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RESOLUTION NO. R-1112-129: A RESOLUTION OF THE COUNCIL OF THE CITY OF NORMAN, OKLAHOMA, AMENDING THE NORMAN 2025 LAND USE AND TRANSPORTATION PLAN, LAND USE PLAN AMENDMENT NO. LUP-1112-6, SO AS TO PLACE PART OF THE NORTHWEST QUARTER OF SECTION 31, TOWNSHIP 9 NORTH, RANGE 2 WEST OF THE INDIAN MERIDIAN, NORMAN, CLEVELAND COUNTY, OKLAHOMA, IN THE COMMERCIAL DESIGNATION AND REMOVE THE SAME FROM THE HIGH DENSITY RESIDENTIAL DESIGNATION AND OFFICE DESIGNATION. (LOCATED AT 612 ASP AVENUE, 421-427 BUCHANAN AVENUE, 700, 706 AND 710 ASP AVENUE, AND THE ADJACENT LOT TO THE SOUTH)
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SUMMARY OF REQUEST: The Council has previously seen a similar version of this application. Since the earlier submittal the applicant acquired additional land. The applicant was requesting to rezone approximately 1.43 acres; the applicant now requests rezoning for 1.53 acres. The applicant has included the squared off area located in the middle of this earlier proposed development. Previously, the development created a U shape around this area; now the expansion has included this area as part of the development. The additional land to be included in the project adds approximately seven percent (7%) to the land area, does not change the required notification area, and addresses a prior protest by the property owners whose property would have been surrounded under the prior configuration of the project. This applicant is requesting a change in the 2025 Land Use and Transportation Plan from Office and High Density Residential Designations to Commercial Designation. The current zoning consists of C-2, General Commercial District, C-1, Local Commercial District, CO, Suburban Office Commercial District and R-3, Multi-Family Dwelling District. Currently, there are three land uses on the site; multi-family, office and commercial/retail. The uses proposed for the new development are the same; multi-family, office and commercial/retail. The applicant intends to develop the area into a Mixed Building consisting of a parking garage, commercial/retail, office and apartments. This proposed Mixed Building use is permitted as a Special Use under the C-3 zoning district. The project will be one six story building, five and one-half stories above grade and one-half of a level below grade. The parking garage will house approximately 306 parking spaces. There are two levels to the parking garage, a portion of which will be below grade. The first at grade floor of the development will house the commercial/retail and office area. The third through the sixth floors will house apartments. At this time the unit count for the apartments is 200 dwelling units. This equates to 130.7 units per acre. The parking garage has 306 parking spaces. This equates to 1.53 parking spaces per dwelling unit.
The 2025 Plan identifies two criteria that must be examined before a land use change is approved.
- There has been a change in circumstances resulting from development of properties in the general vicinity which suggest that the proposed change will not be contrary to the public interest. Over the last year there have been several developments in this general vicinity that have proposed higher residential densities and another that proposed a mixed use development. Currently there is an apartment development to the northeast of this proposal, located south of Duffy Street on the east side of Monnett Avenue. There is a five-story condominium development just east of the railroad tracks on the north side of Boyd Street, as well as a future three-story mixed use development at the northwest corner of Boyd and Monnett Avenue. This area near the University of Oklahoma and Campus Corner, as well as other commercial/retail and office developments, are creating growth in this area.
- There is a determination that the proposed change would not result in adverse land use or adverse traffic impacts to surrounding properties or the vicinity. The University of Oklahoma is located to the south about one block. The Campus Corner retail area is about one-half block to the south of this proposal, as well as Main Street attractions about one-half mile to the northeast. There is an abundance of places/businesses in this general area to frequent via bike, pedestrian trails, or sidewalks. With the limited parking around the University, Campus Corner and Main Street ,the location of this development gives the residents walking and biking options for accessing these areas. The parking incorporated into the design of the building helps eliminate larger sprawling parking lots. The area to be developed currently has four curb cuts along Asp Avenue. This proposal eliminates three of the curb cuts. With the elimination of additional curb cuts and the access to this development now aligned with Duffy Street, traffic conflicts are reduced. Asp Avenue is a two-way street, which creates access to both north and south destination points for the residents. The west side of the development is Buchanan Avenue. There are five curb cuts along Buchanan Avenue. Of those five curb cuts, three back into the street also creating unsafe traffic issues. This proposed development has eliminated all curb cuts along Buchanan Avenue.
The applicant submitted a Traffic Impact Analysis (TIA). The Public Works staff, on May 9, 2013, sent a letter to TEC, the applicant's traffic engineering firm, with a series of questions and concerns regarding the TIA. Subsequent to that letter, City staff met with the applicant and their engineers on May 20, 2013. At that meeting, traffic concerns were discussed, and TEC agreed to submit a revised TIA. Public Works staff received a revised TIA from the applicant's traffic engineering firm on June 10, 2013. Staff has reviewed the TIA and developed a staff report regarding possible traffic and pedestrian impacts for the area. The staff report and revised TIA are attached to this packet.
STAFF RECOMMENDATION: The Campus Corner area is typically zoned C-2, General Commercial District and C-3, Intensive Commercial District. The Land Use and Transportation Plan designates the Campus Corner area along the west side of Asp Avenue up to one lot south of this development as Commercial Designation. This request for a change in Land Use Designation is consistent with the current Land Use Designation that would allow high density residential and office at present. The Land Use and Zoning request for this development is a continuation of what is already established in the Campus Corner area. Due to the close proximity to the University, Campus Corner and Main Street, the residents will be able to walk or bike to many destinations.
Staff recommends approval of this 2025 Land Use & Transportation Plan amendment from High Density Residential and Office Designations to Commercial Designation.
At their June 13, 2013 meeting, the Planning Commission, by a vote of 2-3, failed to recommend adoption of Resolution R-1112-129, Land Use Plan Amendment LUP-1112-6.