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RESOLUTION NO. R-1213-75: 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-1213-6, SO AS TO PLACE LOT 2, BLOCK 2, WOODCREST ESTATES PLAZA ADDITION, NORMAN, CLEVELAND COUNTY, OKLAHOMA, IN THE COMMERCIAL DESIGNATION AND REMOVE THE SAME FROM THE HIGH DENSITY RESIDENTIAL DESIGNATION. (LOCATED AT THE NORTHEAST CORNER OF PORTER AVENUE AND WOODCREST DRIVE)
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BACKGROUND: The applicant is requesting a change in the NORMAN 2025 Land Use and Transportation Plan from High Density Residential to Commercial Designation. This tract of land has been zoned for multi-family use since the 1970s. The land use designation has been High Density Residential since that same time. However, this area has remained vacant. The surrounding areas have developed with single-family residential densities to the north, east and west. The applicant sees this area as an opportunity for additional commercial development as there has been a large amount of residential development in this area in recent years.
To the south of this proposal, at the northeast corner of Porter Avenue and Rock Creek Road, there is an area zoned C-2, General Commercial District. This area has been zoned as such since the mid-seventies and has remained partially undeveloped. Located on the developed area at that corner there is a gas station/convenience store. This gas station/convenience store is open twenty-four hours a day, seven days a week. The uses permitted in C-2, General Commercial District could consist of any use permitted in C-1, Local Commercial District any Special Use permitted in C-1, Local Commercial District (except mixed buildings), automobile sales, machinery sales and services, public garages, bakery, carpenter and cabinet shops, a laundry and several other uses. The C-2, General Commercial zoning district is a more intense, less restrictive zoning district than that of the requested C-1, Local Commercial District. This proposed commercial development will open at eight o'clock in the morning and close by ten o'clock daily. The applicant indicated that the lights of the parking lot will be turned off by ten o'clock each night to minimize any impact on the adjacent residential properties. There is a drainage easement to the north of this proposal which will act as a buffer along the north side of the development for the residential developments from both commercial uses to the south.
ANALYSIS: The 2025 Plan identifies two criteria that must be met in order to approve requested land use designation changes from the adopted NORMAN 2025 Plan.
1. 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. There have been around nine subdivisions with approximately 1,000 lots for single-family residential use either platted or preliminary platted in the last several years. The residential growth trend in this area continues to be steady. This land has been zoned for multi-family residential use for many years and remains undeveloped. With the residential developments occurring in the vicinity, this parcel appears to not be a primary development area for residential or multi-family use. These future and existing residential developments create a market for commercial development in close proximity of the residential areas and for easy customer access to the site.
2. 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. There is an existing thirty-foot wide drainage easement buffer, Woodcrest Creek, located adjacent to this property, along the northern boundary. This open space buffer provides a natural separation between the proposed commercial development and the existing single-family neighborhood to the north. This buffer minimizes the impacts of the commercial development on the residential development adjacent to this property. There is a multi-family development to the east of this proposal. To utilize the needed detention as well as to minimize impacts on the multi-family development to the east the developer has proposed a thirty foot on-site detention area/setback. This detention area will create a buffer along the eastern boundary of the property. To eliminate any additional traffic impacts along Porter Avenue the developer for this proposal has designed the access point for the site on Woodcrest Drive. The existing gas station/convenience store to the south of this proposal has access off Porter Avenue and Rock Creek Road, eliminating any additional traffic/drive impacts along Woodcrest Drive.
RECOMMENDATION: This proposed development can be considered a buffer for the residential area to the north from the more intense zoning in the C-2, General Commercial District area as noted above. With the residential growth in this area creating a market for commercial uses and the natural buffer of Woodcrest Creek to the north staff recommends approval for the request to amend the NORMAN 2025 Land Use and Transportation Plan designation from High Density Residential to Commercial. At their December 13, 2012 meeting, the Planning Commission, on a vote of 8-0, recommended approval of this Norman 2025 Plan amendment.