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HomeMy WebLinkAboutZ-6576 Staff AnalysisOctober 29, 1998 ITEM NO.: 3 FILE NO.: Z-6575 Owner: Applicant: Location: Request: Purpose: Size: Existing Use: Edward Lile and David Keller Ramsay Ball Northwest and northeast corners of Kanis Road and Point West Drive Rezone from MF -18 to 0-1, with two-story building height limit. Develop new, small offices. 2 tracts, total of 5.58+ acres Undeveloped, wooded SURROUNDING LAND USE AND ZONING North - Single Family; zoned R-2 South - Undeveloped, partially wooded, zoned C-3; one office building; zoned 0-3 East - Undeveloped; zoned PCD West - Single Family and VFW Club; zoned R-2 PUBLIC WORKS COMMENTS 1. Kanis Road is listed on the Master Street Plan as a minor arterial. A dedication of right-of-way to 45 feet from centerline is required. 2: Provide design of streets conforming to "MSP" (Master Street Plan). Construct one-half street improvement to these streets including 5 foot sidewalks with planned development. 3. Stormwater detention ordinance applies to this property. 4. Property frontage needs to have the sidewalks and ramps brought up to the current ADA standards. 5. Driveway shall conform to Sec. 31-210 or Ordinance 16,577'. PUBLIC TRANSPORTATION ELEMENT The site is not located on a CATA bus route. October 29, 1998 ITEM NO.: 3 Cont. FILE NO.: Z-657fi NEIGHBORHOOD ASSOCIATION NOTIFICATION The Gibralter Heights, Point West, Timber Ridge Neighborhood Association was notified of the rezoning request. LAND USE PLAN ELEMENT The site is located in the Ellis Mountain Planning District. The Land Use Plan currently recommends Multifamily for the site, which is reflective of the current zoning. The recently approved Kanis Corridor Plan recommends Suburban Office for the site. The Kanis Plan has not yet been approved by the Board of Directors, pending the submittal of street sections for Kanis Road. In light of the Commission's previous approval of Suburban Office for the site, staff believes the request to be appropriate. 0-1 zoning with a condition limiting building heights to no more than two stories meets the spirit of Suburban Office. STAFF ANALYSIS The request before the Commission is to rezone these two tracts, totaling 5.58± acres across from MF -18 Multifamily to 0-1 Quiet Office with a two-story building height limit. The two tracts are located at the northwest and northeast corners of Kanis Road and Point West Drive. Once the required right-of-way is dedicated, the net total area is 4.27± acres. Both tracts are very shallow, with long frontages on Kanis Road. The properties are wooded and undeveloped. The applicant proposes to develop small office buildings on the sites. These properties were zoned MF -18 in 1979 as part of a larger development plan for the area along Kanis Road, west of Bowman Road. These multifamily properties were never developed. Subsequently, the single-family neighborhood adjacent to the north developed. In early 1997, a developer approached the Planning Commission with a plan to build a 73 unit apartment complex on the properties. There was extreme neighborhood opposition and the application was withdrawn. Of the nume ouz lett-ars and telephone calls received -by - staff at that time, almost all specifically stated that they did not want apartments developed on the properties. Several of the neighbors suggested that the properties would be better developed as Quiet Office or townhouses/zero lot line homes. The subsequent Kanis Corridor Study reinforced those sentiments by recommending that the land use plan for these properties be changed from Multifamily to Suburban Office. The Commission recommended approval of the Land Use Plan Change and forwarded it to the Board of Directors. The Board has not yet acted on the change, pending street 2 October 29, 1998 ITEM NO.: 3 (Cont FILE NO.: Z-6576 sections for Kanis Road. Staff believes 0-1 is an appropriate zoning for these tracts. The applicant has offered as a condition of the zoning that building heights will be limited to two stories or less. The shallow depth of the tracts will have the effect of limiting the potential size of any development. The area standards provided in the 0-1 district anticipate that office use will be located in established areas of the city and in close proximity to residential uses. Height, area and parking regulations are designed to assure that office uses will be compatible with adjacent residential districts. The 0-1 zoning will provide a transition from the traffic and commercially zoned properties on Kanis Road to the single family on the north. Staff believes 0-1 zoning, with the building height limit offered by the applicant, meets the spirit of Suburban. office. STAFF RECOMMENDATION Staff recommends approval of the requested 0-1 zoning with the two-story building height limit offered by the applicant. PLANNING COMMISSION ACTION: (OCTOBER 29, 1998) The applicant was present. There were no objectors present. One letter of support from Cathy Mills of 119 Point West Circle and one letter of concern from Greg Shira (address unknown) had been received by staff and forwarded to the Commission. Dana Carney, of the Planning staff, stated that he felt Mr. Shira's concerns would be addressed by the City's Landscape and Buffer Ordinances. He reiterated staff's position that 0-1 zoning was appropriate for these properties. There was no further discussion. The item was placed on the Consent Agenda and approved by a vote of 8 ayes, 0 noes and 3 absent. 3