HomeMy WebLinkAboutstaff report STAFF REPORT
Project Manager: Trey Fletcher, Sr. Planner Report Date: May 22, 2006
Email: tfletcher@cstx.gov Meeting Date: June 1, 2006
Project Number: 06-00500093
Item: Public hearing, presentation, possible action, and discussion on a
Rezoning from A-O Agricultural Open to A-P Administrative Professional for
Harvey Hillsides, Block 1, Lot 31 consisting of 0.69 acres located at 3970 Harvey
Road, generally located between Pamela Lane and Marcy Lane.
Applicant: Brady Brittain, Property Owner
Staff Recommendation: Staff recommends denial of the rezoning.
Item Summary: The purpose of this request is to establish A-P Administrative-
Professional zoning for this 0.69-acre lot. According to the application, the
proposed use is an office building. The subject lot is 150' (wide) x 200' (deep), is
currently vacant, and abuts the City limits to the south. Both parcels flanking the
subject lot are developed with single-family residential structures. Buffer
requirements per Section 7.6 of the UDO will apply to all three interior lot lines
should this rezoning be approved.
Comprehensive Plan Considerations:
The Land Use Plan denotes this area as Planned Development. Prior to the
Mixed-Use Opportunities Study (2003), this area was shown as Mixed Use. In
2001, the 30/60 Area Amendment was adopted. This was one in a series of
small area plans that were completed to provide additional direction beyond the
Comprehensive Plan and to integrate changed conditions since the adoption oa'
the Comprehensive Plan in 1997.
The subject lot falls into Sub-Area 7A of the 30/60 Area Amendment. Therein,
"rezoning proposals for changing the residences fronting Harvey Road in this
area to a commercial use may be expected in the future. Zoning changes should
not be made on a lot by lot basis. Such conversions should be addressed
through the consolidation of property. Non-residential zones should be limited to
lower intensity uses. The relatively small lots in this area abut other residential
lots. The lot sizes and limited natural buffers in the area limit the ability to
mitigate land use conflicts and impacts. The PDD approach should be used to
provide for any land use changes through consolidation of property."
The Planned Development designation on the Land Use Plan is best
implemented through either the Planned Development District (PDD) or the
Planned Mixed-Use District (P-MUD). However, this rezoning request does not
integrate the property flanking it which is of different ownership. Optimally, the
PDD would be best, consolidating the adjacent properties for rezoning and
defining a specific list of permitted uses and properly managing the access and
land use conflicts that may result.
The property fronts Harvey Road (SH 30) which is a Major Arterial on the
Thoroughfare Plan. While TxDOT is developing plans to widen FM 60, there are
no plans to widen Harvey Road at this time.
Staff's recommendation of denial is based on recommendations within the 30/60
Area Amendment, the need to consolidate access points, and concerns
associated with the incremental development of small lots adjacent to existing
residential uses.
Item Background: This area was annexed in 1980, and was zoned A-O
Agricultural Open at that time. It is platted as Harvey Hillsides, Block 1 , Lot 31.
The southwest corner of Harvey Road and Pamela Lane was rezoned to a
combination of A-P Administrative-Professional and R-1 Single-family
Residential in 2002. Thus far, no non-residential development of this corner has
occurred. Development in the area includes Crescent Pointe, located along
Copperfield Drive, north of Harvey Road. Within this development a mix of uses
is proposed that includes general commercial, office and multi-family uses.
Immediately north of the subject lot is land that was previously proposed for large
duplex residential development, but the plans have expired.
Related Advisory Board Recommendations: N/A
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 of rezoning as submitted;
2. Recommend denial;
3. Table indefinitely; or,
4. Defer action to a specified date.
NOTIFICATION:
Legal Notice Publication(s): The Eagle; 05-16-2006 and 06-07-2006
Advertised Commission Hearing Dates(s): 06-01-2006
Advertised Council Hearing Dates: 06-22-2006
Number of Notices Mailed to Property Owners within 200': 9
Response Received: Four calls have been received of general inquiry
nature. The Harvey Hillsides HOA was notified as a courtesy.
Supporting Materials:
1. Small Area Map (SAM) and Aerial Map
2. Application
INFRASTRUCTURE AND FACILITIES
Water: A 12-inch water line exists on the north side of Harvey Road. A
12-inch line extends across Harvey at Pamela, and an 8-inch line
extends across Harvey at Marcy Lane.
Sewer: An 8-inch line exists on the south side of Harvey Road.
Streets: Harvey Road (SH 30) is a Major Arterial on the City's
Thoroughfare Plan. It is maintained by TxDOT. Access to this lot
requires permits through TxDOT. A Minor Collector thoroughfare is
shown on the Thoroughfare Plan to extend from Harvey Road at Pamela
Lane to the north and connect to another unnamed Minor Collector and
FM 158, which is a Major Arterial. Both Pamela Lane and Marcy Lane
are dead-end streets.
Off-site Easements: None known at this time.
Drainage: Carters Creek drainage basin.
Floodplain: No regulatory floodplain exists on this parcel.
Oversize request: None known at this time.
Impact Fees: N/A