HomeMy WebLinkAboutZ-6933 Staff AnalysisNovember 9, 2000
ITEM NO.: 4
Owner:
Applicant:
Location:
Request:
Purpose:
Size:
Existing Use:
FILE NO.: Z-6933
Keith French
Keith French
NW corner of Kanis and Kirby
Roads
Rezone from R-2 to C-1
Unspecified, future development
1.7± acres
Vacant
SURROUNDING LAND USE AND ZONING
North - Wooded and undeveloped; zoned R-2
South - Undeveloped; zoned C-1, R-2 and PRD
East - Small business; zoned C-1 and Single Family;
zoned R-2
West - Nonconforming commercial; zoned R-2
PUBLIC WORKS COMMENTS
1. Kanis Road is classified on the Master Street Plan as a
minor arterial. A dedication of right-of-way 45 feet
from centerline is required.
2. Kirby Road is classified on the Master Street Plan as a
commercial street. Dedicate right-of-way to 30 feet from
centerline.
3. A 20 feet radial dedication of right-of-way is required
at the corner of Kirby and Kanis Roads.
With Buildina Permit:
4. Provide design of street conforming to "MSP" (Master
Street Plan). Construct one-half street improvement to
these streets including 5 -foot sidewalks with planned
development.
5. Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
6. Stormwater detention ordinance applies to this property.
7. A Grading Permit must be obtained prior to commencement
of any site work.
November 9, 2000
ITEM NO.: 4 (Cont.) FILE NO.: Z-6933
PUBLIC TRANSPORTATION ELEMENT
The site is not located on a CATA Bus Route.
PUBLIC NOTIFICATION
All owners of property located within 200 feet of the site,
all residents within 300 feet and the Parkway Place
Neighborhood Association were notified of the rezoning
request.
LAND USE PLAN ELEMENT
The site is located in the Ellis Mountain Planning District.
The adopted Plan recommends Mixed Office Commercial for this
node established by the intersection of Kanis, Kirby and
Cooper Orbit Roads. The Plan previously recommended
Neighborhood Commercial for this node. As a result of the
Kanis Corridor Study, the Plan was amended in early 1999. A
C-1 neighborhood commercial pattern has been established
with the properties across both Kanis and Kirby Roads from
this site having previously been zoned C-1. Staff believes
the C-1 zoning request is appropriate. C-1 is compatible
with nearby residential and conforms to the zoning pattern
established at the intersection.
The property lies at the southern edge of the area covered
by the Rock Creek Neighborhood Action Plan which was adopted
in December, 1998. That plan resulted in only 2 to 3
changes, recognizing existing church sites as Public
Institutional. One goal of the action plan was to
"aggressively use Planned Zoning Districts to influence more
neighborhood -friendly and better quality developments."
STAFF ANALYSIS
The request before the Commission is to rezone this vacant,
1.7± acre tract from 11R-2" Single Family to "C-1"
Neighborhood Commercial. An older house and detached garage
structure have been removed from the property. No specific
development has been proposed by the applicant. The
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November 9, 2000
ITEM NO.: 4 (Cont.)
FILE NO.: Z-6933
property is located outside of and adjacent to the city
limits. The site lies within the City's zoning
jurisdiction.
The property is located at the intersection of Kanis, Kirby
and Cooper Orbit Roads. Properties south of Kanis and east
of Kirby are now zoned C-1. The property south of Kirby is
basically undeveloped, containing an open -sided storage
building and 2 to 3 older manufactured home sites. The
small C-1 zoned property across Kirby Road appears to house
a carpet sales business in an older, frame building. The
R-2 zoned property adjacent to the north is wooded. Single
wide manufactured homes and site built homes are located
across Kirby Road, to the east. A large area of
undeveloped, wooded R-2 zoned property is located across
Cooper Orbit Road, to the south. The northern perimeter of
the PRD zoned Brodie Creek development is located southeast
of the site, across Kanis Road. The Brodie Creek property
fronting onto Kanis Road was previously zoned C-1 until it
was incorporated into the Brodie Creek PRD. A pattern of
C-1 zoning has been established at this intersection. The
applicant's rezoning request conforms to the zoning pattern
of C-1 at the corners.
C-1 Neighborhood Commercial is designed to accommodate
limited retail developments within or adjacent to
neighborhood areas. The district should generally be
located at arterial or collector street intersections.
The Ellis Mountain District Land Use Plan currently
recommends Mixed Office Commercial for this node around the
intersection. Previously, the area was designated
Neighborhood Commercial but was changed as a result of the
Kanis Corridor Study in 1999. In light of the C-1 pattern
having been previously established and the fact that C-1 is
the least intensive, neighborhood oriented commercial
district, Staff believes the applicant's request is
appropriate and meets the intent of the Plan.
STAFF RECOMMENDATION
Staff recommends approval of the requested C-1 zoning.
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November 9, 2000
ITEM NO.:
4 -
Cont.)
PLANNING COMMISSION ACTION:
FILE NO.: Z-6933
(NOVEMBER 9, 2000)
The applicant was present. There were no objectors present.
Staff presented the item and a recommendation of approval.
The item was placed on the Consent Agenda and approved by a
vote of 8 ayes, 0 noes and 3 absent.
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