result of whichever decision is made, the staff would receive and assure the description of the parcels to be rezoned prior to the item being submitted to the Board. Mr. White pointed out in response to that statement that the descriptions and final resolution would be offered to the staff early in the process to give them time to look at the material. 4 May 30, 1995 ITEM NO . • 7 Z-5991 _.( Cont . ) Commissioner Daniel then addressed the rest of the Commission with a comment which had to do with his feeling uncomfortable with recommending approval of an application. The final determinations have not been made about alignments and boundaries and is expecting the staff to work it out prior to the City Board of Directors hearing the case. Assurances were offered both by Commissioner Chachere acting as chairman and Richard Wood, of the Staff. This is not an unusual procedure and the only items to be resolved are some specific points of legal descriptions. This has been done on previous applications. Staff does not forward the item without the material in hand. Commissioner Daniel followed his previous remarks simply by saying that he still had concerns about signing a blank check on these kinds of proposals and not actually seeing what was to be presented to the Board prior to it being voted on by the Commission. There being no further concerns or arguments presented on this issue, the Chairman called the item to the floor for a vote. The vote on the application as presented by Mr. White was 6 ayes, 1 nay, 3 absent and 1 abstention (Doyle Daniel). The application was approved. 5