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HomeMy WebLinkAboutStaff Report STAFF REPORT Case No.: Request: Applicant: 93-100 Rezone 38.14 acres fromR-ISingleFamily to C-l General Commercial Doucet & Assoc., Inc. PHYSICAL FEATURES Generally in the eastern. portion of the area boun.d by the 2818 extension, the creek to the south anld Texas Ave. to the west. The property lies on the south side of the 2818 extension approximately 1150 feet east of Texas Ave. Unplatted at this time. Consists. of 9 tracts. A portion of the property drains south toward tributary.A of Bee Creek and a portion drains to 2818. Th'ere is floodplain on the sOllthernportion of the property . ZONING AND LAND USE Location: No. Lots: Draina.ge: Flood Plain: North: East: South: West: R-ISingle Family, Vacant Bound by the East ByPass R-landC-l across the creek R-l Single Family; Vacant and scattered residences COMPREHENSIVE . PLAN Land Use Plan: Recently adopted 2818 st"lldy reflects tlllis area for office uses and medium densi~r residential uses. Thoroughfare Plan: Recently adopted 2818 study reflects tIle extension of Dartmouth Street asa minlor arterial through this property. 2818 is reflected and constructed as a major arterial. Adopted recommendation movred the Dartmo"ltth extension fromSouthwe~st Parkway to 2818 to our short range plan and placed this extension from 2818 orl to Texas Ave. on our long range plan. Development Policies: Existing trib"lltarywouldbuffer comI11ercialland tlSe from existing low den.sity uses. plannedsollth of the creelc. This request wO"llldplaceC-l adjacent to existing scattered residential to the west and adjacent to planned medium density residential to the west. Refer to Staff Comments for further discussion of oth.er deve191pment policies. Parkland Dedication: Appligiable at the time of platting residential property . ENGINEERING Sewer: Adequate supply in the area to support C-l usag:e. 18" line along 2818. Area.is adjacent to an 18" sanitary sewer in Bee Creek. According to the 2818 Study all utilities eVal"llated are of sufficient capacity for any mix of land uses. Adequate. If development generates traffic to warrant a signal the developer will be responsiblc~ for design...and installation costs. Water: - Streets: STAFF COMMENTS I RECOMMENDATIONS This request has major implications for the Future Land Use Plan. as adopted by the CO"llncil last summer for the 2818 study area. In particular it will impact theareabo"llnd by the 2818 Extension, Te:xas Avenue and the most sO"lltherly tributary of Bee Creek. This is the clrea through which the DartmO"llthStreet extension is proposed. Thisreqllest involves 38 acres of the most easterly part of this area and would include right-of-way dedication for part of the Dartmouth extension. Land Use Plan The request for C-l. on the property is .not .in compliance with the future land uses approved in the 2818 Report. The original recommendation. for this property included office commercial and high density residellltial land "llSes. To balance the interests voiced during the hearings the final Council~ction was to. preserve the lower density residential character of the area. This would allow some protection for the Mile Drive areaL by providing for office commercial and medium density rather than tligh density residential uses north of the creek and low density rather tJhan medium density residential uses south of the creek. Proposed Use The applicant has arnajor retail "ltser tnterested in the property. Sltaff does not know who.. this user is . but from general descriptions it is apparent that the applicant mtlst have C-l. zoning. Therefore, the Council must consider the range of uses allowed in theC-l district. Impact/ Pressure10rFuture Rezonings There is existing C-l zoning at the corner of 2818 and Texas Avenue ~Dr a distance of approximately 800 feet along 2818. The next 190 feet is zonedA-P. If this reqtlest is granted there will be 190 feet of frontage along 2818 that will not be C-IGeneral Commercial between Te~xas Avenue and the East-Bypass. The pressure to rezone this 19.0 feet to commercial zoning will be very great; and in fact, the staff would have to recommend approval of such a req-q.est.At the present time there is an owner occ"llpied single familyresidemce on this R-l tract. Once this R-l tract is Re-zoned then there would remain approximately 13 acres along the south side of Morgan's Lane zoned R- I. These acres are planned.. for l11ediumdensity residential and currently are lar~~ely vacant with one residence. The pressure for this to becomecommertcial would be ..likely as well. This would result in the entire area bound by 2818, Texas and the creek being zoned for commercial development.. ~rhe existing Trib"lltary A of Bee Creek would then be the separationbetwteen this area and the. "Mile Drive Area". Impact I Planning Perspective Commercial development is not inappropriate at this location. Howe'7er, it would not comply with the Land Use Plan adopted by the Council Jast summer and would not preserve areas for residential development wit'hin the study area, which was one of the motivating factors in the Counicil's final decision. Another motivC}tionfor the st"lldy itself was in anticipation of pressure for strip commercial development along 2818. This is definitely not a request for strip commercial and wO"llld not conflict with. .. that development policy... It is, in fact, the type of consolidation of propf~rty that we look for. Further it is located at a very major intersection WIlich is an entirely appropriate location for general commercial zoning. Commercial zoning here is a valid concept from a planning perspective, but a different concept from the also valid one adopted in the report. . 'fhe result will be a radically different land use scenario which will include no residen tialdevelopment. Recommendation If the City wishes to deviate from. the Future Land Use Plan as adoptee} in the 2818 Report by rezoning this property we should do so under sevt~ral conditions: We should acknowledge and state that we wish to deviate from the Land Use .Plan as adopted and adopt a different concept so that future rezoningswillbe in compliance with our Comprehensive Plan. We would be acknowledging that this concept ism,ore desirable than the one we had previously adopted. The property should be platted prior to the zoning becomling effective. This plat should contain one or more lots that function as one integral unit from a traffic circulation, driveway access clnd signage standpoint. Access easements should also be . considered to provide cross access to adjacent properties if appropriate. At the time of platting and as the Dartmouth Street ROW is establis]hed we will look at the remaining part of this 38 acres that ends upon the west side of DartmO"llth to<~',"\ determine whether it sho"llld remain C-l. We will determine whether it has adequate depth along Dartmouth to comply with our development policies.! If it does not then we should ItDOk at some other zoning classification: arid at that time consider also l(lnd use and bufferarrangementsdependirtgon existing conditions. I ~.,.'" NOTIFICATION: Legal Notice Pu blication(s l: Advertised Commission Hearing Date(s): .1-21-93 Advertised Council Hearing Dates: 2- 11-93 Number of Notices Mailed to Property Owners Within 200' - 22. Staff will also be contacting a Mile Drive representative prior to the Public Hearings to inform of this pending request. Response Received: None as of.1-14 from legal notices.