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STAFF REPORT
Item: Public hearing and consideration of a rezoning of 5 Acres on the SW corner Rock Prairie
and Greens Prairie Road from A-O Agricultural/Open to M-2 Heavy Industrial for a portable
ready mix concrete plant (planning Case No. 97-112).
Item Summary: The applicant is requesting M-2 zoning on the subject property in order to be
permitted a long term but temporary use of the land as a concrete plant. The requested use has been
in operation for the purpose of generating the concrete necessary to complete the applicant's
projects since 1989 (see background below). However, the expansion of the use to include retail
use would classify the use as a permanent use rather than a use that is ancillary to development. A
location in a properly zoned location is therefore required.
Once an intensive land use designation has been established on a piece of property, it is difficult to
return the zoning to a less intense designation. Therefore Staff must analyze the full range of the
requested zoning classification as permanent.
The M-2 classification would permit uses such as junk yards, towers, food processing, and storage
tanks for explosives. The subject tract abuts interim A-O zoning to the west and to the south --
these areas are reflected as future medium. density detached residential on the Land Use Plan. The
Master Plan for Pebble Creek shows residential lots approximately 600-700 feet from the
boundary of the subject tract. At this time, there is no provision for any transition between the
requested heavy industrial zoning and the future medium density detached residential.
Staff is also concerned that the requested rezoning may constitute a "spot zone", and could
potentially be held invalid. A spot zone is generally defined as "and area that is singled out for
special treatment and is zoned differently from the zoning of the surrounding area, where the
benefit is for the particular land owner and not in the public interest, and where the zoning is an
incompatible use that does not further thec()mprehensive plan".
Policy Issue Statement:
Civic Pride - Citizens benefit from well-planned, attractive residential and
commercial areas, and from preserving historic areas.
Comprehensive Plan Goal/Obiective Statements:
Land Use Goal # 3 - College Station should continue to protect, preserve and
enhance existing and future neighborhoods. Obiective 3.1 - College Station
should continue to protect the integrity of residential areas by minimizing
intrusive and incompatible land uses and densities.
The Comprehensive Plan includes limited provisions for heavy industrial uses. The Plan calls for
light industrial and R&D zoning to be located on sites with good access to transportation facilities.
Heavy industrial uses were not addressed because the City has not historically attracted such uses.
New, unanticipated us'es, such as heavy industrial uses, should be accommodated in areas where
they will be compatible with the environment and with surrounding development.
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The Land Use Plan shows solely medium density residential for the entire area bound by Greens
Prairie Road, Rock Prairie Road, and Lick Creek. It shows regional retail across the intersection
on the northeast and southeast corners.
Item Background: The concrete batch plant that is being relocated had previously been
temporarily sited on Lakeway Drive west of Pebble Creek Phase 5 for the period between Fall of
1989 through aroUnd Spring of 1997. Although the use was not in compliance with the zoning or
the Land Use Plan for the area, it was approved on a temporary basis by virtue of a contract
between the applicant and the City. The City agreed to allow the temporary use of the site to
facilitate the development of Pebble Creek with conditions as provided in the contract. These
conditions included that the work would be solely for construction related to development of Pebble
Creek as.well as College Station Public Works projects, that the use would cease upon completion
or abandonment of the development, and that there be no retail use of the site.
Budgetary & Financial Summary: Due to the existing substandard condition of Rock Prairie
Road, the City may incur additional maintenance costs due to the increase in traffic on that road.
Staff Recommendations: Staff recommends denial due to the fact that the request is not in
compliance with the Land Use Plan for the area, because the requested zoning would be in conflict
with future uses of the adjacent properties, because the rezoning displays many of the
characteristics of a "spot zone", and because the existing infrastructure would not support the
proposed land use intensity.
Related Advisory Board Recommendations: N/A
City Attorney Recommendation/Comments: Legal has approved as to form.
Commission Action Options: Reco1J1ffiend approval; recommend approval with conditions;
recommend denial of request. The C9mmission may also table rezoning or defer action to a
specified date where the Commission needs additional information to make a decision.
Supporting Materials:
1. Location Map
2. Application
3. Engineering Information and Notification Information
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ENGINEERING
Water: The property is not serviced by City of College Station utilities. The city has
applied for certification of the area inside the City limits and it is currently pending
before the TNRCC. At the present time, Wellborn Water is responsible for providing
domestic water. There is not adequate water service to provide sufficient fire protection
for this zoning classification.
Sewer: There is no sanitary sewer infrastructure to serve this property. Sewer service
will have to be extended by the developer to serve this property.
Streets: This property has 226' of frontage along Greens Prairie Road and 809' of
frontage along Rock Prairie Road. Greens Prairie is a major arterial that is built to
handle the type of traffic that. would be generated by a heavy industrial user. Rock
Prairie Road is designated as a minor arterial, but it is currently an unpaved roadway.
This road does not currently meet the standard. that would be necessary to. handle the
traffic that would be generated by a heavy industrial use.
Off-site Easements: Not applicable.
Sidewalks: No sidewalks are required since many of the southern areas of the City have
not yet been included in the Sidewalk Master Plan.
Drainage: The detention requirements for this property will be reviewed when
development is proposed.
Flood Plain: According to FEMA Flood Hazard Maps, this property is not located
within the 100-year flood plain.
Oversize Request: None at this time.
Parkland Dedication: Will be required at the time the property is platted as residential.
The requested zoning classification would not require parkland.
Impact Fees: None
NOTIFICATION:
Legal Notice Publication(s): The Eagle; October 1, 1997 and October 29. 1997
Advertised Commission Hearing Dates(s): October 16, 1997
Advertised Council Hearing Dates: November 13, 1997
Number of Notices Mailed to Property Owners Within 200': 6
Response Received: None as of date of staff report
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