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STAFF REPORT
Item: Public hearing and consideration of a rezoning of a total of 12.69 acres located at the
intersection of Lincoln and University Drive from R-l Single Family to 8.47 acres of C-B Business
Commercial and 4.24 acres of A-P Administrative Professiona1.(planning Case No. 97-104)
Item Summary: The western tract abuts vacant C-B zoning and R-4 zoned Cedar Creek Condos.
There is also a patio home development along the southern-most comer of the subject tract.
The eastern tract abuts A-P zoned office uses near University Drive, but the majority of the
property immediately abuts R-l zoning to. the south. That tract currently contains only one home
and there is no intention to redevelop that tract into higher densities in the forseeable future.
The subject two tracts are split by the Lincoln right-of-way. Lincoln forms a boundary between
the retail commercial uses shown on the Land Use Plan extending to the west and office/service
shown on the Plan extending to the east. The requested rezoning is in compliance with the Land
Use Plan for the area.
Policy Issue Statement:
Civic Pride - Citizens benefit from well-planned, attractive residential and
commercial areas, and from preserving historic areas.
The adopted Land Use Plan represents the Council's policy as it relates to the University Drive
Corridor. That Plan reflects the. Corridor as retail commercial west of Lincoln, and it reflects
office/service uses east of Lincoln.
Item Background: The subject property was included in a rezoning request for C-l in 1990. The
discussions involving that case prompted Council to direct Staff to conduct the University Drive
Study. The rezoning request was denied without prejudice at that time, pending a completed study.
The University Drive Corridor Study, which was adopted by Council in 1991, recommended a mix
of commercial and office uses for the majority of the University Drive frontage extending from
Tarrow to the East Bypass.
The intent of the recommendations was to encourage an attractive entrance into the City through
land use and aesthetic controls. Council approved a new commercial district (C-B), which lists a
range of uses such as hotels, restaurants, and retail, but prohibits convenience stores and service
stations. The lots that had been zoned C-l during the 1980's were rezoned to the new C-B District
in 1992 to. ensure uses would be in compliance with the. corridor plan.
The Overlay District was created and applied to the corridor as well. This district contains specific
aesthetic requirements and restrictions.
Shortly after the study was adopted, City Council affirmed its desire to retain a substantial amount
of A-P zoning in the corridor rather than allowing the entire corridor to become C-B. The an:a to
be reserved for A-P uses on the north side of University was located in the center of the conidor
between the Best Western hotel and the C-B zoned tract at the East Bypass. On the south side of
University, the A-P area was to be located in the eastern half of the corridor from Lincoln to the
East Bypass. However, recent rezoning decisions have decreased the amount of future A-P uses on
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the north side of University to include only the two tracts at the Spring Loop intersection. These
rezonings have in effect changed the plan for the north side of University to be largely C-B.
However, the Land Use Plan as it relates to the south side of University remains intact, showing
future retail commercial from Tarrow to Lincoln and administrative professional uses between
Lincoln and the East Bypass.
Budgetary & Financial Summary: nla
Staff Recommendations: Staff recommends approval with the following conditions:
1. There be a buffer as provided in the R&D district between the western tract and the
R-IA zoned patio homes on Lincoln and that the zoning for the C-B tract become effective
when such buffer has been installed.
2. That a sewer impact study be provided at the time of development analyzing the impact
of the development on the sewer infrastructure and that any improvements are born by the
developer.
Related Advisory Board Recommendations: nla
City Attorney Recommendation/Comments: Legal has approved as to form
Commission Action Options: Recommend approval, recommend approval with conditions,
recommend denial of request
Supporting Materials:
1. Location Map
2. Application
3. Engineering Information and Notification Information
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ENGINEERING
Water: This property has adequate water service from an existing water line in the
University Drive right-of-way.
Sewer: As stated in a recent rezoning case from A-P to C-B (Planning Case 97-101),
there is marginal capacity remaining in the sewer line that serves the northern portion of
the City. In that case the rezoning request was compatible to the surrounding zoniings
and was similar to the. existing zoning for that property. In this rezoning case, the
proposed C..B and A-P zoning is in no way similar to the R-l zoning currently in place.
For this reason, the developer must submit a sewer impact study that analyzes the impact
of the proposed development on the existing sewer infrastructure. If this study indicates
that the existing infrastructure is not capable of handling the increased demands, then the
developer must assume the cost of the necessary sewer improvements.
Streets: This property has access to University Drive which is classified as a major
arterial and has sufficient capacity.
Off-site Easements: Not applicable.
Sidewalks: At the time of final plat, the need for sidewalks will be addressed.
Drainage: The detention requirements for this property will be reviewed at the time of
final plat or site plan review.
Flood Plain: This property is located within the 100-year flood plain with a designation
of Zone "A". This Zone "A" designation will require the developer to submit a hydraulic
analysis that determines the base flood elevations prior to development of the property.
Oversize Request: Not applicable.
Parkland Dedic.ation: Not applicable.
Impact Fees: Not applicable.
NOTIFICATION:
Legal Notice Publication(s): Eagle; 4-2-97; 4-23-97
Advertised Commission Hearing Dates(s): 4-17-97
Advertised Council Hearing Dates: 5-8-97
Number of Notices Mailed to Property Owners Within 200': 30
Response Received: None as of date of staff report.
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