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HomeMy WebLinkAboutStaff ReportSTAFF REPORT Case No.: 96-116 Request: Rezone-14.74 acres north of Holleman to Wolf Pen Creek & east of Texas Avenue to the Arbors of Wolf Pen Creek Apartments (known as the Pooh's Park Subdivision) .from WPC - Wolf Pen Creek to C-1 General Commercial. Applicant: Dondaco, Inc., General Partnership by Dixie Dale for Pooh's Park Development, Ltd. -owner ITEM SUMMARY AND RECOMMENDATION The particular property under consideration for rezoning is a tract with Texas Avenue frontage and. frontage on he future Kyle extension. It has a large amount of creek frontage and is on the periphery of the WPC district at the upper end of the creek near the Texas Avenue / SH 30 intersection. Property .owners have expressed concern over their ability to market the property and develop it for retail use under the WPC. regulations. It is a large tract of land that is attractive to the big box retailer or shopping center. These business. orient to major arterials and draw: vehicular traffic to their sites from these adjacent roadways. It is not likely that this particular piece of property will be divided up into the kind of small commercial establishments envisioned to develop along the creek corridor. Allowing this property to develop oriented to Texas Avenue and without the architectural review of the WPC .district will not harm the future implementation of the Wolf Pen Creek Master Plan as long as certain conditions are placed on this rezoning. Conditions. should include those that would. not. preclude. improvements to the creek and the minimum reservation area that are necessary to implement the plan. The best mechanism is a development. agreement whereby the City has some assurance that this cam occur, similar to the agreement executed for the Wolf Nursery project. A development agreement could also address other items such as the extension of Kyle through this property. Only half of the right-of-way will be coming from this tract and the City will be constructing the street at some future date.. An agreement wouhd,tie down responsibilities in this matter. Staff recommends approval of this rezoning with the condition that a development agreement be prepared and approved addressing drainage, erosion control and other master plan. elements related to the creek. and minimum reservation area. ZONING AND LAND USE Subject Tract: WPC -office and commercial uses (furniture store, chiropractic office, resale shop) North: WPC.- church East:. WPC -Arbors Apartments South: C-1 General commercial West: C-1 General Commercial Proposed Use: Redevelop into retail commercial shopping center COMPREHENSIVE PLAN Land Use Plan: Reflected as Wolf Pen Creek master plan Thoroughfare Plan: The extension of Kyle South will come through this property along the eastern boundary Development Policies: The development policies of the Comprehensive Plan relative to the Wolf Pen Creek area state that the purpose is to provide a drainage plan together with creating opportunities for open space and park use. The park development is supposed to complement adjacent pnvate property and its future improvements. To achievethis, open space areas should be for active andpassiveuse and the creek's natural setting should be preserved. To further achieve;this'there are general guidelines for creek treatment as well as for private development. that were adopted as part of the Wolf Pen Creek zoning district. Rezoning to C-1 with conditions can assure the open space and park use, the preservation of the. natural creek and the prevention of erosion but will not achieve the standards recommended for the private development in terms of architectural control and creek orientation. Parkland Dedication: Not applicable for commercial development but as part of development agreement there should be provision for implementation of the Wolf Pen Creek open space and park use. ENGINEERING This site has adequate public infrastructure to support this rezoning request. Drainage will be addressed in a development .agreement, but the site will be reviewed for detention at the time of site plan review. According to FEMA floodplain maps,. a portion of this site is located within the 100-year floodplain. HISTORY The WPC district was created and applied to properties in 1989 to begin implementation of the Wolf Pen Creek Master Plan.. Since rezoned there have been several. projects that have been reviewed under these regulations.. Wolf Nursery was the first followed by some additions to Taco Bell, he University Commons Apartment project on Colgate and the Arbors Apartment Project on Holleman. The LaCour property on SH 30 adjacent to Taco Bell is currently developing under these regulations. Additional multi-family development is being proposed along Holleman adjacent to the Arbors while Phase 2 of University Commons is being planned. adjacenf to the existing complex on Colgate. The district regulations require an added level of review not found in other zoning districts. There is a Design Review Board that makes recommendation to the P&Z regarding site plans as well as other architectural features of any project. The WPC regulations. also call for a developer to either develop the property adjacent to the floodway in compliance with. the master plan,. which calls for a trail system and series of lakes, or to dedicate that. property to the City for future development in accordance with the plan. The vision of the plan was to have a series of lakes serving drainage control while having a park setting with hiking trails surrounding the creek and lakes. The park and drainage improvements were envisioned. to .stir private development of the area thus enhancing. the economic vitality of the community. The plan calls for public and private partnership in achieving the ultimate goal.