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HomeMy WebLinkAboutZ-7622 Staff AnalysisFILE NO.: Z - Owner: L. A. Kinnaman . Applicant: Christopher Barrier Location: 15617 Chenal Parkway Area: 5.673 Acres Request: Rezone from R-2 to C-3 Purpose: Future Commercial Development Existing Use: Vacant office building and storage yard SURROUNDING LAND USE AND ZONING North — Undeveloped property (across Chenal Parkway); zoned C-2 South — Plant Nursery (across Kanis Road); zoned PCD East — Undeveloped property; zoned 0-2 West — One Source Home Center; zoned PCD A. PUBLIC WORKS COMMENTS: 1. Chenal Parkway is classified on the Master Street Plan as a principal arterial. At this location, right-of-way is adequate except where a property pin extends to the shoulder. An additional 20' is required at this point, tapered back to other corners. 2. The Master Street Plan calls for a new leg of Kanis Road to be constructed from Chenal Parkway south along the western boundary of the property. The new street then turns east in a long radius to meet the existing Kanis Road alignment at the Rock Creek Bridge. Dedicate right-of-way for this street radius as shown in the 1998 Kanis Road Concept Study. 3. Any future construction or development of the property would be subject to Master Street Plan improvements. 4. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25- FILE NO.: Z-7622 foot wide access easement is required adjacent to the floodway boundary. 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 Parkway Place and St. Charles Neighborhood Associations were notified of the public hearing. D. LAND USE ELEMENT: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Commercial and Park/Open Space for this property. The applicant has applied for C-3 General Commercial for future commercial development. The request does not require a change to the Land Use Plan. If a future commercial development of the property includes open display or outside uses, the specifics of the site plan should be reviewed to assure the compatibility of the proposed development with the surrounding uses. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Rock Creek Neighborhood Action Plan. The Office and Commercial Development goal seeks to maintain the residential integrity of the neighborhood with the objective of adhering to the Future Land Use Plan and lists an action statement of requiring developments in the neighborhood to adhere to the Future Land Use Plan. E. STAFF ANALYSIS: L. A. Kinnamon, owner of the 5.673 acre property located at 15617 Chenal Parkway, is requesting to rezone the property from "R-2" Single Family District to "C-3" General Commercial District. The rezoning is proposed for future commercial development of the property. The property currently contains a vacant office building and construction yard, formerly occupied by Kinco Construction Company. There is an old residential structure which is located within the south one-half of the property. There is a paved access drive from Chenal Parkway, with paved 2 FILE NO.: Z-7622 Cont. parking along the east side of the office building. There is also a gravel access drive from Kanis Road, leading to the residential structure. The general area contains a mixture of uses and zoning. The One Source Home Center development is located immediately west, with undeveloped C-3 zoned property and the Kroger PCD development further west. There is undeveloped 0-2 zoned property to the east, with single family residences further east. Undeveloped C-2 zoned property is located across Chenal Parkway to the north. A plant nursery, single family residences on large lot and undeveloped R-2 zoned property is located to the south across Kanis Road. The City's Future Land Use Plan designates this property as Commercial and Park/Open Space (floodway area). The proposed C-3 zoning does not require a change to the Land Use Plan. A fairly large portion of the property (almost the entire east one-half of the property) is located in the floodway for Rock Creek, as the creek runs north/south through the property near the east property line. Staff recommends that the area of the property within the floodway be zoned "OS" Open Space. Additionally, the Public Works Department requires that the floodway be dedicated as an easement, with a 25 foot wide access easement adjacent to the floodway boundary. Additionally, Public Works requires that right-of-way for a future leg of Kanis Road be dedicated within the southwest portion of the property. See the Public Works Comments (comment 2.) in paragraph A. of this report for a description of the right-of-way to be dedicated. Staff is supportive of the rezoning request. As noted previously, the property is shown as commercial on the City's Future Land Use Plan. After the required floodway and right-of-way dedications, staff estimates that approximately two (2) acres will remain as developable property. Staff feels that a small retail -type commercial development at this location will have no adverse impact on the surrounding properties or the general area. F. STAFF RECOMMENDATION. Staff recommends approval of the requested C-3 zoning, subject to the following conditions. 1. The portion of the property located within the floodway must be zoned "OS" Open Space. 3 FILE NO.: Z-7622 Cont. 2. Compliance with the Public Works requirements as noted in paragraph A. of the staff report. STAFF UPDATE: On April 20, 2004, the applicant asked that this item be deferred to the June 17, 2004 Agenda. The applicant is working with the Public Works department on the design of the new leg of Kanis Road which will run along the west property line. The applicant has expressed interest in filing a Master Street Plan Amendment for a different design, which would also be placed on the June 17, 2004 Agenda. Staff supports the deferral request. PLANNING COMMISSION ACTION: (MAY 6, 2004) Staff informed the Commission that the applicant submitted a letter requesting that the application be deferred to the June 17, 2004 agenda. Staff supported the deferral request. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for deferral to the June 17, 2004 agenda. A motion to that effect was made. The motion passed by a vote of 11 ayes and 0 nays. The application was deferred. PLANNING COMMISSION ACTION: (JUNE 17, 2004) 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 Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion passed by a vote of 9 ayes, 0 nays and 2 absent. The application was approved. 4 June 17, 2004 ITEM NO.: F FILE NO.: Z-7622 Owner: Applicant: Location: Area: Request: Purpose: Existing Use: L. A. Kinnaman Christopher Barrier 15617 Chenal Parkway 5.673 Acres Rezone from R-2 to C-3 Future Commercial Development Vacant office building and storage yard SURROUNDING LAND USE AND ZONING North — Undeveloped property (across Chenal Parkway); zoned C-2 South — Plant Nursery (across Kanis Road); zoned PCD East — Undeveloped property; zoned 0-2 West — One Source Home Center; zoned PCD A. PUBLIC WORKS COMMENTS: 1. Chenal Parkway is classified on the Master Street Plan as a principal arterial. At this location, right-of-way is adequate except where a property pin extends to the shoulder. An additional 20' is required at this point, tapered back to other corners. 2. The Master Street Plan calls for a new leg of Kanis Road to be constructed from Chenal Parkway south along the western boundary of the property. The new street then turns east in a long radius to meet the existing Kanis Road alignment at the Rock Creek Bridge. Dedicate right-of-way for this street radius as shown in the 1998 Kanis Road Concept Study. 3. Any future construction or development of the property would be subject to Master Street Plan improvements. June 17, 2004 ITEM NO.; F (Cont.) FILE NO.: Z-7622 4. 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. 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 Parkway Place and St. Charles Neighborhood Associations were notified of the public hearing. D. LAND USE ELEMENT: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Commercial and Park/Open Space for this property. The applicant has applied for C-3 General Commercial for future commercial development. The request does not require a change to the Land Use Plan. If a future commercial development of the property includes open display or outside uses, the specifics of the site plan should be reviewed to assure the compatibility of the proposed development with the surrounding uses. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Rock Creek Neighborhood Action Plan. The Office and Commercial Development goal seeks to maintain the residential integrity of the neighborhood with the objective of adhering to the Future Land Use Plan and lists an action statement of requiring developments in the neighborhood to adhere to the Future Land Use Plan. E. STAFF ANALYSIS: L. A. Kinnamon, owner of the 5.673 acre property located at 15617 Chenal Parkway, is requesting to rezone the property from "R-2" Single Family District to "C-3" General Commercial District. The rezoning is proposed for future commercial development of the property. E June 17, 2004 ITEM NO.: F (Cont.) FILE NO.: Z-7622 The property currently contains a vacant office building and construction yard, formerly occupied by Kinco Construction Company. There is an old residential structure which is located within the south one-half of the property. There is a paved access drive from Chenal Parkway, with paved parking along the east side of the office building. There is also a gravel access drive from Kanis Road, leading to the residential structure. The general area contains a mixture of uses and zoning. The One Source Home Center development is located immediately west, with undeveloped C-3 zoned property and the Kroger PCD development further west. There is undeveloped 0-2 zoned property to the east, with single family residences further east. Undeveloped C-2 zoned property is located across Chenal Parkway to the north. A plant nursery, single family residences on large lot and undeveloped R-2 zoned property is located to the south across Kanis Road. The City's Future Land Use Plan designates this property as Commercial and Park/Open Space (floodway area). The proposed C-3 zoning does not require a change to the Land Use Plan. A fairly large portion of the property (almost the entire east one-half of the property) is located in the floodway for Rock Creek, as the creek runs north/south through the property near the east property line. Staff recommends that the area of the property within the floodway be zoned "OS" Open Space. Additionally, the Public Works Department requires that the floodway be dedicated as an easement, with a 25 foot wide access easement adjacent to the floodway boundary. Additionally, Public Works requires that right-of-way for a future leg of Kanis Road be dedicated within the southwest portion of the property. See the Public Works Comments (comment 2.) in paragraph A. of this report for a description of the right-of-way to be dedicated. Staff is supportive of the rezoning request. As noted previously, the property is shown as commercial on the City's Future Land Use Plan. After the required floodway and right-of-way dedications, staff estimates that approximately two (2) acres will remain as developable property. Staff feels that a small retail -type commercial development at this location will have no adverse impact on the surrounding properties or the general area. �Icl June 17, 2004 ITEM NO.: F (Cont.) FILE NO.: Z-7622 F. STAFF RECOMMENDATION: Staff recommends approval of the requested. C-3 zoning, subject to the following conditions. 1. The portion of the property located within the floodway must be zoned "OS" Open Space. 2. Compliance with the Public Works requirements as noted in paragraph A. of the staff report. STAFF UPDATE: On April 20, 2004, the applicant asked that this item be deferred to the June 17, 2004 Agenda. The applicant is working with the Public Works department on the design of the new leg of Kanis Road which will run along the west property line. The applicant has expressed interest in filing a Master Street Plan Amendment for a different design, which would also be placed .on the June 17, 2004 Agenda. Staff supports the deferral request. PLANNING COMMISSION ACTION: (MAY 6, 2004) Staff informed the Commission that the applicant submitted a letter requesting that the application be deferred to the June 17, 2004 agenda. Staff supported the deferral request. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for deferral to the June 17, 2004 agenda. A motion to that effect was made. The motion passed by a vote of 11 ayes and 0 nays. The application was deferred. PLANNING COMMISSION ACTION: (JUNE 17, 2004) 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 Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion passed by a vote of 9 ayes, 0 nays and 2 absent. The application was approved. 4