STAFF REPORT

Planning and Development Committee, January 17, 2008

Evaluation of Corridor Transition Zoning District (Walnut Street) (PL08-021)
Consideration of an examination of ordinance standards and development requirements for properties in the Walnut Street Corridor that are zoned Corridor Transition

Speaker:  Ms. Debra Grannan

 

From: Jeffery G. Ulma, Planning Director
Prepared by:  Debra Grannan, Senior Planner
Approved by:  William B. Coleman, Jr., Town Manager
Approved by:  Benjamin T. Shivar, Assistant Town Manager

Background: The Walnut Street Corridor Plan is a portion of the Southeast Gateway Area Plan initiated in 1997 and last amended in November 2002.  This plan formed the basis to create a unique zoning district, the Corridor Transition (CT) District, with the purpose of addressing the specific needs of this area.  Development of both the plan and the CT District grew from extensive citizen involvement and public participation.  The primary objectives were to help the property owners along Walnut Street realize alternate uses for their property while preserving the residential character of the boulevard and adjacent neighborhoods.  

Since its implementation, only three development plans have been approved under this district:  The NC State Fraternal Order of Police Lodge in 2003, Capital Neurology in 2005 and the Natural Look Salon and Spa in 2007.  Also, a portion of the plan area, originally identified as an infill parcel, was acquired and approved for a Town Park.

Over the years since adoption of the district, landowners and potential developers have investigated development opportunities on these parcels.  Anecdotally, many comments have been made that the plan and zoning requirements are unrealistic and overly burdensome considering the size of the parcels and the amount of development allowed.  Recently, staff has been approached by several property owners in the district who have asked that the Town revisit use-specific standards and development requirements.  These owners maintain that the strictness of the regulations have hampered development efforts and feel that modifications to design regulations would improve the potential for non-residential growth in this area.  Additionally, Council Member Portman requested that staff consider an assessment of this zoning.

The question before Council and staff today is: “Do the current plan guidelines and zoning district requirements meet the intended objectives?”

Process

Before suggesting any ordinance changes, staff needs to determine if the design regulations are indeed negatively impacting economic development and evaluate whether or not modifications to the plan would continue to provide appropriate transitions and buffering between the redevelopment area and adjacent land uses.

Step one in the process would be to establish an ad hoc committee to identify specific issues or challenges facing property owners within the district.  Secondly, staff would conduct neighborhood meetings to include property owners within the district along with adjacent property owners to ensure a broad and balanced perspective.

Examples of Areas for Consideration

Design Elements

• Size limits on individual buildings
• Masonry wall requirements to separate uses for development plans
• Expansion of use categories
• Connectivity/access requirements

Plan Elements

• Evaluation of  Corridor sub-area boundaries
• Expansion of plan area to include adjacent properties

Schedule:  Establishing a committee, arranging meetings with the community, and evaluating feedback would require approximately six months.  An additional six months would likely be needed to consider and implement any ordinance amendments.

Fiscal Impact:  Work on project would be completed by Town staff.  The project would generate administrative costs associated with mailings and public notification of meetings.

Staff Recommendation:  Staff recommends creating an ad hoc committee and directing staff to initiate public input sessions, followed, if necessary, by preparation of proposed ordinance amendments for consideration.