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HomeMy WebLinkAboutStaff ReportREZONING STAFF REPORT Case No.: 96-101 Applicant: Paul Clarke of Clarke & Wyndham, Inc. ITEM Public hearing and :consideration of a rezoning of 4.4 acres located along Lincoln Avenue east-of the East Gate Square Addition and part of Lots 3 & 4 of the D.A. Smith .Subdivision: from R-ti Apartment Buildings/ High Density to C-1 General Commercial. ITEM SUMMARY AND STAFF RECONIlVIENDATION The requested rezoning will remove two strips of R-6 zoning that are surrounded by existing C-1 zoning. The original zoning was created many years ago; the property is not likely to develop under that zoning. The request will effectively place the entire area up to Texas .Avenue in a C-1 classification (with the East Gate. Square commercial subdivision) and prepare the area forredevelopment. Staff recommends approval of this request in order to .consolidate the current strips. of virtually undevelopable lots (due to the configuration and the location of the zoning lines) and to encourage centralized. commercial development. in an area of the city that is.in need of redevelopment. Ordinarily, Staff would be recommending that some type of buffering occur between the proposed C-1 and the existing R-1 to the east. Those lots will essentially back up to the new C-1. Even though the zoning is low density residential,. it is not in line with the plan for-the ..area, which has been shown as high density for a number of years on the Land Use Plan. Additionally,. ,the area is shown as mixed use on the draft H(JK plan. Development under the existing R-1 zoning has been discouraged and redevelopment"into more compatible uses will be encouraged. Therefore, no buffering isbeing recommended at this time. 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 mete 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 recreati~~nal activities which. are geographically and demographically.. accessible and serve a diversity of interests. Health & Public Safety - 'Citizens benefit from a reasonably safe and sed;ure 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 mature Land Use .Plan Map': No. The current Land Use Plan that was adopted in the .early 80's reflects office commercial use in the area. However, .Staff feels that. the consolidation of C-l zoning districts i~ an acceptable redevelopment strategy. Development Goals and Objectives: LAND USE Protection of .residential uses:. The residential areas to the east are largely vacant and considered suitable for redevelopment. Encourage use of vacant land w/ services: Due to the age of the infrastructure in .the area, there are water and sewer inadequacies. These will need to be addressed in the near future whether or not the property becomes rezoned. Avoid strip commercial: The proposed rezoning would provide a more.. adequate depth of commercial land off of Texas Avenue, utilizing. Lincoln.Avenueas a secondary access, and providing room for adequate building setbacks. The proposal would also be considered as a single building plot, which would prevent. the proliferation of commercial signage along Texas Avenue as well as Lincoln.'' TRANSPORTATION Provide major arterials to prevent congestion: Lincoln .Avenue is reflected on the approved Thoroughfare Plan as a minor arterial, The proposed development will have access to Lincoln in order to prevent further congestion along Texas Avenue. Adequate pedestrianJbike movement: The sidewalk masterplan shows a future sidewalk to be constructed along Lincoln. Ensure. safety and ease of maintenance: n/a Location of streets based on function: n/a Driveway access: Driveways into the Eastgate center will be consolidated through the development process and through the Texas Avenue' widening project. ECONOMIC DEVELOPMENT Compatible .with environment:. The commercial development will be in line with the existing commercial uses along Texas Avenue. Encourage retirees: n/a Encourage tourism: Commercial redevelopment near the University could have a positive affect on tourism. PARKS AND RECREATION Link parks by pathways and natural features: n/a Combine parks with schools: n/a HOUSING Maintain integrity of existing supply:. n/a Encourage diversified housing: n/a ZONING AND LAND USE -The subject-tracts are located on both sides of a small rectangular strip of C-1 General Commercial zoning. The request would consolidate the area into one larger C-1 General Commercial district. Subject Tract(s): R-6 Apartment Buildings/High Density; currently vacant North: C-1 Generale Commercial & C' N Neighborhood Commercial; developed. as the 707 Shopping Center and the C:S. Chinese Church East: R-1 Single Family Residential; vacant South: R-6 Apartment Buildings/High Density; 2 apartment buildiings West: C-1 General Commercial; developed as Eastgate Square Proposed Use: .Large shopping center with a restaurant. out-parcel ENGINEERING Water: Both water and sewer are. problematic in the area and inadequate both for the proposed zoning and for the existing. The problems will need to be discussed before the property redevelops. Sewer: See above Streets & Traffic: Access to the site is potentially problematic as well. However,. the difference between the traffic under the existing zoning compared to the proposed zoning is difficult to determine at this point. At the time the sine, plan for the entire center is submitted, the access points should be designed for the priimary access point. to be off of Texas Avenue with secondary access only off of Lincoln. Drainage; Drainage will be addressed at the time of site development Flood Plain: ` n/a Sidewalks: Sidewalks are' being constructed as a part of the Texas Avenue widening protect Parkland Dedication: Does not apply to nonresidential property HISTORICAL OVERVIEW There have been relatively few Gl request approved in the past five years. There are several larger C-1 sites available m other areas but .most of these have utility constraints as well. NOTIFICATION: Legal Notice Publication(s):. Advertised Commission Hearing Date(s): 3-7-96 Advertised Council Hearing Dates: 3-14-96 Number. of Notices Mailed to Property Owners Within. 200' : 28 ', Response Received: One inquiry as of date of staff report