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HomeMy WebLinkAboutStaff ReportSTAFF REPORT Case No.: 96-120 Request: Rezoning of approximately 29 acres located in the northwest quadrant of the intersection of F.M. 2818 and the Highway 6 East Bypass in the Morgan Rector .Survey from R-1 Single Family to C-B Commercial Business Applicant: Daniel Morrison ITEM DISCUSSION AND RECOMMENDATION The subject tract is located between F.M. 2818 and a relatively wide tributary of Bee Creek. The majority of the tract is floodway and therefore undevelopable. The remaining .area is entirely. contained within the 100-year tloodplain. These constraints will place a fairly high development cost on the property, and commercial zoning would be the most likely development to occur here. The Highway 6 Bypass, F.M. 2818, and the Bee Creek tributary act as boundaries to the C-B zoning to the east, south, and to the north. However, the. request will place C-B zoning immediately adjacent to R-1 zoning to the west. That area is shown as mixed use on the Land Use Plan, but the zoning will remain residential for the time being and there is a single family home near the 2818 ROW. The Land Use Plan shows the entire .area between Tributary A and Tributary B of Bee Creek as mixed use, which is intended to be a combination of single family, office, apartment, duplex, and small-scale commercial uses within a single development. The corresponding .zoning .district for. such a land use mix has not yet been drafted. Any zoning of the subject tract should be compatible with the future mixed use district. The physical layout of the property and its topography lend themselves to small scale retail, which is the intended use of the property. Many of the uses listed in C-B will most likely be permitted. in the mixed use district as well. ACCESS The site is split into two tracts due to the future extension of Dartmouth.. Only the two corners at the future intersection. have street frontage; therefore driveway access off of 2818 would cause .hazardous conditions. Staff has recommended to the applicant that access be requested off of the future Dartmouth extension, and that a portion of the future road be built to provide safe and efficient access to Tract A. The future development of the road will then tie into the drive section. when the. City builds Dartmouth. At that time, the City could opt to assess adjoining property owners. RECOMMENDATION Staff recommends approval with the following conditions: - that a 20' section of Dartmouth is built to meet street as well as curb and gutter standards from FM 2818 to the driveway of Tract A. - upon development of the 3.8 acre tract adjacent to Tract B, that there be a buffer between the 3.8 acre tract and the property to the west if that area or any portion thereof retains residential zoning. The buffer should meet the standards as set forth in the R&D district. ZONING AND LAND USE Subject Tract: R-1; vacant North: R-1; vacant East: R-l; vacant South: R-1; vacant West: R-1 developed as single family along 2818 Proposed Use: Private special events center -catering business with on-site reception and dining rooms COMPREHENSIVE PLAN Land Use Pian: Mixed use Thoroughfare Plan: F.M. 2818 is a major arterial; the future extension of Dartmouth is shown as a minor arterial Development Policies: The City's development policies call for proposed uses to be compatible with existing and future land uses. Parkland Dedication: None required in the C-B district uses. ENGINEERING Water: This site has adequate water to service the development that is associated with this rezoning. Sewer: This site has adequate sewer to service the development that is associated with this rezoning. Streets: This. site has frontage onto the existing FM 2818 section and will have frontage onto the future Dartmouth that bisects this property. The City owns the right-of-.way for the :future Dartmouth, but does .not have a specified date as to when this street will be constructed. As stated in a previous section, staff recommends that the development take access using the existing Dartmouth right-of-way as a curb cut .off of FM 2818. fihe developer would be responsible for constructing a 20 foot wide street section at a grade that could be incorporated into the future Dartmouth street. Drainage: This property is located adjacent to Bee Creek which is identified as a primary. channel. This location gives the developer two options. One option is to show that the increase in runoff from this site will not impact the downstream properties as defined. in the drainage manual. Tf thus is the case, the developer would not be required to provide detention. On the. other hand, if there is an impact to the downstream properties, detention would be required.. This requirement will be determined at the time of site plan review when a drainage report has been submitted. Flood Plain: The majority of this property is located within the floodway as well as the 100-year flood- plain. The developer must account for any development that will occur in the flood plain by providing for a balance of excavation so that the base flood elevation does not increase by more than 12 inches. As in the case of drainage, this situation will be reviewed when a drainage report is submitted. NOTIFICATION: Legal Notice Publication(s): l 1-6-96; 11-27-96 Advertised Commission Hearing Dates(s): 11-21-96 Advertised Council Bearing Dates: 12-12-96 Number of Notices Mailed to Property Owners Within 200': 16 Response Received: None as of date of staff report HISTORICAL OVERVIEW The C-B zoning district was created in 1991 to provide districts that would allow uses such as retail, hotel, office, restaurant, and theater uses. It specifically prohibits service stations and convenience stores. The goal in the drafting of the district was to provide a zoning classification that would allow typical general commercial uses,. but that would preclude the broad range of land uses permitted in other commercial districts. Since the adoption of the district, several properties along University Drive have been rezoned to C-B.