HomeMy WebLinkAboutStaff Report
STAFF REPORT
Item: Public hearing and consideration of a rezoning of approximately 4.5 acres located on the
southwest comer of Wellborn Road and Holleman Drive from M-l Planned Industrial and R-5
Apartment/Medium Density to R-5 Medium Density and C-l General Commercial.
(planning Case No. 97-105)
Item Summary: The requested rezoning would result in the removal of the M-l zoning across the
Wellborn Road frontage of a larger, mostly R-5 zoned tract, and replace the M-l with 3 acres of
C-l zoning in the northeast comer of the tract. The applicant intends to develop the resulting 17.9
acres of R-5 as an apartment complex. The remaining 3 acre C-I tract has no immediate user at
this time.
The Zoning Ordinance will require that the developer of the C-l tract provide a 6' screening fence
between the commercial development and the abutting apartment property. However, some of the
more intense uses pennitted in the C-l district may have an adverse impact on the future apartment
property.
Policy Issue Statement:
Civic Pride - Citizens benefit from well-planned, attractive residential and
cOmh1ercial areas, and from preserving historic areas.
The existing Land Use Plan reflects the existing zoning on the property--medium density residential
and industrial across the Wellborn frontage. The draft land use plan shows exclusively attached
residential for this area. Existing and draft development policies would support the requested
rezoning because they call for the location of commercial uses at major intersections as well as
compatibility with area land uses. Under the proposed. development policies, commercial uses are
not necessarily incompatible with adjacent residential districts if appropriate buffer areas are
included in the site design.
Item Background: The subject tract has been zoned R-5 with a strip ofM-1 since late 1982 and
has remained vacant since that time. The entire area west of Wellborn Road has seen slow
development, perhaps due in part to the Railroad adjacency and low sewer capacity. The City has
been working to determine what system upgrades are necessary in order to provide additional sewer
capacity due to increased interest in developing this area (i.e., McDonald's, Melrose Apartments,
and increased inquiries directed towards Staff).
Several years ago, the City created the C-B zoning district as an alternative to the more broad C-l.
In areas that are considered to be highly visible, aC-B district may be preferred over C-l, such as
the Overlay Corridor on University Drive. However, due to the zoning of the property in the
general vicinity of the subject property, C-l would be a compatible classification.
Budgetary & Financial Summary: Nt A
Staff Recommendations: Approval with the condition that there be a landscape buffer as
provided in the R&D zoning district between the proposed C-l tract and the abutting R-5 zoned
property.
o:\group\deve -yerlstfrpt\97-10S.doc
Related Advisory Board Recommendations: N/A
City Attorney Recommendation/Comments: Legal has approved as to form.
Commission Action Options: Recommend approval; recommend approval with conditions;
recommend denial
Supporting Materials:
1. Location Map
2. Application
3. Engineering Information and Notification Information
o:\group\deve _ serlstfrpt\97 -105. doc
ENGINEERING
Water: Water is available through existing lines that will be extended into this property.
Sewer: Sewer is available through existing lines that will be extended into this property.
The sewer line that this property will make a direct connection to has capacity, but there
are areas downstream that may require upgrading in order to facilitate this development.
Streets: This property has access to Holleman Drive, a minor arterial.
Off-Site Easements: Not applicable.
Sidewalks: Not applicable.
Drainage: The detention requirements for this property will be addressed at the time of
site plan review.
Flood Plain: According to FEMA Flood Hazard Maps, this property is not located
within the 100-year flood plain.
Oversize Request: Not applicable.
Park Land Dedication: The developer of the R-5 tract will be required to pay a
parkland dedication fee in lieu of land dedication or to dedicate 1.65 acres of land. The
Parks and Recreation Department has expressed a preference for a land dedication rather
than the fee. At this time, the method of dedication has not been determined.
Impact Fees: Not applicable.
NOTIFICATION:
Legal Notice Publication(s): The Eagle; May 21 and June 11
Advertised Commission Hearing Dates(s): June 5, 1997
Advertised Council Hearing Dates: June 26, 1997
Number of Notices Mailed to Property Owners Within 200': 13
Response Received: One call in opposition from the property owner of the C-l tract on
the northeast comer of Holleman and Wellborn
o:\group\deve _ serlstfrpt\97.1 05 .doc
[!J Regular Item
D Consent Item
D Statutory Item
Item Submitted By:
Sabine McCully, Senior Planner
For Council Meeting Of:
June 26, 1997
Director Approval:
City Manager Approval:
l::::~m:::m::::rr::rjm:::t~:t:r:~::r:::j:j:jjjjmr:m:m:~:mmmrrjtm:::::::~::::r:t::t:::tr:~::::r:::~r::::?::r:m::??rj:j:?r:::mr::r?rrt??r:::t::~:t%::::m:~??:~r:~r:~::r::rrr:::~rj::tm??r::::r:tt:r:t:::j:rr:::t:::::r:::j:t::t:::::::rrj:~~:tl
Item: Public hearing and consideration of a rezoning of approximately 4.5 acres located on the southwest
corner of Wellborn Road and Holleman Drive from M-l Planned Industrial and R-5 Apartment/Medium
Density to R-5 Medium Density and C-l General Commercial.
(planning Case No. 97-105)
Item Summary: The requested rezoning would result in the removal of the M-l zoning across the
Wellborn Road frontage of a larger, mostly R-5 zoned tract, and replace the M-l with 3 acres of C-l
zoning in the northeast corner of the tract. The applicant intends to develop the resulting 17.9 acres ofR-
5 as an apartment complex. The remaining 3 acre C-l tract has no immediate user at this time.
The Zoning Ordinance will require that the developer of the C-l tract provide a 6' screening fence
between the commercial development and the abutting apartment property. However, some of the more
intense uses permitted in the C-l district may have an adverse impact on the future apartment property.
Policy Issue Statement:
. Civic Pride - Citizens benefit from well-planned, attractive residential and commercial
areas, and from preserving historic areas.
The existing Land Use Plan reflects the existing zoning on the property--medium density residential and
industrial across the Wellborn frontage. The draft land use plan shows exclusively attached residential for
this area. Existing and draft development policies would support the requested rezoning because they call
for the location of commercial uses at major intersections as well as compatibility with area land uses.
Under the proposed development policies, commercial uses are not necessarily incompatible with adjacent
residential districts if appropriate buffer areas are included in the site design.
Item Background: The subject tract has been zoned R-5 with a strip of M-l since late 1982 and has
remained vacant since that time. The entire area west of Wellborn Road has seen slow development,
perhaps due in part to the Railroad adjacency and low sewer capacity. The City has been working to
determine what system upgrades are necessary in order to provide additional sewer capacity due to
increased interest in developing this area (i.e., McDonald's, Melrose Apartments, and increased inquiries
directed towards Staff).
Several years ago, the City created the C-B zoning district as an alternative to the more broad C-l. In
areas that are considered to be highly visible, a C-B district may be preferred over C-I, such as the
c:\windows\winword\data\97-105.doc
Overlay Corridor on University Drive. However, due to the zoning of the property in the general vicinity
of the subject property, C-l would be a compatible classification.
Budgetary & Financial Summary: The change in zoning does not have a direct financial affect on the
city. The eventual development for multi-family use would have impacts similar to other multi-family
development within the city.
Staff Recommendations: Approval with the condition that there be a landscape buffer as provided in the
R&D zoning district between the proposed C-l tract and the abutting R-5 zoned property.
Related. Advisory Board Recommendations: The Planning and Zoning Commission recommended
approval with the buffering condition by a unanimous vote.
City Attorney Recommendation/Comments: Legal has approved as to form.
Council Action Options: Approval; approval with conditions; denial
Supporting Materials:
1. Location Map
2. Application
3. Engineering Information and Notification Information
4. P&Zminutes
5. Ordinance
c:\windows\winword\data\97-10S.doc