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PLANNING COMMISSION REPORT SUMMARY Public Hearing Item |
ITEM NO 11A: M-1 TO PRD-2; 8.24 ACRES; 4500 W. BOB BILLINGS PARKWAY (PGP/SMS)
Z-12-53-04: A request to rezone a tract of land approximately 8.24 acres from M-1 (Research Industrial) District to PRD-2 (Planned Residential Development) District. The property is described as 4500 West Bob Billings Parkway. Submitted by BG Consultants, Inc., for Bella Sera Development, L.L.C., property owner of record.
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STAFF RECOMMENDATION: Planning Staff recommends approval of the rezoning of a tract of land from M-1 (Research Industrial) District to PRD-2 (Planned Residential) District and forwarding it to the City Commission with a recommendation for approval based on the findings of fact found in the body of the staff report and subject to the following condition:
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Applicant’s Reason for Request: |
To convert an existing M-1 (Research Industrial) District to PRD-2 (Planned Residential Development) District to allow for 3 residential condominium loft buildings (total of 99 dwelling units). |
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KEY POINTS
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GOLDEN FACTORS TO CONSIDER ZONING AND USES OF PROPERTY NEARBY · Property surrounding the 8.24 acre site includes McGrew Nature Preserve, Lawrence Police Facility, Duplex Townhouses, Single Family Homes, and Retirement Facility.
CHARACTER OF THE AREA · The overall character of the area represents a mixture of professional offices, medical offices, industrial research, nature preserve and residential uses.
CONFORMANCE WITH THE COMPREHENSIVE PLAN · The project is in general conformance with the Comprehensive Plan. |
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ASSOCIATED CASES/OTHER ACTION REQUIRED
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PUBLIC COMMENT RECEIVED PRIOR TO PRINTING None |
PUBLIC HEARING ITEM
ITEM NO 11A: M-1 TO PRD-2; 8.24 ACRES; 4500 W. BOB BILLINGS PARKWAY (PGP/SMS)
Z-12-53-04: A request to rezone a tract of land approximately 8.24 acres from M-1 (Research Industrial) District to PRD-2 (Planned Residential Development) District. The property is described as 4500 West Bob Billings Parkway. Submitted by BG Consultants, Inc., for Bella Sera Development, L.L.C., property owner of record.
GENERAL INFORMATION
Current Zoning and Land Use: M-1 (Research Industrial) District; undeveloped.
Surrounding Zoning and Land Use: M-1 (Research Industrial) District to the north and west; McGrew Nature Preserve to the north, City of Lawrence Police Facility to the West.
RS-2 (Single-family Residence) District to the east; McGrew Nature Preserve.
RM-1 (Multiple-family Residential) District across Bob Billings Parkway to the south; Brandon Woods Retirement Center and Single-family Residences.
Reason for Request: To convert an existing M-1 (Research Industrial) District to PRD-2 (Planned Residential Development) District to allow for 3 residential condominium loft buildings (total of 99 dwelling units).
I. ZONING AND USES OF PROPERTY NEARBY
Staff Finding - The subject property is located at 4500 Bob Billings Parkway and is zoned M-1 (Research Industrial) District. The surrounding zonings are M-1 (Research Industrial) with a nature preserve to the north and east and police facility to the west. RM-1 (Multiple-family Residential) District exists across Bob Billings Parkway to the south with a retirement center and single-family residences.
II. CHARACTER OF THE NEIGHBORHOOD
Staff Finding - The rezoning request is one element of part of a much larger area, within the eastern edge of the larger Oread West Research Park development. Some lots within the M-1 (Research Industrial) area have yet to be developed. Of the business and buildings developed in the Oread West Research Park, nearly all are either research uses or professional and medical office buildings.
III. SUITABILITY OF SUBJECT PROPERTY FOR THE USES TO WHICH IT HAS BEEN RESTRICTED
Appropriateness of continuing the M-1 (Research Industrial) Development.
The M-1 (Research Industrial) District would still be appropriate for this property. In the longer term, available land for Research Industrial would assist in the Economical Development of our area and the potential spin-off industrial developments of the University of Kansas.
The rezoning request seeks to place a PRD-2 (Planned Residential District) zoning district at the eastern edge of a M-1 (Research Industrial) District. Staff’s key planning issues with this request are:
· The request would constitute a new use, residential, within the eastern edge of a research industrial area.
· The benefits of planned zoning and land use that exist within a Planned Unit Development provide better assurances for integration of uses into the established and planned ‘park’ setting than what conventional zoning can provide.
Staff Finding - In staff’s opinion, the property is suitable to the M-1 uses to which it has been restricted. Rezoning of the property to PRD-2 provides assurances that the property will develop as submitted.
IV. LENGTH OF TIME SUBJECT PROPERTY HAS REMAINED VACANT AS ZONED
Staff Finding -The M-1 property has been zoned Research Industrial District since the mid 1980’s and has remained vacant.
V. EXTENT TO WHICH REMOVAL OF RESTRICTIONS WILL DETRIMENTALLY AFFECT NEARBY PROPERTY
The M-1 Research Industrial District is designed,
(a) to provide an industrial park type environment exclusively for, and conducive to, the development and protection of modern administrative facilities and research institutions, all of a non-objectionable type, and
(b) to protect nearby residential and commercial areas.
The rezoning request is for a PRD-2 Planned Residential Development District.
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Zoning District Comparison |
M-1 Research Industrial |
PRD-2 Planned Residential District | |
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Site Area |
Minimum 7 acres (property is within Oread West Research Park 35+ acre industrial park) |
Minimum 2+ Acres, Maximum density =15 Dwelling Units/Net Residential Acre | |
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Lot Width |
200’ |
25% min. open space use |
20% minimum common open space use |
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Lot Depth |
200’ | ||
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Front Yard Setback |
40’ abutting residential/ 15’ abutting nonresidential |
15’ from public or private street, or 20’ from street if a driveway is provided | |
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Side Yard Setback |
Periphery Boundary 35’ | ||
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Rear Yard Setback | |||
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Maximum Height |
3 stories/ 40 feet |
Per approved Plan | |
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Residential Density |
N/A |
Maximum 15 Dwelling Units/Net Residential Acre | |
The accompanying Planned Unit Development (PDP-12-14-04) is proposing a residential density of 14.2 Dwelling Units per Net Residential Acre.
The PRD-2 District allows a maximum of 15 residential dwelling units per residential acre. Permitted use groups within the PRD District includes: (1) residential dwelling units attached or detached, or a combination of both attached and detached units. (2) Nonresidential uses of a religious, cultural, educational and recreational character to the extent that they are designed and intended to serve primarily the residents of the Planned Residential Development. (3) Commercial uses to the extent they are designed and intended to serve primarily the residents and uses or activities of the Residential Planned Unit Development.
The M-1 Research Industrial District has the following permitted use groups: Group 1 – Agriculture – Animal Husbandry, Group 2 – Agriculture – Field Crops, Group 7 Community Facilities – Public Utilities, Group 8 – Temporary Uses, Group 10 – Off street parking, Group 18 – Research and testing.
Staff Finding - Removal of the existing restrictions and rezoning to PRD-2 would require a revised Preliminary and Final Development Plan and a replat of the property.
Rezoning properties now zoned M-1 will introduce additional residential uses into a developing research park.
VI. RELATIVE GAIN TO THE PUBLIC HEALTH, SAFETY AND WELFARE BY THE DESTRUCTION OF THE VALUE OF THE PETITIONER’S PROPERTY AS COMPARED TO THE HARDSHIP IMPOSED UPON THE INDIVIDUAL LANDOWNERS
The rezoning will take the property out of the available industrial research/office inventory. However, there currently exists an oversupply of developed office space in the local market. The potential benefits to the area would include additional investments in the area, renewed interest in the Oread West Research Park, and an increase in the activity levels. The residential condominium development concept has been validated by its increased use as a marketing and land use trend at the national level.
Staff Finding - The attributes of a residential condominium development will likely provide a renewed interest in the Oread West Research Park.
VII. CONFORMANCE WITH THE COMPREHENSIVE PLAN
An evaluation of the conformance of the rezoning request with the City’s Comprehensive Plan is based on the goals, policies and recommendations in Horizon 2020.
Page 63, - Medium-Density Residential Development. “Medium-density residential development, reflecting an overall density of 7 to 15 dwelling units per acre, is recommended at selected locations along major roadways, near high-intensity activity areas, and when adjacent to important natural amenities as cluster development.” Page 64 -“Most of the sites recommended for new medium-density residential development occupy transitional locations between single-family neighborhoods and office/commercial areas.”
Staff Finding - The proposed rezoning request is consistent with the Residential Goals and Policies of the City’s Comprehensive Plan, Horizon 2020. The request for PRD-2 zoning classification is generally consistent with the Land Use Goals and Policies of Horizon 2020.
STAFF REVIEW The applicant is requesting to rezone a vacant M-1 Research Industrial property to a PRD-2 Planned Residential Development zoning district. By converting the site to a Planned Unit Development rather than the existing conventional zoning, the following points can be achieved: · The Planning Commission will maintain their ability to be the local administrative authority reviewing and approving the proposed project.
· The Developer gains additional uses within the flexibility of a Planned Unit Development that encourages innovation and imaginative approaches in the design of the development. A conventional zoning would required a more constrained, rigid site planning process.
· The surrounding properties will maintain the specificity of a specific project through the Planned Unit Development process which assures a know quantity and quality of development. A conventional zoning district would allow a number of different uses that would be permitted by right.
· An approved development plan has a control mechanism which provides for developmental assurances for the surrounding property owners.
Based upon the staff report findings, the rezoning request presents a residential component to the overall Oread West Office Park. PROFESSIONAL STAFF RECOMMENDATION
STAFF RECOMMENDATION: Planning Staff recommends approval of the rezoning of a tract of land from M-1 (Research Industrial) District to PRD-2 (Planned Residential) District and forwarding it to the City Commission with a recommendation for approval based on the findings of fact found in the body of the staff report and subject to the following conditions:
1. Maximum of 14.2 Dwelling Units per Net Residential Acre.
2. Approval of the Preliminary Development Plan for Bella Sera at the Preserves.