HomeMy WebLinkAboutA002 - Council Action Form dated June 9, 1999 ITEM#:
DATE: 06/08/99
COUNCIL ACTION FORM
SUBJECT: MOTION TO APPROVE THE REZONING OF APPROXIMATELY 1.42
ACRES (62,077.4 SQ. FT.) OF LAND FROM R-3 PUD (MEDIUM-DENSITY
RESIDENTIAL) TO P-C (PLANNED COMMERCIAL) GENERALLY LOCATED EAST OF
STANGE ROAD, AND BETWEEN BRISTOL DRIVE AND ASPEN ROAD.
ACTION FORM SUMMARY: This is a request to rezone five (5) lots and 25.00 feet of an
existing platted lot for the purpose of commercial development in the Somerset
Subdivision.
Approval of this request for rezoning is recommended by the Planning and Zoning
Commission and staff.
BACKGROUND:
Rezoning Request. The developers request rezoning of the following lots from R-3 PUD
(Medium-Density Residential) to P-C (Planned Commercial):
• Lots 75, 76, 77, and the north 25.00 feet of Lot 73 in Somerset Second Addition; and
• Lots 1 and 2 in Somerset Fourth Addition.
A summary of the land area included in the rezoning is described as follows:
• Lots 75, 76, and 77: 31,929.8 square feet;
• N. 25 feet of Lot 73: 9,147.6 square feet;
• Lots 1 and 2: 21, 000 square feet;
Total Land Area
Proposed for Rezoning: 62,077.4 square feet (1.42 acres)
Purpose for Rezoning. The purpose for rezoning Lots 75, 76, 77 and Lots 1 and 2 is to
expand the amount of commercial land area available for development in the Somerset
Subdivision.
The purpose for rezoning the north 25.00 feet of Lot 73 is to provide adequate land area
for off-street parking behind commercial buildings that are planned for construction along
the south side of Northridge Parkway.
Concurrent Development Requests. Concurrently with this request for rezoning, the
developers have submitted applications for approval of a revised Conceptual Development
Plan (CDP) for Somerset Subdivision (including the CDP for the Fifth Addition), and the
approval of a Planned Unit Development (PUD) Plan for the Garden Apartments in Blocks
1 and 2 on the CDP.
ANALYSIS:
Land Use Policy Plan (LUPP). The site is designated as Village/Suburban Residential
on the 1997 LUPP Map. The LUPP states that Village Residential developments may
include supporting commercial uses based on a ratio of three (3) acres of commercial land
use for each 1,000 persons occupying a development. Based on the estimate of 2,244
persons that will occupy the Somerset Subdivision, a total of six (6) acres of commercial
land could be supported by the estimated population of the subdivision.
The developers are proposing to increase the amount of land for commercial use from a
current total of 7.68 acres to a proposed total of approximately 9.10 acres, or an increase
of 1.42 acres of land for commercial land use. Of the 1.42 acre increase in commercial
land, 0.21 acres is being added to accommodate the depth of lots needed to provide
adequate land area for commercial buildings with surface parking behind the buildings
along the south side of Northridge Parkway. The remaining 1.21 acres of additional land
for commercial land use is an expansion of the total area originally planned for Somerset
Subdivision. The commercial expansion area is split between two areas. One site (Lots
75, 76, and 77 of Somerset Second Addition) expands the commercial area south along
the east side of Stange Road and north of Bristol Drive and includes 0.73 acres (31,929.8
sq. ft.) of land area. The second commercial area (Lots 1 and 2 of Somerset Fourth
Addition) is located north of the area planned for commercial along the east side of Stange
Road and south of the area planned for Village Apartments. This commercial expansion
area includes 0.48 acres (21,000 sq. ft.).
The total amount of land area proposed for commercial development by the developers
(9.10 acres) exceeds the maximum amount of commercial land area recommended for a
Village Residential development of this size by 3.10 acres. The commercial land area
proposed represents a ratio of approximately 4.50 acres of commercial land area for every
1,000 persons living in the development. This is compared to the LUPP standard of 3.0
acres of commercial land area for every 1,000 persons living in the development.
At the time the Somerset Subdivision was in the initial stages of design, there was some
question as to the viability of commercial land use in this mixed-use subdivision. Since that
time, and as Somerset continues to develop, it has become apparent that there is
considerable interest in commercial land use in this new Village Residential subdivision.
Staff believes it is vital to the success of the Somerset Subdivision that commercial land
use be a component of the Village. Therefore, it is in the community's best interest to
assure, to the extent possible, the viability of the commercial development in Somerset
Subdivision. If this means that the amount of commercial land area be increased beyond
2
the ratio recommended in the LUPP, then staff believes the higher ratio of commercial land
area to population is appropriate. The extension of commercial land use along the east
side of Stange Road seems to be a logical extension that maintains the continuity and
does not undermine the integrity of the planned commercial core.
Utilities. The utilities planned for the subject properties are adequate to serve the
commercial area with sanitary sewer, storm sewer, water, and electric service.
Fire Department Response Time. The estimated Fire Department response time to the
subject properties is greater than four (4) minutes, but less than the five (5) minute
standard the Fire Service uses for fire and first aid response.
Street and Vehicular Access. Access will be provided to the subject properties from
Northridge Parkway, Aspen Road, Kent Avenue, and from alleys that are accessed from
these streets. No vehicular access will be permitted to these properties from Stange Road.
Sidewalks are planned along the east side of Stange Road for pedestrian access to the
subject properties.
Cy-Ride will have two stops on the east side of Stange Road and two on the west side,
which will serve commercial development on the subject properties.
STAFF COMMENTS:
Although the proposed rezoning of the subject property increases the amount of
land area for commercial development beyond what is recommended by the Land
Use Policy Plan, staff believes the proposed rezoning is not detrimental to the
integrity of Somerset Subdivision, and staff believes the success of this commercial
area is in the best interests of the community and of the subdivision. Staff also
supports the proposed rezoning of the north 25 feet of Lot 73 to provide adequate
land area for commercial buildings with off-street parking behind the buildings.
Staff would not be favorable to the continued expansion of the land area for commercial
development beyond what is proposed. It is important to maintain a balance between the
population density of the Somerset Subdivision and the amount of "neighborhood"
commercial development that is part of the subdivision.
Amendment to the Zoning Change Agreement. An amendment to the Zoning Change
Agreement is necessary to reflect revisions to the lot lines in accordance with the proposed
CDP, and to the areas planned for development as "Commercial" and "Village Apartment"
land use, as well as eliminating the reservation of an area for one of the "Church Sites" on
the CDP. The developers have signed the amendment to the Zoning Change Agreement
for Somerset Subdivision prior to the public hearing as required by State law.
3
RECOMMENDATION OF THE PLANNING & ZONING COMMISSION:
The Planning and Zoning Commission reviewed this request at their meeting of May 19,
1999 and approval of this request was recommended with the following stipulation:
a. The developers must sign an amendment to the Zoning Change Agreement for
Somerset Subdivision prior to the public hearing for the rezoning by the City
Council. The amendment to the Zoning Change Agreement will include
replacement of the CDP document in Appendix A of the Agreement with the revised
CDP.
ALTERNATIVES:
1. The City Council can approve this request to rezone approximately 1.42 acres of
land, generally located east of Stange Road and between Bristol Drive and Aspen
Road, from R-3 PUD (Medium-Density Residential) to P-C (Planned Commercial).
2. The City Council can deny approval of this request to rezone approximately 1.42
acres of land, generally located east of Stange Road and between Bristol Drive and
Aspen Road, from R-3 PUD (Medium-Density Residential) to P-C (Planned
Commercial).
3. The City Council can modify this request to rezone approximately 1.42 acres of land,
generally located east of Stange Road and between Bristol Drive and Aspen Road,
from R-3 PUD (Medium-Density Residential) to P-C (Planned Commercial).
4. Action on this request can be postponed and referred back to City staff and/or the
applicant for additional information.
RECOMMENDED ACTION:
It is recommended that Alternative #1 be adopted. Alternative #1 is approval of this
request to rezone approximately 1.42 acres of land, generally located east of Stange Road
and between Bristol Drive and Aspen Road, from R-3 PUD (Medium-Density Residential)
to P-C (Planned Commercial).
The developers have signed the amendment to the Zoning Change Agreement for
Somerset Subdivision prior to the public hearing for the rezoning by the City Council as
required by State law.
Attachment
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