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HomeMy WebLinkAboutMiscellaneous,rr P~s~ Office Bax 9~b~ 1 ~ O l Texas avenue ~©Ile~e Station f ~~xas '7784.2-~9b0 ~} ~'f~4-850 ~~re~ ~3, 1~9 MEN~~JRAI~DL~ 1 t. T~. Flrep A~~, Director ~~ ~ev~lgment S~r~=z~es f F j FR~N~; ~~ne Kee, ~~~or Plar~ne a RE: N~v~tclair ~eirlfi,Sill~ j Ttze PB~~ ~~ved ~n a 4-~, vote t~ ~i~i~~.ati. rez~nin~ ~r4~IL' ~-~ tU R-l at ?4~ ~nt~lai~.% This aceur~ed list ~~ammer. ~ trek tie ~re~~n~~ tc ~~:Z l~s~ mhursda~ . ~~.s luck ~euld have ~.t fir Ed~e~. J~n~s, there were ~n~~ ~ ~~m~ni~~ioners present and be~au~e ~~e ~~~it~h~~ ~i~ ~=ate ~r~m I~.~t ~umm~r t~.ere #'in~~. Sete ~•~~.~ ~--~ t~ den,' I hay=e concern ah~ut ta~kin~-this sin tc Ccur~~il under the~~ c~.r~~.~st~.~~e~_. I~ fact I' ~ `eel ~3 1tt~.e sill~r. 1~'v~ ta~.ked itb. Le~~l and. these is n~ prc~ble~ with i~b~r~wn~ the i~e~ ~~ the ~t~r is tbe~ ~Pplcant. This is. what ~e are p~unnin~ tQ do. ~ am lett~.n~ ~~u kn~r~ becabwe I think the C~~ncil shyuld know ~th.ere ,~~s no li~.i~c~n'there ' ~t the PAZ ~ meeting} . Tbyere ~.re ~~.an~a~~; ~.n~ z~nin~ ss~e~ ins=~~ ve€~ ~.~ t~~s ~~se ~.nd I gent t~ Make ~u~e t~.e~ d~ rcpt feed. - ~li~hted ~t nit having a chance t~ di~cus~ them. ~~ ~,ou might ~~ant t~ run this ~~r mana~e~nent aid let them infc~r~ the Ma~~r. I~ an~~ane f~el~ it sheuld ~~ ~n t~ C~~ncl I'll begin theproeess. ,: T~ank~ f~~ y~~:r lei p 1 s x ~' ~, E ;i ` ,- ~' ., r.;;. ~~ ~,- ~~A~A~~sls ~~F ~~ zo~~~~~ PRt~P~RTY AT ~0~ MQNTCLAIR ~-N THE ~~ II~TRfJDUCTI(~N ~, • nnin & Zonin Commission considered a request f or a Qn April b, 19$9, the Pla g g . conditional use ermit for a fraternity house to locate in an existingresidence. at 200 p ~~,: ~~ tclair. The roe is zoned R-b A artment Buldings~High Density. Mon p p P ' ~ f he re nest for the use ermt there were severalresidents During consideration o_ t q p xx~ din nei hborhood who e ressed concern over the intrusion of a of the surroun g g ~p ;~~ fraterni use into the nei hborhood. Comments were made concerning the historic ~ g me s 'ficance of some of the structures inthe neighborhood and the attempt by so ~ i t of these comments and owners ro renovate and lm rove. their properties. In l gh ~ ,x, p • the ultimate denial of the use ermit by the Commission) direction was even to staff the R-6 zonin on t is ` roe and determine if there might e a more to analyze ~ p P ~ appropriate zoning classification. $x PROPERTY D~SCRII'TI4N . .W~ ntclair Nest Park Block 8 Lot 14 is a .5 acre lot with 79 ..The ro erty a~ 2~0 Mo P p t feet of fronta e on Montclair and 2~9 feet along a public alley runnl.ng along the g • f the lot that is north side. There is a single fanuly structure on the front portion o in . The back 105 feet of the lot has an a roved use permit to used as rental haul g, PP o crate as a commercial parking lot to serve a bookstore., across the alley to the p r a to the north as well as to north. The. alleyis used: far :access to the commercial a e ~~~ ~ ial structure on this lot. awnersh of the ropert~~ is the parking lot and the resident p p listed as Myrna. ~. Hughes, Trustee, ,~ ,~ ~~' T:HE STUDY AREA AND ITS LAND USES: ° f r this re ort is bounded b Jerse Street on the north, The study area as defined o p Y y i ~, Fairview Street on the east, Wellborn on the west and Fidelity on the south. -The ' 'scent to a commercial develo went on the north and is .subject property s add , . , P surrounded b l~r el sin le .:family residential development an-.the east, south and Y g Y g- h rch on the ., west..There are ~ duplexes scattered among the Ingle family homes, a c u western baunda and commercial developments along the periphery of the .area. ~' See Figure 1. ZONING IN T~3[E STUDY. AREA: r ' ' n was nco orated in 193.$. At that time ortions of this The City of College Statio .~ • nei hborhood existed. When the first zoning ordinance was adopted rri 1940 ~ 'r nd Hi bland were 4 ~ ro ernes in thee. block fronting on Jersey between Mantclai a g p P I n with a few placed in a commercial category. The property at 200 Montclair, a o g others nearb sere 2aned as a artment areas. As time ,went by and areas were y, p rezoned the ro er at 20o Montclair was Ieft isolated with amulti-family pP~Y classification. F~ r i~'w;.~. A J M . ~ ~ ~ r a consists lar el of R-1 25.1 acres with two srnail areas of Zonln In the study a e g y g ~ nt -N zoni.n near the R-lA zoning x.34 acres). There are .84 acres of .vacs ~ g ' rsecton of Jerse and Wellborn, 33 acres of A-P zoning along Wellborn where lnte y ,y ~ . rner of Jerse the ~azzercise business is located, .61 acres of developed R-~ at the. co y and Wellborn and 2.60 acres of C-1 runn%ng along the ma~o~ay of the Jersey frontage.. See Figure 2. DISTRICT R-~ ,APARTMENT BUILDINGS HIGH DENSITY: ~~ .. • The R-6 zonin district is intended to rovide land for a Variety of housing tykes, ~ p k, . rimaril multi le family dwellings.- The district is designed to provide the widest p Y • tted ran a ofhousingtypes as- well as the .:highest density in the community. Perms g uses: include: Sin le f amily dwellings g ,: Duplex dwellings Townhouse dwellings ~~~: , Apartments Convalescent homes r~, : Dormitories Rooming/Boarding .houses Fratern Sorori houses or meetin laces as Conditional t7ses ty/ ty g p DEVELOPMENT S~;f ITABILITY ;; ltabli satin s for the stud area are included. in Plan 2000.. The g y .Development su ty ~~ ~~ , ma'ori of the area is reflected as Navin high suitability., for commercial uses with ~, tY g ;~ h most southern ortion of the area shown: as ben suitable for multi-family uses. t e p_ g .. A ortion of this. area including the subject property is reflected in a noise zone p e lr ad tracts are because of the railroad. If the. efforts underway to lower the ra o ~~, . ,: successful the noise will become less of a problem.. TENURE PATTERN: rshi records :and util records indicate that -48% of the single A review of .owns p ty "_~. famil residential struct~~res in the stud area are owner occupied. The neighbor- Y y ~~~ . ~ . hood ap ears to be at a cntical stage. It is an older area where many of the ~ .. ructures to residential structures have made the transition from owner occupied ~t , .~ rental r ernes. The nei hborhood ma stabilize or be ' a decline de ending on pop g y ~ . Y7 ,, ~,, futhre Mends relative to owner renter atterns and efforts to irnprowe existing p properties, :See Figure 3. ,4 ~. ~~ u~. ~~ r - ~~ 'f~ ~i ^,'~.. .. r~~ 4r. f yr, ' . - ~-..~.. _ ~, ,~ fi, e i r • , ,I '1.. t. , - 1~i :~ UTILITY C~NST]~~1NTS .. n Fi re 4. water. is rovided to the subject lot but Utility locations .are reflected o ~, , , P h Brant lacement is oor in the vicinity of the property.. Any development. ire y p p , me nt in the h Brant ~~ eater than: low density .,residential would require improve y ~' location. ~~ w r in the vicni indicates the line ser~ingthisproperty to ,w. Recent .testing of .,the se e ty d condition: and sewer should ose no constraints to development in the be in goo... A . ~. area. ~~~ `n he area was desi ed based u on low density The drainage infrastructure ~. t , ~ gn p al develo ment. Rezonin to intensify he land use an the ,property would resident p ,- , t~ ~ increase run-off from that originally planned. Trent access to the lot is from the adjacent alley Access is poor for this property...Cu he northern bounda of the ra ~erty. The width of this alley is _p located alon t rY ' n 15' eet and was desl ned as a service entrance f or the commercial fiftee ( } g • nt across the alle and far access to the sin le family residence on this lot developme Y mmercial It was not desr ned to handle traffic that would e generated with co only ~~~ ~ • g in the near future to or hl h densi residential use. The alie wily be seal coated.. g ~ -wa alle with rt` im rove the integrity of is surface, It will .also be signed as a one..:. y y . • • ' • nde traffic flowing from :Montclair. to Highla ~~ wELLB(~RN ROAD CORRIDOR STUDY: 'ssion: re ared a re ort, a ortion of which ~; . In 198b a sub committee of the Cairirni P P p P . red this stud area. 'There ort addressed land uses and problems in thee. area. ~~ cove, y _ P nd made recommendations. for future land uses and development. In the report it a nded that " ,..existin residential uses should be preserved.... The City ,was _recomme g .. _ nn ~`' hould encoura a code enforcement, ...rehabilitation and renovation.... Zo g s g ks are consolidated for a should :remain R-1 with perha s some R-1A unless fullbloc . t, change to a higher density residential zoning. ~~~~ E PLAN AND DEVELO-PM.ENT POLICIES: THE LAND US . - ' ' to its land use - lan b revisin its future land use The City recently adopted revisions p y g , ~, ~~ ma and develo went olives. The :future land use map reflects this area, inclu ing E - . P P ~ . • re reflected as this lot, as low :density residential. The.. surrounding areas a commercial to the north and low density residential to the south, westand east.. 4,f.. tl ~,~. -1 to rnent olives " in ulti-faml residential development According tothe de e p - p I ] - ,Y , rovides a ro riate se oration. between single. family residential areas. and higher Pp P ,,: .:P lone the bounda M.. ~ _ intense land uses. Higher density :development should locate a g rY ., ~~, . ~ • • rhoods. .~ of residential areas with lower densities toward the center. of neighbo • ' i nal areas which are essential) buffer arias P ~~, ~~~ The policies also address transit o y , between hi her intense and lower intensity land uses where 1Qwer intensity an ~.r, g tY • ercal uses would not be consistent with uses would .not be appropriate yet Comm , , , - e uses in a transitional area would include office ..:development policies. Appropriat • , ~*~ connnercial nee hborhood commercial, multi-family, and/or conditional uses.. ~u g ~. {, ~~ ~: 3 .~~,~ CC}I~~LUSIt~NS: . f the residential area with which. it is Althou h this property is near the boundary, o , • g s commercial uses from low dense res~dent~al elated and it resentl separate also .. p . Y multi-f anvil densities due to its uses it is not ikely that it would be redeveloped at y small size. and the development presently on t e property. • ~ _ mi ht be f easible usin the existing There are uses erm~tted n the R-b zone that g g , p ~ home or a roon~in boarding house.. ~~~ ld include a convalescent _ g~ tructure, These wou , , ' r sorori would be allowed as a conditional use. However, access an '~~~ ~ A f raternity. o ~Y ' blem de endin on the intensity of the use. parking might be a pro p g • with this ro ~ then multi-family p p p ~~ If ro ernes in the area were. consolidated p ~ ve this roe as R-6 in anticipation of develo rnent might be feasible. To lea ~ p. p ~Y . ~ i n with some of the characteristics of the spot future consolidation creates a situat a ~~ ' 1 tes sound Tannin zinc les. The zone ~s an isolated district zone .which v~o a p g P p ma . Also ~;-b to area districts. It does not comply with the land use plan p unrelated would be contra to established land use patterns in the area. .uses ry ' - 'nstrative rofessional off%ce district would maintain the Some uses in the. A P admi P ~ ~ ntial . buffer between the commercial and low density reside integrity of .this lot as a ms ht have to wever the rovsion of arkng could be a problem and access g uses.. Ho P P dental use non- ~'~ im roved. Also a chap e to A-P zoning would make the. res ;. e • which would limit to some extent, additions and~or improvements:: to t e conforming ~ . - would likel not be ercelved by the property owners n the structure. A P zoning y p f the area. ' s a ste toward reserving the single family character o neighborhood a p p • ntal classification would alleviate the Zon~n the property to a single f amity reside. , ~ not want to see their. nee hborhood make z~ concern on :the :.part of residents who. do n ial uses and thereb lose its single family the transition to higher density reside t y ' e in com Trance with uses reflected on the future land character. This would also b p ict with develo went olicies whchf strive to buffer low ,, , use map. It would confl p p "~~ 1 uses from hi h intense uses, However, this land use situation ~~ density,resident~a g . rs resentl develo d. The alley somewhat buffers the now. exists as the property p Y ~ s ' es and existin uses face away from each other, which help mcornpat~ble land us g, r intrusion into i vi ual conf l.ict. Rezonin to sin le f amity would preclude f urthe avo d s ~ ~ ffect on the the nee hborhood of those used perceived as having an adverse e g character of the area. :~ ,. ,~, .u ~~ ~~~, ,fl - ,,, .h. ~, .~, ~., ,, ,~~_ ~,,, 4 ,.,, - s/ss ~., - $ k Via: ~ y 1 1 FAIRVIEW AVE. S. 5 7 ¢ 9 10' vi 1 ~ ~ X 1 2 5 fi 8 k, ` . ~, 2 15 14 13 12 11 ~ ~ 8 7 s 5 w Y 17 16 15 14 13 12 1 1 L .. Y ~C ... M4NTCLAIR AVE. S. vi 1 g 1 w w ~ 2 3 1Q 2 N _ 4 11 3 ~ ~- ~ 5 fi 14 8 EJECT 12 4 ~.: ~~~ w -~ '~ P 8 R C E t 13 5 9 ... r 10 14 fi °~ cv 11 23 15 7 • ~` 12 15 16 17 1 20 21 22 24 _ 1 fi 8 ~c ~ ~ ~- 13 ~ ~ HIGHLAND S7. S. ~>= 1 23 ~ ~~ 2 7 24 8 ~ 10 2 vi cn , 13 14 ~: ~- cn .,, 26 ~ 27 ~ c~ w °~ v4 ;~ ~, ~g (t ~i. 1S 1~ 20 29 MARYEM ST._ {~ ~ ~. . ~M. 2~~4 21 22 30 ~'y~' ~~ 31 -- ,;, ~~~ 4!.... R ~ ROq. o 2 { ~. ~~ .' . Af ,., 1~. ~,:.. ~ ~ . ,... Y. j ,.... ~`~ ~' F~. ` .. ~J~ALE 1 n ~~'~t :' ap produced y Planning iv. - 6/89 ~~h~. r S `~ ~~AL~ ~ n ~~'~~ M~ roduced by Planning Div. - 6/89 _P P r.' ~. ,. ~:. ~"~ v .- ~4~,%~:, m~r+eid Y5v T.F aaa+<~T.*el eSie. wua x ...aA', (. 'w,a~:..n M..42~5a....Jb et¢cMU+s~rt. <s++s~lam+u JeveX"F'uM'R"mxnorrti~t'?tAa l~+mrB+rnY.xoiMmaavkxN~NiN4er.aEYrnnnF5iAR1>ew:~b'i*