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HomeMy WebLinkAboutZ-7597-A Staff AnalysisFILE NO.: Z -7597-A Owner: Applicant: Location: Area: Request: Purpose: Existing Use: Otter Creek Development Co., LLC Colliers Dickson Flake Partners, Inc. East side of Stagecoach Road, approximately 1,600 feet north of Otter Creek Parkway 1.94 Acres Rezone from R-2 to 0-3 Future Office Development Undeveloped SURROUNDING LAND USE AND ZONING North — Church; zoned R-2 South — Undeveloped property; zoned R-2 East — Undeveloped p rope rty/fl oodway; zoned R-2 West — Single family residences on large lots (across Stagecoach Road); zoned R-2 A. PUBLIC WORKS COMMENTS: 1. Stagecoach Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. The centerline as shown on the plans may not be accurate based on scale dimension of 30 feet to back of curb. 2. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to this street including 5 -foot sidewalk with planned development. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. A grading permit in accordance with Section 29-186(c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 5. Storm water detention ordinance applies to this property. FILE NO.: Z -7597-A Cont. 6. A Special Grading Permit for Flood Hazard Areas will be required per Sec. 8-283 prior to construction. 7. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 -foot wide access easement is required adjacent to the floodway boundary. 8. The mapped floodway and floodplain lines appear to be platted too far west (map scale problem?) and need to be shifted east. 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, all residents within 300 feet who could be identified, and the Otter Creek and SWLR United for Progress Neighborhood Associations were notified of the public hearing. D. LAND USE ELEMENT: This request is located in the Otter Creek Planning District. The Land Use Plan shows Public Institutional for this property. The applicant has applied for to rezone the property from R-2 (Single Family District) to 0-3 (General Office District) for an office development. The proposed development is for an office use and surrounding areas are shown as Office on the Land Use Plan. Since Public Institutional can be office in nature and the adjoining LUP classifications are for Office, a plan amendment is not necessary. Master Street Plan: Stagecoach Road is shown as a Principal Arterial on the Master Street Plan. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exists should be limited to minimize negative effects of traffic and pedestrians on Stagecoach Road. These streets may require dedication of right-of-way and may require street improvements. Bicycle Plan: A Class II bikeway is shown on Stagecoach Road adjacent to the site. A Class II bikeway is located on the street as either a 5 -foot shoulder or 6 -foot marked bike lane. Additional paving and right-of-way may be required. FILE NO.: Z -7597 -A Cont. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Otter Creek/Crystal Valley Neighborhood Action Plan. The Office and Commercial development goal listed an objective maintaining as much of the existing topography, trees, and green space as possible. Three relevant action statements encourage the use of Planned Zoning Districts for new business developments, encourages intense uses to be located at the peripheral of the study area, and discouraging intense uses at the heart of the study area. The plan defines the heart of the study area as the section of Stagecoach Road roughly between Otter Creek and Baseline Roads and identifies that low intensity uses may be more appropriate for this area. The infrastructure goal's objective is to "bring existing infrastructure up to city standards and ensure maintenance of that infrastructure, including roadways and drainage systems," with an action statement indicating that "businesses should be accessed by loop streets as much as possible, and excessive curb cuts must be avoided." Since this application is only accessible from Stagecoach Road curb cuts should not be excessive. E. STAFF ANALYSIS: Otter Creek Development Company, LLC, owner of the 1.94 Acre property located on the east side of Stagecoach Road (approximately 1,600 feet north of Otter Creek Parkway), is requesting to rezone the property from "R-2" Single Family District to "0-3" General Office District. The rezoning is proposed for future office development. The property is undeveloped and partially tree -covered. There is floodplain and floodway, which runs through the east portion of the property. The general area contains a mixture of uses and zoning. There is undeveloped R-2 zoned property (including floodway) to the east and south. Two (2) church developments and undeveloped office zoned property are located to the north. Single family residences on large lots are located across Stagecoach Road to the west. A multifamily development and additional single family residences are located to the northwest. A mixture of commercial uses is located to the southwest at the Stagecoach/Otter Creek Parkway intersection. The City's Future Land Use Plan designates this property as Public Institutional. The requested zoning change to 0-3 does not require a change to the Land Use Plan. Staff is supportive of the requested 0-3 zoning. Staff feels the requested rezoning is appropriate. The rezoning to 0-3 and future office 3 FILE NO.: Z -7597-A (Cont. development of the property will continue the pattern of public institutional uses along the east side of Stagecoach Road, north of Otter Creek Parkway. Staff believes the requested 0-3 zoning will have no adverse impact on the general area. F. STAFF RECOMMENDATION: Staff recommends approval of the requested 0-3 rezoning. PLANNING COMMISSION ACTION: (JULY 21, 2005) The applicant was present. There were no objectors present. Staff presented the item with a recommendation of approval. The applicant offered no additional comments. The item was placed on the Consent Agenda and approved as recommended by staff. The vote was 11 ayes and 0 nays. 2 July 21, 2005 ITEM NO.: 7 FILE NO.: Z -7597-A Owner: Otter Creek Development Co., LLC Applicant: Colliers Dickson Flake Partners, Inc. Location: East side of Stagecoach Road, approximately 1,600 feet north of Otter Creek Parkway Area: 1.94 Acres Request: Rezone from R-2 to 0-3 Purpose: Future Office Development Existing Use: Undeveloped SURROUNDING LAND USE AND ZONING North — Church; zoned R-2 South — Undeveloped property; zoned R-2 East — Undeveloped property/floodway; zoned R-2 West — Single family residences on large lots (across Stagecoach Road); zoned R-2 A. PUBLIC WORKS COMMENTS: 1. Stagecoach Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. The centerline as shown on the plans may not be accurate based on scale dimension of 30 feet to back of curb. 2. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to this street including 5 -foot sidewalk with planned development. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. A grading permit in accordance with Section 29-186(c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. July 21, 2005 ITEM NO.: 7 FILE NO.: Z -7597-A 5. Storm water detention ordinance applies to this property. 6. A Special Grading Permit for Flood Hazard Areas will be required per Sec. 8-283 prior to construction. 7. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 -foot wide access easement is required adjacent to the floodway boundary. 8. The mapped floodway and floodplain lines appear to be platted too far west (map scale problem?) and need to be shifted east. 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, all residents within 300 feet who could be identified, and the Otter Creek and SWLR United for Progress Neighborhood Associations were notified of the public hearing. D. LAND USE ELEMENT: This request is located in the Otter Creek Planning District. The Land Use Plan shows Public Institutional for this property. The applicant has applied for to rezone the property from R-2 (Single Family District) to 0-3 (General Office District) for an office development. The proposed development is for an office use and surrounding areas are shown as Office on the Land Use Plan. Since Public Institutional can be office in nature and the adjoining LUP classifications are for Office, a plan amendment is not necessary. Master Street Plan: Stagecoach Road is shown as a Principal Arterial on the Master Street Plan. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exists should be limited to minimize negative effects of traffic and pedestrians on Stagecoach Road. These streets may require dedication of right-of-way and may require street improvements. 2 July 21, 2005 ITEM NO.: 7 Cont. FILE NO.: Z -7597-A Bicycle Plan: A Class II bikeway is shown on Stagecoach Road adjacent to the site. A Class II bikeway is located on the street as either a 5 -foot shoulder or 6 -foot marked bike lane. Additional paving and right-of-way may be required. City Recognized Neighborhood Action Plan: The applicants property lies in the area covered by the Otter Creek/Crystal Valley Neighborhood Action Plan. The Office and Commercial development goal listed an objective maintaining as much of the existing topography, trees, and green space as possible. Three relevant action statements encourage the use of Planned Zoning Districts for new business developments, encourages intense uses to be located at the peripheral of the study area, and discouraging intense uses at the heart of the study area. The plan defines the heart of the study area as the section of Stagecoach Road roughly between Otter Creek and Baseline Roads and identifies that low intensity uses may be more appropriate for this area. The infrastructure goats objective is to'bring existing infrastructure up to city standards and ensure maintenance of that infrastructure, including roadways and drainage systems;'with an action statement indicating that"businesses should be accessed by loop streets as much as possible, and excessive curb cuts must be avoided" Since this application is only accessible from Stagecoach Road curb cuts should not be excessive. E. STAFF ANALYSIS: Otter Creek Development Company, LLC, owner of the 1.94 Acre property located on the east side of Stagecoach Road (approximately 1,600 feet north of Otter Creek Parkway), is requesting to rezone the property from 'R 2' Single Family District to "O-3' General Office District. The rezoning is proposed for future office development. The property is undeveloped and partially tree -covered. There is floodplain and floodway, which runs through the east portion of the property. The general area contains a mixture of uses and zoning. There is undeveloped R-2 zoned property (including floodway) to the east and south. Two (2) church developments and undeveloped office zoned property are located to the north. Single family residences on large lots are located across Stagecoach Road to the west. A multifamily c July 21, 2005 ITEM NO.: 7 fCont. FILE NO.: Z -7597-A development and additional single family residences are located to the northwest. A mixture of commercial uses is located to the southwest at the Stagecoach/Otter Creek Parkway intersection. The City's Future Land Use Plan designates this property as Public Institutional. The requested zoning change to 0-3 does not require a change to the Land Use Plan. Staff is supportive of the requested 0-3 zoning. Staff feels the requested rezoning is appropriate. The rezoning to 0-3 and future office development of the property will continue the pattern of public institutional uses along the east side of Stagecoach Road, north of Otter Creek Parkway. Staff believes the requested 0-3 zoning will have no adverse impact on the general area. F. STAFF RECOMMENDATIO Staff recommends approval of the requested 0-3 rezoning. PLANNING COMMISSION ACTION: (JULY 21, 2005) The applicant was present. There were no objectors present. Staff presented the item with a recommendation of approval. The applicant offered no additional comments. The item was placed on the Consent Agenda and approved as recommended by staff. The vote was 11 ayes and 0 nays. E