HomeMy WebLinkAboutZ-6829-B Staff AnalysisFILE NO.: Z -6829-B
Owner:
Applicant:
Location:
Area:
Request:
Purpose:
Existing Use:
Joe D. Whisenhunt Revocable Trust
Development Consultants, Inc.
West side of Kirk Road, approximately 800 feet
south of Rahling Road
11.42 Acres
Rezone from MF -18 to 0-2
Future office development
Undeveloped
SURROUNDING LAND USE AND ZONING
North — Undeveloped property and multifamily development; zoned C-1 and MF -18
South — Office use and church; zoned 0-3 and MF -18/R -2/C-1
East — Undeveloped property, church and single family residences; zoned POD,
MF -18 and R-2
West — Multifamily development, undeveloped property and office development;
zoned MF -18 and 0-2
A. PUBLIC WORKS COMMENTS:
No Comments.
B. PUBLIC TRANSPORTATION ELEMENT:
The site is not located on a CATA bus route.
C. PUBLIC NOTIFICATION:
All owners of property located within 200 feet of the site and the Villages of
Wellington Neighborhood Association were notified of the public hearing.
FILE NO.: Z -6829-B Cont.
D. LAND USE ELEMENT:
This request is located in the Chenal Planning District. The Land Use Plan shows
Residential High Density (RH) for this property. The Residential High Density
category accommodates residential development of more than twelve (12)
dwelling units per acre. The applicant has applied for a rezoning from MF -18
(Multifamily 18 units per acre Residential) to 0-2 (Office and Institutional District)
to allow for the development of an office development on this site. There is a
separate item on this agenda to amend the Land Use Plan for this site to Office.
Master Street Plan:
Kirk Road is shown as Minor Arterial on the Master Street Plan. A Minor Arterial
provides connections to and through an urban area and their primary function is
to provide short distance travel within the urbanized area. Entrances and exits
should be limited to minimize negative effects of traffic and pedestrians on Kirk
Road since it is Minor Arterial. This street may require dedication of right-of-way
and may require street improvements for entrances and exits to the site.
BICYCLE PLAN:
There are no bike routes shown in the immediate vicinity.
E. STAFF ANALYSIS:
Joe D. Whisenhunt Revocable Trust, owner of the 11.42 acre property located
along the west side of Kirk Road, approximately 800 feet south of Rahling Road,
is requesting to rezone the property from "MF -18" Multifamily District to "0-2"
Office and Institutional District. The rezoning is proposed to allow future office
development.
The property is currently undeveloped and grass covered. Undeveloped C-1
zoned property and multifamily development are located to the north along
Rahling Road. An 0-3 zoned office development is located to the south.
Fellowship Bible Church is located to the south and east. Undeveloped POD
zoning is also located to the east, with the Villages of Wellington residential
development further east. A multifamily development, vacant 0-2 zoned property
and an office development are located to the west.
The City's Future Land Use Plan designation this property as Residential High
Density. A proposed Land Use Plan amendment to office is a separate item on
this agenda.
Staff is supportive of the requested 0-2 zoning. Staff views the request as
reasonable. The proposed 0-2 zoning will represent a continuation of the
existing zoning pattern in this area. Adjacent properties to the east and south are
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FILE NO.: Z -6829-B
zoned 0-2 and 0-3. The undeveloped POD zoned property across Kirk Road to
the east was approved for a multi -building office development. Fellowship Bible
Church, a large public institutional use, is also located across Kirk Road to the
east and south. Staff believes the proposed 0-2 zoning will have no adverse
impact on the adjacent properties or the general area.
F. STAFF RECOMMENDATION:
Staff recommends approval of the requested 0-2 rezoning.
PLANNING COMMISSION ACTION: (JUNE 12, 2014)
The applicant was present. There were no objectors present. Staff presented the item
and a recommendation of approval. There was no further discussion. The item was
placed on the consent agenda and approved by a vote of 10 ayes, 0 noes and 1 absent.
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June 12, 2014
ITEM NO.: 2.1 FILE NO.: Z -6829-B
Owner: Joe D. Whisenhunt Revocable Trust
Applicant: Development Consultants, Inc.
Location: West side of Kirk Road, approximately 800 feet
south of Rahling Road
Area: 11.42 Acres
Request: Rezone from MF -18 to 0-2
Purpose: Future office development
Existing Use: Undeveloped
SURROUNDING LAND USE AND ZONING
North — Undeveloped property and multifamily development; zoned C-1 and MF -18
South — Office use and church; zoned 0-3 and MF -18/R -2/C-1
East — Undeveloped property, church and single family residences; zoned POD,
MF -18 and R-2
West — Multifamily development, undeveloped property and office development;
zoned MF -18 and 0-2
0
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PUBLIC WORKS COMMENTS:
No Comments.
PUBLIC TRANSPORTATION ELEMENT:
The site is not located on a CATA bus route.
C. PUBLIC NOTIFICATION:
All owners of property located within 200 feet of the site and the Villages of
Wellington Neighborhood Association were notified of the public hearing.
June 12, 2014
ITEM NO.: 2.1 Cont. FILE NO.: Z -6829-B
D. LAND USE ELEMENT:
This request is located in the Chenal Planning District. The Land Use Plan shows
Residential High Density (RH) for this property. The Residential High Density
category accommodates residential development of more than twelve (12)
dwelling units per acre. The applicant has applied for a rezoning from MF -18
(Multifamily 18 units per acre Residential) to 0-2 (Office and Institutional District)
to allow for the development of an office development on this site. There is a
separate item on this agenda to amend the Land Use Plan for this site to Office.
Master Street Plan:
Kirk Road is shown as Minor Arterial on the Master Street Plan. A Minor Arterial
provides connections to and through an urban area and their primary function is
to provide short distance travel within the urbanized area. Entrances and exits
should be limited to minimize negative effects of traffic and pedestrians on Kirk
Road since it is Minor Arterial. This street may require dedication of right-of-way
and may require street improvements for entrances and exits to the site.
BICYCLE PLAN:
There are no bike routes shown in the immediate vicinity.
E. STAFF ANALYSIS:
Joe D. Whisenhunt Revocable Trust, owner of the 11.42 acre property located
along the west side of Kirk Road, approximately 800 feet south of Rahling Road,
is requesting to rezone the property from "MF -18" Multifamily District to "0-2"
Office and Institutional District. The rezoning is proposed to allow future office
development.
The property is currently undeveloped and grass covered. Undeveloped C-1
zoned property and multifamily development are located to the north along
Rahling Road. An 0-3 zoned office development is located to the south.
Fellowship Bible Church is located to the south and east. Undeveloped POD
zoning is also located to the east, with the Villages of Wellington residential
development further east. A multifamily development, vacant 0-2 zoned property
and an office development are located to the west.
The City's Future Land Use Plan designation this property as Residential High
Density. A proposed Land Use Plan amendment to office is a separate item on
this agenda.
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June 12, 2014
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FILE NO.: Z -6829-B
Staff is supportive of the requested 0-2 zoning. Staff views the request as
reasonable. The proposed 0-2 zoning will represent a continuation of the
existing zoning pattern in this area. Adjacent properties to the east and south are
zoned 0-2 and 0-3. The undeveloped POD zoned property across Kirk Road to
the east was approved for a multi -building office development. Fellowship Bible
Church, a large public institutional use, is also located across Kirk Road to the
east and south. Staff believes the proposed 0-2 zoning will have no adverse
impact on the adjacent properties or the general area.
F. STAFF RECOMMENDATION:
Staff recommends approval of the requested 0-2 rezoning.
PLANNING COMMISSION ACTION: (JUNE 12, 2014)
The applicant was present. There were no objectors present. Staff presented the item
and a recommendation of approval. There was no further discussion. The item was
placed on the consent agenda and approved by a vote of 10 ayes, 0 noes and 1 absent.
June 12, 2014
ITEM NO.: 2 FILE NO.: LU14-19-01
Name: Land Use Plan Amendment — Chenal Planning District
Location: Kirk Road
Request: Residential High Density to Office
Source: Robert Brown, Development Consultants, Inc.
PROPOSAL 1 REQUEST:
Land Use Plan amendment in the Chenal Planning District from Residential High
Density to Office. Office represents services provided directly to consumers (e.g.,
legal, financial, medical) as well as general offices which support more basic
economic activities.
EXISTING LAND USE AND ZONING:
The property is undeveloped with a drainage detention pond currently zoned
MF -18 and is 11 acres ± in size.
Currently, the area is zoned MF18 which also covers an area to the north
including the apartments immediately northwest of the site and those on
Champlin Drive and an area across Kirk Road that has been developed as the
Fellowship Bible Church. The church has a CUP on its property. To the
southeast between Chenal Parkway and Kirk Road is an area zoned 02 - Office
and Institutional District and 03 - General Office. The 02 separates the PCD for
the development at Rahling Circle PCD and the apartments to the east. To the
east on Wellington Villages Road, there is a POD, Planned Office Development
on the north side and R2 - Single Family on the south side with a CUP -
Conditional Use Permit for the church.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
This area has seen many Land Use Plan amendments in the past years both
from large scale multiple area changes to individual changes.
December 12, 2012, multiple changes were made along Rahling Road north of
the application area from Residential Medium and Low Density to Office,
Neighborhood Commercial, Residential Medium and Low Density and Park/Open
Space.
On June 27, 2006, a change was made from Low Density Residential,
Neighborhood Commercial and Office to Mixed Office Commercial for an area
south of the application and south and east of the roundabout at Kirk and
Wellington Hills.
June 12, 2014
ITEM NO.: 2(Cont.)FILE NO.: LU14-19-01
Currently, the area is shown as Residential High Density which also covers an
area to the north including the apartments immediately northwest of the site and
those on Champlin Drive and an area across Kirk Road that has been developed
as the Fellowship Bible Church. To the southeast between Chenal Parkway and
Kirk Road is an area shown as Office. To the east on both sides of Wellington
Villages Road, there is an area of Residential Medium Density.
MASTER STREET PLAN:
Kirk Road is shown as a Minor Arterial on the plan. This site is between the
Minor Arterials of Rahling and Wellington Hills Roads. A Minor Arterial provides
connections to and through an urban area and their primary function is to provide
short distance travel within the urbanized area. This section of Kirk Road has
been built with vegetated medians. Entrances and exits should be limited to
minimize negative effects of traffic and pedestrians on Kirk Road since it is a
Minor Arterial. Kirk Road may require dedication of right-of-way and may require
street improvements for entrances and exits to the site.
BICYCLE PLAN:
There is a Class II Bike lane along part of this site. It starts at the Rahling and
Kirk Roads intersection, travels south on Kirk, turns east on Wellington Village
Road and then turns east on Loyola. A Class II Bikeway is located on the street
as either a 5' shoulder or six foot marked bike lane. Additional paving and right
of way may be required.
PARKS:
According to the Master Parks Plan, this property is just inside the Eight Block
deficit area, in other words, they are nine or ten blocks from a city park or other
recreational area. The closest park is in St. Charles subdivision.
HISTORIC DISTRICTS:
There are no city recognized historic districts that would be affected by this
amendment.
ANALYSIS:
The development node clustered around Chenal Parkway, Rahling Road, Kanis
Road and Kirk/Wellington Village is varied in Land Use and zoning. Calculations
of the areas other than Residential Low Density areas shown on the Future Land
Use Plan map yielded these results. Of the 830+ acres, currently one third (35%)
of the acres are Commercial and Neighborhood Commercial. 15% are Mixed
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June 12, 2014
ITEM NO.: 2 (Cont.
FILE NO.: LU14-19-01
Office Commercial or Mixed Use. One quarter (27%) of the acres are Office and
Suburban Office uses while 16% are Residential High Density and Residential
Medium Density. Public Institutional and Park Open Space make up the
remaining acres with less than 7%.
If this change was approved, 11 acres would change from Residential High
Density to Office and the mix of uses in the overall area would remain virtually
unchanged with Office/Suburban Office uses gaining 1% and Residential High
and Medium Densities losing 1%.
Some areas remain undeveloped and provide for future growth in this node.
There are areas of Residential High Density available (approximately 22 acres)
on Chenal Valley Drive north of Rahling as well as the Residential Medium
Density at Kirk and Wellington Village is undeveloped of approximately 7 acres.
For the Office area to the immediate west and northwest, the area is very hilly
and may not be suitable for Office development. The area under review is one of
the more flat sites in the area. There is some Office undeveloped along the east
side of Kirk, although it is a smaller parcel of land owned by an adjacent use and
partially covered by a pond but remains hilly.
A change from Residential High Density to Office will not create an over -supply
of Office areas nor a under supply of Residential High Density areas on the
Future Land Use Plan map.
This change would abut areas shown on the Future Land Use Plan as Office and
abut areas zoned 0-2 - Office and Institutional District. The zoning application to
02 is a separate application on this agenda.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood association: Villages of
Wellington. Staff has received no comments from area residents.
STAFF RECOMMENDATIONS:
Staff believes the change is appropriate
PLANNING COMMISSION ACTION: (JUNE 12, 2014)
This item was placed on the consent agenda for approval. A motion was made
to approve the consent agenda and that motion passed with a vote of 10 ayes
and 1 absent.
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