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HomeMy WebLinkAboutStaff ReportSTAFF REPORT Case No,: 96-103 Applicant: Allen Swoboda ITEM Public hearing and consideration of a rezoning request. for 1.71 acres of M-1 Planned Industrial and 0.54 acres of A-O Agriculture/Open to A-P Administrative Professional - the total of 2.25. acres is located on the northeast corner of Emerald Parkway and Highway 6 intersection.. ITEM SUMMARY AND STAFF RECOIVIlVIENDATION The request is for consolidation of two remnant pieces of property to be in conformance with an existing 16.8 acre tract that has been .zoned A-P since the late 1970'x. The two subject tracts are zoned M-1 .along most of ,the Emerald Parkway frontage and A-0 along the rest of the non-residential frontage. The M-1 was a remnant tract that used to be part of the Agency Records Control tract across Emerald Parkway and the A-0 is a part of the abandoned right-of-way. Both remnants were created with the relocation of Emerald. Parkway to align. with the 281$ extension. Due to the fact that the rezoning will consolidate development for a more comprehensive approach to development, Staff recommends approval of the request. Discussions .with homeowners in Emerald Forest. to date indicate that there is no opposition to the request. There is some concern, however, on the part of the homeowners of he properties immediately abutting. the existing A-P tract. The concerns relate to the need for buffering adjacent houses to protect the privacy of the neighbors as well as to protect the neighbors from .glare .and noise. The applicant has .been discussing. the sale of some of the A-P property to the residents and has offered an additional 25' buffer easement that will preserve existing trees.. Staff intends to look for such mitigating elements on the subdivision plat. Although the plat will not require notification or a public hearing, Staff will notify the residents. at the time of platting and will recommend that the. neighbors be given a chance to speak at that 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 xeport 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?: Yes. The Land Use Plan shows the area. to be Office Service Development Goals and Objectives: LAND USE Protection of residential uses: The northeastern corner of the 0.5 acre A-0 tract is zoned R-1 Single Family and is developed as such. The rezoning of the A-O itself would. not pose. a conflict. However, the .residents of the area have expressed concern with the existing A-P zoning to the north of the subject property. The applicant has had discussions with the homeowners that back up to the A-P area. There. have been some agreements made for the possible sale of some of the area for use as a buffer area under private home: ownership as well as the provision of a 25' buffer area on the A-P side. The applicant proposes to maintain as many existing trees .within the 25' as possible and to plant trees in the remaining sections where trees are sparse. This easement area should be reflected on a future plat. Encourage use of vacant land w/ services: The subject property as well as the 16.8 acres of A-P zoning. must be platted. At that time, utilities .must be extended to all lots. This development will be infill and'therefore no off-site utility extensions will be necessary.. Avoid strip commercial: n/a TRANSPORTATION Provide major arterials toprevent congestion: The T-fare plan does not show any collectors or minor arterials through the area. however, as .:apart of the plat, the applicant intends to provide a collector through the tract in order toprovide access to the future lots. Adequate pedestrian/bike movement: The. collector will need to :have sidewalks on one side (to be shown at the time of the plat). Ensure safety and ease of .maintenance: n/s Location of streets based on function: see above Driveway access: Compliance with the Access Ordinance will be required.. 2 ECONOMIC DEVELOPMENT Compatible with environment: There is a large amount of floodplan in the area that will-need to be addressed at the time of site development. Encourage retirees: n/a Encourage tourism: n/a 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 C014I1VIUNITY APPEARANCE .Promote'. good site design: Will be addressed at time of :platting/site development Prevent and eliminate unsightly conditions:. n/a HISTORICAL OVERVIEW - There have not been any new A-P zones created in the 1990's. Some small A-P tracts were rezoned during the first half of fihis decade to accommodate other uses such as residential and more intense commercial. The 16.8 acre tract located behind the .subject property is one of the few locations currently available for large office development in the City. ENGINEERING COMMENTS AND IlVIPACT STUDIES Water - Water. is available to the 16.8 acre tract through a 12" waterline along the HWY 6 frontage road. This should. be adequate for any development under. A-P zoning. Sewer -Sewer is available through an 8" sewerline located in the center of the existing A-P tract. This should be adequate for any development under A-P zoning. Streets -Emerald Parkway is a minor arterial and I3WY 6 is a major arterial. Both street have adequate capacity for the proposed development. Traffic -See above for collector needs Drainage - Provided. by Bee Creek, which runs in close proximity to the property. 3 Flood Plain -There is a substantial amount of floodplain on the property. The treatment of the floodplain will be addressed at the time of site development. Sidewalks -Sidewalks exist on Emerald Parkway and will be required on one side of any collector built with the future subdivision. Parkland Dedication -None required for non-residential development NOTIFICATION: Legal Notice Publication(s): Advertised .Commission Hearing Date(s): 3-7-96 Advertised Council Hearing Dates: 3-28-96 Number of Notices Mailed to Property Owners Within 200' : 13 Response Received: Several inquiries and concerns regarding the existing A-P. The residents of the subdivision Ghat do not immediately abut the A-P area have not expressed opposition to the request nor to the impending development of the entire area for office use. The residents: of the lots that abut the A-P are concerned that there are currently no ordinance requirements in place for. additional buffer areas or height controls. 4