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HomeMy WebLinkAboutstaff report STAFF REPORT Project Manager: Jennifer Prochazka, Senior Planner Report Date: September 27, 2006 Email: jprochazka@cstx.gov Meeting Date: October 5, 2006 Project Number: 06-00500140 Item: Public hearing, presentation, possible action, and discussion on a Comprehensive Plan amendment for approximately 0.44 acres located at 2201 Texas Avenue South, from Single- Family Residential - High Density to Regional Retail. Applicant: Greg Taggart, Municipal Development Group, agent for Walter McGruder, property owner. Staff Recommendations: Staff recommends denial of the request to amend the Comprehensive Plan. Item Summary: The applicant has requested an amendment to the land use portion of the Comprehensive Plan for the property at the southeast comer of Texas Avenue and Sterling Street from High Density Residential to Regional Retail. The property is two platted residential lots that are developed as one single-family home. The Comprehensive Plan gives the following definition for Regional Retail: "Area permitting regional scale development of tax-generating developments such as retail centers, service commercial, restaurants, etc. These uses are generally dependant on good access to highways and major arterials. Post Oak Mall is an example of this use." The property is located within the Richards Subdivision, a residential neighborhood established in the late 1940s, prior to being annexed into the City in 1969. Richards Subdivision is made up of four residential streets, Richards, Sterling, Lassie and Crest. All of the property in the subdivision is zoned R-1 Single-Family Residential. This area has seen a lot of recent single- family inf ill development and neighborhood revitalization. Based on the information available through the Brazos County Appraisal District, the majority of the homes in close vicinity to the subject property are owner occupied. Because of these reasons, staff does not believe that amending the Comprehensive Plan for this property furthers the City Council's goal to promote neighborhood integrity. The property has approximately 80 feet of frontage on Texas Avenue, a major arterial on the Thoroughfare Plan, and approximately 185 feet of frontage on Sterling Street, a residential street. There are four lots in the Richards subdivision with frontage on Texas Avenue; three of them (including the subject property) are developed as single-family homes. The southeast corner of Richards Street and Texas Avenue is zoned R-1, but was developed as a dentist's office through a Conditional Use Permit in the 1980s after several zoning requests for office use were denied. Because it was developed under a Conditional Use Permit, no other non- residential use is permitted on the property. The property to the east is developed as a single-family home. The property to the west and across Texas Avenue is zoned C-1 General Commercial and is developed as Outback Steakhouse. The property to the south is zoned C-1 General Commercial and is developed as an equipment rental business. The properties to the north, across Sterling Street, are developed as single-family homes that face the subject property. Neighborhood Protection Standards contained in the Unified Development Ordinance provide buffer and height limitations to properties located adjacent to the subject property, but do not provide protection for the single-family homes located across Sterling Street that face the subject property. Sterling Street meets the minimum pavement width for a residential street (27 feet), however, the right-of-way width is only 30 feet wide (current standards require 50 feet). While the pavement width is adequate to carry residential traffic, the property lines and structures, including existing single-family homes, are much closer to the street than those that meet current standards. Staff also has a concern about future commercial development on this property with its limited frontage on Texas Avenue. While City policy is not to locate commercial driveways on residential streets, the minimal lot width on Texas Avenue will not permit driveway access to Texas Avenue and the commercial access would have to come from the residential street. Item Background: The property was annexed into the City limits in 1969 as a residential subdivision and zoned R-1 Single-Family Residential at that time. There have been numerous re-subdivisions in the Richards Subdivision that have spurred revitalization of the neighborhood. Commission Action Options: The Commission acts as a recommending body on the question of Comprehensive Plan amendment, which will be ultimately decided by City Council. The Commission options are: 1. Recommend approval; 2. Recommend denial; 3. Table indefinitely; or, 4. Defer action to a specified date. NOTIFICATION: Legal Notice Publication(s): The Eagle; 9-19-06 and 10-12-06 Advertised Commission Hearing Dates(s): 10-5-06 Advertised Council Hearing Dates: 10-23-06 Response Received: None as of date of staff report Supporting Materials: 1. Small Area Map (SAM) and Aerial Map 2. Application STAFF REPORT Project Manager: Jennifer Prochazka, Senior Planner Report Date: September 27, 2006 Email: jprochazka@cstx.gov_ Meeting Date: October 5, 2006 Project Number: 06-00500140 Item: Public hearing, presentation, possible action, and discussion on a request to rezone approximately .44 acres located at 2201 Texas Avenue South from R-1 Single-Family Residential to C-1 General Commercial. Applicant: Greg Taggart, Municipal Development Group, agent for Walter McGruder, property owner. Staff Recommendations: Staff recommends denial of the request to amend the Comprehensive Plan. Item Summary: The applicant is requesting a rezoning to C-1 General Commercial in order to develop a Tire Max store on the property. The Unified Development Ordinance defines C-1 General Commercial as a district that is "designed to provide locations for general commercial purposes, that is, retail sales and service uses that function to serve the entire community and its visitors." The property to the east is developed as a single-family home. The property to the west and across Texas Avenue is zoned C-1 General Commercial and is developed as Outback Steakhouse. The property to the south is zoned C-1 General Commercial and is developed as an equipment rental business. The properties to the north, across Sterling Street, are developed as single-family homes that face the subject property. Comprehensive Plan Considerations: The Land Use Plan currently shows the property as Single-Family Residential High Density. The applicant has requested to amend the Comprehensive Plan to designate this property as Regional Retail. If the Comprehensive Plan is amended to reflect Regional Retail then the rezoning request may be considered. While C-1 General Commercial zoning is generally acceptable in areas designated as Regional Retail, the property has limited access and is within an established single-family neighborhood. The property has approximately 80 feet of frontage on Texas Avenue, a major arterial on the Thoroughfare Plan, and approximately 185 feet of frontage on Sterling Street, a residential street. The right-of-way width for Sterling does not meet the current standards of 50 feet (existing right-of-way width is 30 feet). While the pavement width is adequate to carry residential traffic, the property lines and structures, including existing single-family homes, are much closer to the street than those that meet current standards. Staff also has a concern about future commercial development on this property with its limited frontage on Texas Avenue. While City policy is not to locate commercial driveways on residential streets, the minimal lot width on Texas Avenue will not permit driveway access to Texas Avenue and the commercial access would have to come from the residential street. Neighborhood Protection Standards contained in the Unified Development Ordinance provide buffer and height limitations to properties located adjacent to the subject property, but do not C:I DOCUME-11LLINDG-1.CSTI LOCALS-11Templ Staff Report.DOC Created on 9/25/2006 8:02:00 AM provide protection for the single-family homes located across Sterling Street that face the subject property. Item Background: The property was annexed into the City limits in 1969 as a residential subdivision and zoned R-1 Single-Family Residential at that time. There have been numerous re-subdivisions in the Richards Subdivision that have spurred revitalization of the neighborhood. Related Advisory Board Recommendations: NA Commission Action Options: The Commission acts as a recommending body on the question of rezoning, which will be ultimately decided by City Council. The Commission options are: 1. Recommend approval; 2. Recommend denial; 3. Table indefinitely; or, 4. Defer action to a specified date. NOTIFICATION: Legal Notice Publication(s): The Eagle; 9-19-06 and 10-12-06 Advertised Commission Hearing Dates(s): 10-5-06 Advertised Council Hearing Dates: 10-23-06 Number of Notices Mailed to Property Owners Within 200': 19 Response Received: None as of date of staff report Supporting Materials: 1. Small Area Map (SAM) and Aerial Map 2. Application C:I DOCUME-1ILLINDG-1.CST\LOCALS-11 Templ Staff Report.DOC Created on 9/25/2006 8:02:00 AM