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HomeMy WebLinkAboutStaff ReportSTAFF REPORT Case No.: 95-110 Applicant: Jeff Runge and Tim Hansen ITEM Public hearing and consideration of a rezoning of 1.69 acres located at the intersection of F.M. 2818 and Welsh Avenue from C-3 Planned Commercial to C-1 General Commercial with the Overlay District. ITEM SUNIlVIARY AND STAFF RECOIVIlVIENDATION The applicant is planning to build a service station, which is permitted under the current C-3 zoning, but on-premise .consumption of food and alcohol is not. The applicant wishes to be permitted indoor seating for restaurant usage, which is the trend in .the development of new convenience stores. The only two districts that would accommodate all three uses (service station, retail food store, and restaurant) would be either C-1 or C-2, C-1 being the less intense of the two. The C-1 zoning district allows all of the C-3 uses and is more broad. The C-3 district allows .the following: Alcoholic beverage sales (off-premise consumption) Car washes Cleaners Storage Garages Rental Retail sales and service Repair shops Plant sales Rezoning would open the site to the following additional uses: Arenas Nightclubs (with a Conditional Use Permit) Automobile sales Apartments hotels (with a Conditional Use Permit) Bowling alleys Group housing (with a Conditional Use Permit) Restaurants Frat./sorority (with a Conditional Use Permit) Commercial amusements Dormitories Drive-in sales Drive-in eating. establishme nts Hardware stores Hotels Marine sales Mobile home sales Printing and reproduction Theaters Without a rezoning, the subject site does not accommodate the 18 uses listed above. The request is accompanied by a request for the Overlay district, included on the part of the applicant to help assure that the development will be laid out in an aesthetically pleasing manner. The district has higher building and parking lot setback restrictions, restricts sign and building colors, and requires underground utilities. The district also has special restrictions for service stations, including restricting all business activity other than fuel pumping to indoors, prohibiting major auto work, and limiting advertising. The request meets the City's development policies regarding location of commercial districts at major intersections. The past concerns for traffic safety have been alleviated to some extent by changes made to the roadway and. to the intersection as well as agreements relating to access drives. Staff recommends approval due to the location criteria and to the change of conditions in the immediate area (see Historical Overview). COUNCIL POLICY ENDS STATEMENTS -The following Ends Statements may or may not be met with .the approval of this request. Council will decide, based on the information in the staff report and any staff. presentations, whether these Ends Statements will be met with this request. Transportation/Mobility -Citizens benefit from the ability to move into ,out of, and within College Station in a safe and efficient manner. Parks & Recreation -Citizens benefit from parks space and recreational activities which are geographically and demographically accessible and serve a diversity of interests. Health & Public Safety -Citizens benefit from a reasonably safe and secure environment. Education/Information - Citizens benefit from access to broad based information and knowledge. Quality Service -Citizens benefit from a reasonable tax revenue for the value and quality of service delivered. Cultural Arts -Citizens benefit from participation in the arts. Employment/Prosperity - Citizens benefit from an environment that is conducive to providing diverse employment opportunities. Civic Pride -Citizens benefit from well planned, attractive residential and commercial areas. COMPREHENSIVE PLAN -The following are Goals and Objectives from the City's adopted Comprehensive Plan. Applicable ones are in bold. Complies with Future Land Use Plan Map?: No. The Land Use Plan that was adopted in the early 80's shows high density residential. However, there are several changes (see Historical Overview, below) in the area that have occurred since the plan was adopted that could potentially justify zoning that is not in line with the plan. Development Goals and Objectives: LAND USE Protection of residential uses: There is R-5 zoning to the south that is currently developing into an apartment area. There is a creek separating that area from the subject site and there will be a 28' public alley with an 70' drainage easement between the subject property and the R-5 zoned tracts to the south. 2 Encourage use of vacant land w/ services: There are several vacant C-1 and C-2 tract within the main portion of the City (i.e. areas that should be relatively close to existing utilities.) These include the entrances to Woodcreek and Edelweis subdivisions, along the west side of Texas Avenue between 2818 and Ponderosa, .near the Texas Avenue and Southwest Parkway intersection, and along Wellborn Road. Avoid strip commercial: The request does not meet the minimum 400' depth policy but signage and curb cuts will be limited. TRANSPORTATION Provide major arterials to prevent congestion: n/a Adequate pedestrian/bike movement: The sidewalk Masterplan shows a sidewalk along Welsh Ensure safety and ease of maintenance: n/a Location of streets based on function: Driveway access: I~as been discussed and provided through previous replatting ECONOMIC DEVELOPMENT Compatible with environment: No conflict Encourage retirees: n/a Encourage tourism: Possibly PARKS AND RECREATION Link parks by pathways and natural features: Combine parks with schools: HOUSING Maintain integrity of existing supply: n/a Encourage diversified housing: n/a COMMUNITY APPEARANCE Promote good site design: Will be coordinated through site plan review.. The Overlay district will give Staff more authority to regulate aesthetics. Prevent and eliminate unsightly conditions: Same as above HISTORICAL OVERVIEW - There have been no C-1 rezonings of vacant property approved in the recent past. Most commercial requests have tended to be more limited in scope (C-3, C-B, C-N 3 requests.) This year, the Council approved several requests to convert commercial property to residential (mostly multi-family) use. This particular tract has come before the Planning and Zoning Commission and City Council several times. In 1983, a request for C-1 was opposed by the Planning Staff due primarily to` traffic and safety concerns and to the fact that the Land Use Plan reflected the tract as high density residential. The Planning and Zoning Commission recommended approval due to the belief that 2818 would be widened, a turning lane would be added, and the intersection was to become signalized. The City Council approved C-N Neighborhood Commercial zoning, agreeing that some commercial use was needed in the area, but not all uses as listed in the C-1 district. Since that time, .several changes have taken place. The changed to 2818 have taken place, making the traffic conditions more conducive to commercial uses. Last year, Council approved a rezoning from C-N to C-3, which allows more intense use of the land. The City has also adopted the Driveway Access Ordinance, and a recent resubdivsion of the lot in conjunction with adjacent lots was done in accordance with access restrictions. NOTIFICATION: Legal Notice Publication(s): Advertised Commission Hearing Date(s): 12-7-95 Advertised Council Hearing Dates: 1-11-95 Number of Notices Mailed to Property Owners Within 200' Response Received: One call in opposition from CSISD -concerned for the fact that the rezoning will allow on-premise consumption of alcohol where existing zoning would not.