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Home My WebLink AboutStaff Report ~~ STAFF REPORT Case No.: 86-100 Applicant: Jerry Bishop & Assoc. Request: Rezone from A-O Agricultural-Open to C-2 Commercial- Industrial 13 This tract is impacted the eastern 'portion of Staff concerns with Establishing 54.99 acres of C~2 zoning will provide for a much larger commercial area than planned for in this location. If the request is approved 8S submitted~ commercial uses would intrude into areas planned for medium and low density residential uses. ~ not high Amotion todenythisl'e~onillg:r~questcarriedby a vote of 5-2 (Paulson & Wendler again.st the moti~n)..:' ~t Chairman Kaiser then explained that this Commission's motion to deny this l.equest represents a reaffirmation of the Comprehensive Plan to the City Council. Later in the meeting under Other Business Chairman Kaiser appointed a committee. to study the southern portion of the City (south. of Rock Prairie Road to the City Limi ts) . Resaid staff is, concerned with the request because rezoning a tract-this'.large would provide for 8 much larger commercial area than planned for this location, and if approved, commercial uses would intrude into areas planned for medium8l1d low density residential uses. HeexplainedthatestablishingC-2zoning oD:ly on thewesternportionofthistra<::twouldnotbe inconsistent with development policies with.respectto location,as long as the commercial zoning does not extent ina strip to the 'south' along Texas Avenue. He reminded theConunissionthat a development could becontrolledwithoutstepdown zoning,although it would be difficult for thecitytocontrol~ He explained that it could be done in this subdivision because of the larger acreage of the tracts which would provide more open space, unlike the development whicllhas .taken place at the regional mall. Mr. Kaiser' then pointed out that the proposal made in the brochure may never take place, and tllisCommission must keep this in mind, and consider whether or not the subject tract is a good locationforC-.2 zoning/development. ".r: ;;'. ',,' :;,:::: .-~ "." .,:'.....:.. .:.~:.....<. "','.",: Mr. Kaiser said that in his opinion, Mr. Wells has presented.'s';very:'--'persuasive argument for further study of the area from the existing develo~c,~e~()f the City to the Industrial Tract at the southernmost city boundary, aswell':'l~'~~plifYing why this whole area should not beleftA--{) indefinitely to be zoned on' ti"'piecemeal bas is. No one Discussion followed concerning the zoning in the WoodcreeksubdivisioD, with Mr. Kaiser reiterating that he has concern with: what should take place between this area and the southernmost city limits. Mr. MacGilvraysaidhehasconcern regarding the project being proposed on this land. Mr. Kaiser instructed the Votes were against) . Request: Rezone from A-O Industrial STAFF REPORT ."., Case No.: 85-100 Applicant: ~'cation: Southeast corner of the intersection "of Texas Ave. and Rock Prairie Rd. (Proposed Devonshire subdivision) Physical Features: Area: 54.99 acres Dimensions: Frontage: SEE ENCLOSED DRAWING Depth: iea Zoning: North: C-l, .A-O, C-3 (across Rock Prairie Rd.) East: A-O South: A-O West: C-2. (across Texas Ave .) tListing Land Use: SubJect tract is vacant. mercialbuilding (vacant) and ~...~~~c:c: ~t=~:dIlf~;.~den::.;~n::e.s~ ..~~~a~~~ ~open hand Use Plan:. . The area.at the intersection of Rock Prairie Road and Texas Avenue is reflected as commercial and medium density reside.ntialontheland use plan. Commercial uses are reflected along the north side of Rock Prairie Road; medium density residential uses. are reflected along the south side. Areas to the sout.handeast of the subject tract are reflected as low density residential. This tract is located in an area planned as a medium density residential buffer between p'"lanned commercial uses to the north and low densi ty residential uses to the south and east. Engineering: Water: 12" line on Rock Prairie Road Sewer: Off-site'extension will be necessary. Also, a lift station may be ne_cessary. Linecapaci ty is adequate. Streets: Street capacity is adequate on S. H.~6. Rock Prairie Road structure may not be adequate for industrial-type.loading. Access will be to Rock Prairie Road & S.H.6 via streets proposed'on the plat. Flood Plain: N/A;drainage is to the south into Lick Creek Basin. 1 ~ \...J ,,~ Notification: Legal Notice Publication(s}: January 1& January 29, 1986 Advertised Commission Hearing Date(s): January 16, 1986 Advert i.sedCouncil Hearing Dates: February 13, 1986 Number of Notices Mailed to PropertyOwne,rs Within 200' : 13 Response Received: None a80fl-9-86 i sta~;:m::::~ is located. in an area plan.nedfor commercial and m.edium density.... residential uses. The< planned medium density residential. area serves as a buffer between the commercial :~:id::~l:l.o:r::~kpi::t~.~et:oi:ea:~s.:~:n~~~si t y EstablishingC-2zoningon the entire tract will push cO~JDercialzoning>well into areas planned as buffers and low. ~h~:t~Yt~.~: i:h::.:a~i;r:::;d... ~~~r i~~I~~;,:iU=::i:~~: t~y'" ~~' I ;LQN~ "oy~~~ideBt ia lor 1 ess in t eBS i 'rJ 9co..~f'e.i filNdi s tr t 9 t sin t 0 yeas planned for low density residential uses. ,/ The area to the. west of this .tr.act (across Texas Avenue) is ~ . zonedC-2. The commercial area along the. west side of Texas Avenue was planned to extend south to Graham Road. A 10.7 acre C-2 district was established along the west side of TexasAvenue,south o>fGraham Road in May, 1985. In establi.shingthat C-2area the Council also established an R-6ares to serve as a buffer between the C-2 district and planned <low density residential areas as well as providing a ",breaking poin.ttf for commerQial zoning to the south. v4helocation1tf~~his tract at the intersection of . a major thoroughfare and a minor thoroughfare is consistent with the City's development policies for commerc ial locations (p. 199,P"lan2000).The real ignmen t of Rock Prairie Road is included in the City's thoroughfare plan. The intersection of Rock Prairie and Texas will be .movedto the nO~lFaligni:ngWi th the portion of Rock Prairie to the .... as of Texas.-.The portion of Rock Prairie Road between Texas.Avenue and the point at which the re- il ignmen t-begins wi 11 remain as a collector street. lIrhis tract isimpactedbyan.existing oil well located on t~e eastern portion of the tract. '~taff concerns wi th respect to this request are as follows: ~tabliShing 54.99 acres of C-2zoning will provide for a much larger commercial area than planned for in }hiS location. VIf the request is approved as submitted, commercial uses wouldintrude.into areas planned for medium and · / low. density residential uses. La\~proval ofC-2zQnlng on the western portion of this tract 2 .. would not be inconsistent with development policies with respect to location. so long as the commercial zoning did not extend ins. strip to theso.uth along Texas Avenue . A preliminary plat has been approved for this tract. This plat included a 5 ..98 acre tract at the intersection of Texas .Avenue and Rock Prairie R08.d. ..Theeasternboundary of this proposed5.98<acre tract <is at <the same depth off of Texas as tbeC-I zoningdistri<:~<)nthe north side of Rock Prairie Road.. .' Staff recommends that any commercial zoning granted inthis'area be. limited to that depth. . The balance of this tractsbouldbezon.ed mr~!~~JIl and .lowdensi'tyresidential, in accordance. with theland_!use. plan. (A copy of the approved preliminary plat is enclosed in this packet.) ~;fl<~," ~-:,-;j t. -kffi..'~~. dI~ Ii. / 2- {J ~A~' dl. pt. Ll rlf:JJ~ IJjV r V 3