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STAFF REPORT
Item: Public hearing and consideration for rezoning a 14.787 acre portion of Westfield Addition
that includes the Victoria Avenue extension from A-O Agricultural-Open to 13.5 acres of R-l
Single Family Residential and 1.3 acres ofC-3 Planned Commercial. (98-104)
Item Summary: This rezoning covers part of phases 3 and 4 as shown on the master plan
previously approved by the Commission. This plan is pending approval before City Council in
February.
R-l single family is being requested on the majority of this 14 acres with a C-3 Planned
Commercial comer at the intersection of Victoria and Graham Roads. The C-3 is a commercial
district that allows more uses than the C-N Neighborhood commercial zone but is still a
commercial zone with uses that generate a lower amount oftraffic than C-l or C-B.
The Future Land Use Plan shows medium density single family development on the south side of
Graham and industrial uses across Graham. Zoning in the area consists ofM-2 and A-O to the
west across the future extension of Victoria, M-2 across Graham to the north, C-2 on the opposite
comer of Victoria and Graham and R-l property to the east (recently rezoned for Phases 1 and 2 of
this subdivision). Victoria and Graham are both major collectors and commercial pressures at an
intersection like this is to be expected. TJ.ris is the last remaining comer of this intersection that
does not have either commercial or industrial zoning on it presently. It is not likely to be attractive
for residential development.
This commercial comer will back up to the rear of single family lots. The zoning ordinance will
require a screening fence along the property line at the time of development of the commercial
property. In addition to this screening fence staff would recommend conditioning this zoning on
treating both lots lines adjacent to the single family lots as rear lots lines for setback purposes.
This will allow no building closer than 15 feet to the property lines. In addition staff reconnnends
that a further condition be that no parking, driving aisles or dumpster locations be within this 15'
as well. This will buffer the. single family lots .from the potential noise and lights of any
commercial development. If parking is proposed such thatthe vehicles lights face the adjacent lots,
then a landscape buffer should be provided within this 15 foot setback to screen the direct lights.
This landscaping. should consist of plant material that is solid from the ground to 3 feet in height.
Policy Issue Statement:
Civic Pride Citizens benefit from well-planned, attractive residential and
commercial areas, and from preserving historic areas.
Budgetary & Financial Summary: NA
Staff Recommendations: Recommends approval of the request as presented with condition of
additional buffering along the common property line with the single family lots.
City Attorney Recommendation/Comments: NA
Commission Action Options:.Approve, deny or approve with conditions
Supporting Materials:
1. Location Map
2. Application
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ENGINEERING
Water: Water is provided along Graham Road
Sewer: Will be provided.through either the Graham Raod Impact Fee line #3 or from
extension from the Srpingbrook subdivision along the north fork of Lick Creek.
OfT-site Easements: May be required for sanitary sewer.
Streets: Victoria and Graham are both major collectors.
Drainage: Drainage easement locations will be determined once a drainage
report is submitted.
Sidewalks: Will be required internally. The sidewalk along Graham Road will be
constructed with the City's Graham Road CIP project.
Flood Plain: Floodplain and floodway may exist on this property. The developer
has still to confirm whether there is any floodplain on the property. CSISD is
performing a hydraulic analysis to define the floodplain/floodway on their
adjacent tract and as of this writing, there appears to be floodplain on the school
tract. The location ofthe floodplain/floodway may have an impact on the lots
that back up to it. At this point, with the location unknown, the suitability for
development of these lots is also unknown. This will determined prior to any
final platting.
Impact Fees: May be applicable since part of the lots that front Graham may be served
by the Graham Road Impact fee line #3 if latemate sewer extensions are not done.
NOTIFICATION:
Legal Notice Publication(s): The Eagle; 1-21-98
Advertised Commission Hearing Dates(s): 2-5-98
Advertised Council Hearing Dates: 2..26-98
Number of Notices Mailed to Property Owners Within 200': 7
Response Received: None as of date of cover sheet.
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