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HomeMy WebLinkAboutStaff Report ~ ~ STAFF REPORT Case No.: Request: Applicant: 94-100 Rezone from C-N and C-3 to C-l Jim Woods PHYSICAL FEATURES Location: Tract A of Southwood Valley Section 30; southeast corner of 2818 and Welsh Area: 2.0 acres of C-N and 6.85 acres of C-3 No. Lots: Currently platted as one lot; a resubdivision plat has been submitted that will plat the C-N piece as one lot and divide the rest of the property into multiple lots with 25' of frontage apiece. ZONING AND LAND USE Subject Tract: C-N and C-3; currently Vacant North: R-l Single Family; developed as A&M Consolidated High School East: R -1 Single Family; developed as Georgie Fitch Park South: R-5 Apartment Buildings fMedium Density; currently vacant. West: R-5 Apartment Buildings / Medium Density; currently vacant. Proposed Use: Zip-In Food Market on corner and unknown at this time on remainder. COMPREHENSIVE PLAN Land Use Plan: High Density Residential Thoroughfare Plan: 2818 is reflected as a major arterial; Welsh is reflected as a minor arterial. Development Policies: No conflict Parkland Dedication: None required ENGINEERING Water: This tract is served by an existing 8 inch water line within the eastern right of way of Welsh Avenue. No negative impact is anticipated from the rezoning itself, but the future site developer will be required to demonstrate adequate service or provide additional facilities, depending onthe specific use. Sewer: This tract is served by an existing sewer line which runs along the creek alignment near the southern edge of the tract. The line starts as an 8 inch but turns into a 15 inch near the middle of the tract, and flows easterly into the park site. No negative impact is anticipated from the rezoning itself, but the future site developer will be required to demonstrate adequate sewer capacity or provide additional facilities. Streets: No negative impacts are anticipated with the rezoning itself, however driveway locations, internal access within the tract and public roadway improvements will be reviewed with the site development application. Drainage: The site drains into the creek along the southern edge of the tract. No impacts are anticipated from the rezoning because compliance with the City Drainage Ordinance is still required. Flood Plain: A significant portiol1 of the tract is included within the 100 year flood plain, however the rezoning itself will have no effect on the floodplain limits. Oversize Request: N/A Proposed Public Improvements: There are no public projects anticipated by the Engineering Division which would affect or be affected by the rezoning. Easement Dedications: N/A Sidewalks: N/A NOTIFICATION: Legal Notice Publication(s): Advertised Commission Hearing Date(s): 2-3-94 Advertised Council Hearing Dates: 2-24-94 Number of Notices Mailed to Property Owners Within 200': 20 Response Received: One call in opposition from A&M Consolidated STAFF COMMENTS / RECOMMENDATIONS The purpose of the C-3 zoning that is currently in place is to provide small commercial sites that are relatively low traffic generators that have little impact on surrounding areas. The purpose of the C-N district is to provide low traffic generators with uses oriented to the area neighborhood. As a condition of the C-Ndistrict, the applicant would be required to prove to the Plamling and Zoning Commission that the use he proposes is going to serve. the residential area as opposed to the generaL public. The requested C-l would have no maximum size limitation and its general commercial uses do not require additional review. The City's Comprehensive Plan states that commercial property should be located at intersections of major roadways. This rezoning would not conflict with this policy. The Land Use Plan reflects the subject tract as high density residential. However, since the adoptioIl of the Plan, the property has been rezoned. In 1983, the Commission and Council heard the requesttorezone this area from R-l to C-l. City Council decided at that time that the two more limited commercial zoning districts would be more appropriate due largely to traffic concerns. At the time of the rezoning, the size restriction of a maximum of 2 acres was discussed for the e- N district. The C-3 district limits the lot acreage to 3 acres. The applicant intends to re:plat the C-3 portion of Tract A that would comply with the lot size restriction. C-N allows the following types of uses: - convenience stores - sale of beer and wine - take-out restaurant - personal service shops - offices - retail C-3 allows the following: - car washes - commercial garages - alcoholic beverage sale for off-premise consumption - repair shops - mini-storage - cleaner - personal service shops - offices - retail The C-l designation would add the following uses to those already permitted on the subject property: - dine-in restaurants - nightclubs (with a CUP) - entertainment such as bowling alleys - service stations - hotels - theaters The rezoning in 1983 constituted a change in conditions that could justify the proposed rezoning. The replat provides an opportunity for a comprehensive approach to zoning including consolidation of property. There is some concern for traffic on both Welsh and 2818. However, the traffic issue can be addressed through the platting process. Staff therefore recommends approval with the condition that internal access between all of the lots currently included in Tract A be provided .and with the condition that access drives from Welsh and 2818 be controlled through strict adherence to the Driveway Access Location Ordinance.