HomeMy WebLinkAboutStaff Report
1
STAFF REPORT
Item: Public hearing and consideration of rezoning for Barker's Heating & Cooling of 2.5 acres
on the northeast side of the State Highway 6 between Rock Prairie Road and Greens Prairie Road
from A-O Agricultural- Open. to C-3 Planned Commercial. (98-103)
Item Summary: The subject property has remained undeveloped due largely to the lack of utility
infrastructure within the area. From a land use plan standpoint, connnercial districts are
appropriate at this location, however at this time, the City's concerns are for utility availability to
this particular tract.
The applicant is willing to bring utilities to the site, but the cost constraints are preventing him
from preparing the site for potential high impact users. Due to the legal nonconforming status of
the tract, the applicant is n.ot required to extend sewer to the site, and therefore installation of a
septic system will be acceptable as an alternative. The C-3 zoning district includes a relatively
small range of uses, most of which are considered to have low impacts on utility infrastructure.
Until such time that adequate sewer can be extended to the subject property, C-3 is the most
intense district that the staff can support.
Policy Issue Statement:
Civic Pride Citizens benefit from well-planned, attractive residential and
commercial areas, and from preserving historic areas.
The Land Use Plan reflects the area bound by the future Barron Road overpass, the major
floodplain for the 2 forks of Lick Creek, and Highway 6 as regional retail.
Item Background: The subject property has been in the same configuration well before the City
adopted subdivision regulations. No subdivision. of land is occurring at this time. The applicant
will be providing utilities based on his individual need. Due to the proximity of this lot to the
closest gravity sewerline, the applicant can request serving the property with the use of an
individual septic system. Thus the property should be prepared for low sewer usage rather than a
full range of commercial uses.
Budgetary & Financial Summary: The applicant has indicated that there will be overSIze
participation requests forwarded to the Council.
Staff Recommendations: Approval of the rezoning.
Related Advisory Board Recommendations: NA
City Attorney Recommendation/Comments: No concerns at this time
Commission Action Options: Commission actions include: recommend approval; recommend
approval with conditions; recommend denial; defer action to a specified date; table.
Supporting Materials:
1. Location Map 2. Application
3. Engineering and Notification Infonnation
o:\group\deve _ ser\stfrpt\98-1 03 .doc
:i
ENGINEERING
Water: There is no water existing to this lot, it will have to be extended to the tract.
This waterline would be extended as an 18" waterline along the east side of SH6 Bypass
to connect to one already existing in front of Desert Hills. Due to the commercial zoning
district and fire protection requirements, it is not feasible for this applicant to use a
private water well for the site.
Sewer: There is n.o sewer existing to the lot. A sewerline could be extended or the
applicant can request the use of a private septic system from the County Health
Department. A septic system would limit the potential uses on the property. Some of the
uses within the C-3 zoning district would be incompatible with a septic system.
Streets: The Barron Road overpass will occur on the subject tract. Dedication for this
improvement is nota requirement at this time. The future overpass design and right-of-
way needs are not known at this time and could impact this property.
Off-site Easements: May be required as part of the utility extensions.
Sidewalks: NA
Drainage: Drainage will have to comply with the Drainage Ordinance and will be
addressed at the time of site development.
Flood Plain: A significant portion of this property is located within the 100 year
floodplain.
Oversize request: See Budgetary and Financial Summary Section
Parkland Dedication: None required of proposed rezoning classification
Impact Fees: None in this area.
NOTIFICATION:
Legal Notice Publication(s): The Eagle; January 21, 1998 and February 11, 1998
Advertised Commission Hearing Dates(s): February 5, 1998
Advertised Council Hearing Dates: February 26, 1998
Number of Notices Mailed to Property Owners Within 200': 3
Response Received: None as of date of staff report
o:\group\deve _ ser\stfrpt\98-103.doc