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HomeMy WebLinkAboutStaff Reportr STAFF REPORT Case No.: 96-117 Request: Rezoning of approximately 3.5 acres located in the Robert Stevenson Survey on the northeast corner of Wellborn Road and Mortier from C-3 Planned Commercial to C-2 Commercial Industrial Applicant: Donna Winslow for Dr. Lieven Van Riet ITEM SUMMARY AND RECOMMENDATION The applicant is requesting the rezoning in order to prepare the property for development as an animal boarding facility with associated uses such as .animal grooming and perhaps future veterinarian offices. The C-2 district is considered a more intense zoning district because in addition to the uses allowed under the present. C-3 zoning, the C-2 also permits uses such as theaters, restaurants, and retail as well as more industrial commercial type uses like warehouses. and welding shops.. Even though the applicant would be willing to submit to certain use restrictions, placing such restrictions on the .property would be tantamount to "contract zoning". Therefore the City. must consider all of the uses listed in that district rather than this specific use. From a planning and zoning viewpoint, the zoning is in compliance with the City's Land Use Plan for the area. Staff therefore recommends approval with the condition that the buffer area be developed as is laid :out in the R&D district and in keeping .with the condition placed on the Master Plan and original zonings for this Edelweiss Subdivision. ZONING AND LAND :USE Subject Tract: C-3; vacant North: C-3; vacant East: R-I Single Family; vacant South: R-5 Apartment Buildings/Medium Density; developed as the Villas of Rock Prairie Road -retirement community West: Outside City limits; rural Proposed Use: Boarding kennel and related uses COMPREHENSIVE PLAN Land Use Plan:. The LUP that was amended in 1992 with the approval of the Edelweis Estates Master Plan reflects the entire area from Mortier to N. Graham as retail commercial. The C-2 contains both industrial commercial and general commercial uses and is therefore considered a commercial district. The request is in compliance with the Land Use Plan. Thoroughfare Plan: Wellborn Road is reflected as a major arterial and Monier is a collector. Development Policies: The City's development policies state that commercial property that directly abuts single family should be avoided. However, the developer had offered the future concept of landscaped buffer areas to help mitigate any negative impacts. that such adjacencies might cause. The rezoning to allow the A-P, C-1 and C-3 to abut the R-1 was therefore approved. Parkland Dedication: None required. ENGINEERING Water: This site has adequate water to provide service to this proposed development. Sewer: This site has adequate sewer capacity to provide service to this proposed development. In addition, this property is located within the Sanitary Sewer Service Area "92-01" and is subject to impact fees associated with this area. Streets:.This site has access to Wellborn Road, a major arterial, and Mortier Drive, a collector. These .two streets have adequate. capacity to handle the increased traffic generated by this proposed development. Drainage: This site will be required to :provide a drainage report to analyze the need for detention. This -site, as well as all other areas zoned commercial in Edelweiss Estates; will need to provide their own private detention facility if required. Flood Plain: According to FEMA floodplain maps, this site is not located within a flood hazard area. NOTIFICATION: Legal Notice Publication(s): 10-2-96; 11-5-96 Advertised Commission Hearing Dates(s): 10-17-96 Advertised Council Hearing Date: 11-20-96 Number ofNotices Mailed to Property Owners Within 200': 2 Response Received: None as of date of staffreport HISTORICAL OVERVIEW The Edelweis .Subdivision was annexed into the City in the early 90's to prepare for the planned development. A Master Plan was approved in 1992 and was amended in 1994. That plan .showed a development that was. largely single family with a mix of park land, high density residential, and planned industrial to act as a buffer on the south side between the subdivision and the heavy industrial zoning further to the .south. The western periphery showed retail commercial along Wellborn Road that directly backed up to single family, with the provision of buffer areas as justification for the adjacency. Those buffer areas have only been discussed in concept thus far and specifics have been left for the future site planning of each specific use.