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HomeMy WebLinkAboutStaff Reportf STAFF REPORT Case No: 94-107 Request: Rezone from C-N to C-3 Applicant:. Jim Woods PHYSICAL FEATURES Location: A 2.0 acre portion of Lot Al of Southwood Valley Section 30; southeast corner of 2818 and Welsh Area: 2.0 acres of C-N; 272.25' of frontage along 2818 and 320' along Welsh (Lot Al has a total of 400' of frontage along Welsh with the existing C-3 portion) No. Lots: A resubdivision plat has recently been approved that plats the C-N piece as one lot together with 0.801 acres. of C-3 located immediately to the south of the C-N zoning line. ZONING AND LAND USE Subject Tract: C-N Neighborhood/Commercial; currently vacant North: R-1 Single Family; developed as A&M Consolidated High School East: C-3 Planned Commercial; currently vacant South.: C-N Neighborhood/Commercial; currently vacant (this is the rest of Lot A1); R- 5 Apartment Buildings /Medium Density. is located further to the south and is currently vacant West: R-5 Apartment Buildings /Medium Density; currently vacant. Proposed Use: Zip-In Food Market on Lot Al 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 on the 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 portion 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): 3-17-94 Advertised Council Hearing Dates: 4-14-94 Number of Notices Mailed to Property Owners Within 200': 20 Response Received: None as of date of staff report STAFF COMMENTS /RECOMMENDATIONS The City's Comprehensive Plan states that commercial property should be located at intersections of majorrxoadways. This rezoning would not conflict with this. policy. The Land Use. Plan reflects the subject tract as high density residential. However,: since the adoption, of the Plan, the property has been rezoned. In 1983, the Commission and Council heard the request to rezone this area from R-1 to C-1. City Council decided at that time that the two more limited commercial zoning districts would be more appropriate due largely to traffic concerns. 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 ,g 1 JN t - repair shops - mini-storage - cleaner - personal service shops - offices - retail The C-3 district does not specifically list service stations as permitted uses. However, the Planning and Zoning Commission does have the discretion to approve those uses that are similar to those already listed in this zoning district. Fuel pumps have come to be a typical ancillary use to convenience stores, which are listed as permitted uses in the C-3 district., All C-3 uses must first obtain P&Z approval.. The applicant is requesting that the Planning and Zoning Commission not only .recommend approval of the C-3, but that the Commission approve the fuel pumps as well. There is some concern for traffic on both Welsh and 2818. However, the traffic issue can be addressed through the site planning process. Staff therefore recommends approval with the condition that access drives from Welsh and 2818 be controlled through strict adherence to the Driveway Access Location Ordinance.