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HomeMy WebLinkAboutStaff ReportSTAFF REPORT Item: Public Hearing and Consideration of rezoning 7.2 acres. located .approximately 290 feet west of FM 2818, south of F&B Road from R-1, Single Family to C-2 Commercial Industrial. (99- 105) Applicant: James E. Jett, Trustee for Mary Feltner Futrell, property owner Item Summary: The subject property was annexed into the City in 1970 and was zoned R-1 when it was annexed. At that time, R:1 wasused as the temporary holding zone for property annexed into the .City.. The applicant is requesting a rezoning of the subject property to develop a portion of it as an overnight delivery service distribution terminal. The C-2 zoning district is considered a commercial-industrial. district. Thee broad range of C-2 permitted uses includes C-1 uses (retail, restaurants, theaters,: nightclubs, auto dealerships, etc.) as well as more industrial uses such as lumber yards and machine shops. The City's land use plan shows the area (bounded by FM 2818 on the east, the city limits on the west, F&B Road on the .north :and FM 60 on the south) as Retail Regional, which would include such development as retail centers, service commercial, and restaurants to name a few. Adjacent and o the west of the retail regional, the City's land use .plan shows Industrial R&D development which .would include industraUR&D parks,. technology, centers, clean manufacturing, and assembly/distribution. To the north, the property is institutional and is owned by TAMU. To the east across. FM 28.18 the -property is again owned by TAMU. The property immediately to the south of this tract is partly owned by TAMU and the: other is owned by a joint venture, zoned C-1 and is currently undeveloped.. The property to the west of this subjecttract is not located within either the City of College .Station or the City of Bryan but. is within the. extraterritorial jurisdiction of the City of College..Station. Since thin property is located outside the city limits for the City of Bryan, theirland use planedoes not reflect this property. The: request is in general compliance with the City's Land Use Plan.. Expanding the Industrial area on the land use plan to incorporate this tract could be supported. The area infrastructure is not adequate to support development that might follow the rezoning request. There is no City sanitary sewer available to this tract and water is notavalable for domestic (office, restrooms, etc.) uses or for fire suppression (fire hydrants and/or sprinkler systems). (See infrastructure comments for more detailed discussion).. However, there are .alternatives for at least sewer service. On-site disposal systems can provide .wastewater treatment.. If .arrangements could be made with another domestic-water provider, there-are variance procedures to the. fire code that can be sought for the fire protection situation. The other infrastructure concern is with access which is available only from F&B Road which is narrow and of poor quality. Staff Recommendations: There.. is not an issue as to whether or not a commerciaUindustrial zoning. district is, appropriate at this location. The Comprehensive Plan reflects this area as having commercial and research/industrial uses. The principle concern is .the timing of the zoning and development relative to area infrastructure. Water and wastewater services are not available to t>1e area. However, this may not need to limit the zoning. There are alternate means. for providing services and variance processes to deal with o:\group\deve_ser~stSpt\99-1OS.doc this type of situation. It is possible. that developmentcould be limited by the ability of the site to support on site systems such as septic systems and .alternative water supplies. Street access is a concern.. Access to the site is via F&B Road. F&B is not adequate for conunerciaUindustrial traffic.. Staff recommends denial of the request for C-2 zoning until F&B Road has adequate: capacity and utility concerns are addressed through variances and/or access to other providers for such zoning and development. Related Advisory Board Recommendations: N/A Item Background: February 23, 1970 -Ord. no. b73 annexed the area along FM 60 from TAMU to just south of FM 2818 and over to F&B Road into the City of College Station. This annexation included the subject tract and it has remained R-1 since that time. Jan. 26, 1989 -Ord. no. 1794 rezoned the adjacent 10.12 acre Toler tract to C-1. An area to the .south of this tract, fronting on FM 281.8,. was rezoned to G 1 in 1970. The overall. area (north of FM 60 and west of FM 2818). has experienced only limited development since annexation. due to lack of adequate water and wastewater services for development. Water is provided through a 1-1/2-inch waterline: that connects to the Texas A&M University system and this line is at currently at capacity given'TNRCC requirements. Sewer service is limited to on-site private_systems (primarily septic systems). On October 8, 1998, the- City Council approved a contract for a Water and Wastewater Master Plan for the west;side which would include thisproperty. This study is currently underway. Commission Action Options; The Commission acts as a recommending body on the question of rezoning, which will be ultimately decided by City Council. The Commission options are to recommend approval of rezoning as submitted, recommend approval with physical conditions that will mitigate negative impacts, recommend a less intense zoning classification, recommend denial, table indefinitely, or defer action to a specified date. Supporting Materials• h Location Map 2. Application 3. Infrastructure andNotification Information o:\group\deve_serlctfi~pt\99-1OS.doc INFRASTRUCTURE AND .FACILITIES Water: There is currently no City of .College Station water infrastructure in the area. Those lots thatare currently receiving service are..doing so via anagreement between the City and TAMU for a TAMU service line to be used. The area falls within the College Station CCN (Certificate of Convenience`and Necessity). area. Staff is currently working with McClure Engineering on a water and sewer master plan study to serve the west side of College Station with. utility service. Sewer: There is currently no City of College .Station sewer infrastructure in the area. Stag is currently working with McClure Engineering on a water and sewer master plan study;to serve the west side of College Station'with utility service. Streets: F&B Road currently provides sole access to the site. .Off-site Easements: Would be necessary for all infrastructure extensions that could not be constructed on site.. Sidewalks: Maybe warranted based on potential street upgrades. Drainage: Would be handled at the time of site, development. Flood Plain: Floodplain is located on this property. ®versize request: Wi111ikely be requested if the property develops and is required to make infrastructure extensions, as both'water and sewer will have to be sized such that future development can tie.. into these lines. Parkland Dedication: Required under current zoning but. not under the requested rezoning. Impact Fees: None required in this area NOTIFICATION: Legal Notice Publication(s): The Eagle; 2-17-99 Advertised Commission Hearing Dates(s); March 4, 1999 Advertised Council Hearing Dates: March 25, 1999 Number of Notices Mailed to Property Owners Within 200': 6 Response/Inquiries Received: 12 as of date of staff report o:~groupWeve_serlstfrpt~99-1O5.doc STAFF REPORT Item: Public Hearing and Consideration of rezoning 7:2 acres located approximately 290 feet west of FM 281:8, south of F&B Road. from R-1 Single Family to C-1 General Commercial. (99-105) Applicant: James E. Jett, Trustee for Mary Feltner Futrell, property owner Item Summary: This- rezoning has been-returned to the Commission for. consideration as a C-1 General Commercial zone. In March the Commission considered a request .for C-2 Commercial- Industrial. The Commission recommended. denial without prejudice. The. Council denied the C-2 request and returned the. item to the Commission for -consideration of C-1 zoning.. The Council understood the utility issues and alternatives for services. Access to F&B Road was identified as a concern. The. applicant is requesting the rezoning of the subject .property for future development to C-1 (as returned by Council). C-1 allows a broad range of uses .including retail, restaurants, theaters, nightclubs, and auto dealerships. It does not include. some of the more intense industrial uses such as lumber yards and machine;shops, allowed in the earlier C-2 request. The: subject property was annexed: into. the City in 1970 and was zoned R 1 when it was annexed. At that time, R 1 was used as the temporary holding zone for property annexed into the City. The City's land use plan shows the-area (bounded by FM 2818 on-theeast, the city limits on the west, F&B Road on the north and FM 60 on the south).. as Retail Regional, which would include such development as retail centers, service commercial, and restaurants to name a few. Adjacent and to the west of the retail regional, the. City's land use plan shows Industrial R&D development which would include... industriaUR&D parks, .technology centers, clean manufacturing, and assembly/distribution. Property to the north is institutional and is owned by Texas A&M University (TAMin. To the east, across FM 2818, the property is owned by TAMU. Property immediately. to the: south includes a tract is owned by TAMU and a C-1 tract owned by a joint venture (currently undeveloped). The property to the west of this subject tract is not located within the City. but is within the extraterritorial jurisdiction of the City of College Station. This tract includes an existing single family. residence.. The request is in compliance with the City's Land Use Plan. There is an existing single-family residence immediately to the west of thin property, which could pose potential land use and buffering issues. The area public, infrastructure is not adequate to support development at this time. There is no City sanitary sewer available to this: tract, requiring the use of on-site disposal systems. Water is adjacent but capacity may not be currently available for domestic (office,. restrooms, etc.) uses or for fire suppression (fire hydrants and/or sprinkler systems).. See infrastructure comments for more detailed discussion. Capacity issues will have to be resolved atthe..time of development. If fire suppression requirements can not be met, alternate provisions for fire. suppression can be considered with. applications for variance to the fire code. The other infrastructure concern is access to F&B Road, which is narrow and of poor .quality. Staff Recommendations: There is not an issue as to whether or not a retail zoning district is appropriate at this. location. The Comprehensive Plan reflects this. area as having retail commercial o:\groupWeve_see\st&pt\99-1 OSrw.doc and research/industrial uses. The principle. concern is the timing. of the area development relative to area infrastructure. Water and. wastewater cervices are. not available to the area. However, .this may not need to limit the zoning. There. are alternate. means for providing services and variance processes to deal with this type of situation.. It is possible that development could be limited by the ability of the site to support. on site systems such as septic. systems and alternative water. supplies: Street access is _a concern.. Access to the site.. is via F&B .Road. F&B is not adequate for traffic that may be generated by C-1 uses. Staff recommends. cpproval of the request for C-1 with the conditions that access be taken from FM2818 or that F&B road be improved from the. western property line of -the subject tract to FM2818, providing adequate capacity for the development proposed. (Utility concerns will have to be addressed at the time of development through providing adequate facilities and/or obtaining variances before permits canoe issued). Related Advisory Board Recommendations.:. See Council minutes attached. Item Background: February 23, 1970 -Ord. no. 673 annexed the area along FM 60 from TAMU to just south of FM 2818 and over to: F&B Road into the. City of College Station. This annexation included the subject tract and it has remained'R-l since that time. Jan. 26, 1989 -Ord. no. 1794 rezoned the;adjacent 10.12 acre Toler tract to C-1. An area to the south of this tract, fronting on FM 2818, was rezoned to C-I in T970. The overall area.(north.of FM 60 and west of FM 2818): has experienced only limited development since annexation due to lack of :adequate water and wastewater services for development. Water is provided through a 1-1/2-inch waterline that connects to .the Texas. A&M University system and this line is at currently at capacity given TNRCC requirements. Sewer service is limited to on-site private systems (primarily septic. systems). On October 8, 1998, the. City Council.: approved a contract for a Water and Wastewater Master Plan for the west side which would include. this. property.. This study is .currently underway. Commission Action Options: The Commission acts as a recommending. body on the question of rezoning, .which.. will be ultimately decided by City Council. The Commission options are to recommend approval of rezoning as submitted, recommend approval with physical conditions that will mitigate negative impacts, recommend a less intense zoning classification, recommend denial, table indefinitely, or defer action to a specified date. Supporting Materials: 1. Location Map 2. Application. 3: .Infrastructure and Notification Information 4. Council minutes o:\goup\deve_serl~fiptV 9-105rw. doc INFRASTRUCTURE.RND FACILITIES Water: There: is currently no City of College .Station water infrastructure in the area. Those lots that are currently receiving service are. doing o via an agreement between the City and TAMU for a TAMU service line to be used.- The area falls within the College Station CCN (Certificate of Convenience and Necessity) area. Staff is currently working with McClure Engineering on a water and sewer master plan study to serve the west side of College Station with utility service. Sewer:. There is currently. no City of College: Station sewer infrastructure in the area. Staff is .currently working with McClure Engineering on a water and sewer master plan study to serve the west. side of College .Station with utility service. Streets F&B Road currently provides sole access to a site. Off--site Easements: Would'be` necessary for all infrastructure extensions that could not be constructed on site. Sidewalks; Maybe warranted based on potential street upgrades. Drainage:. Would be handled at the time. of site development. Flood Plain:- Floodplain is located on his property. Oversize request: Will likely be requested if the. property develops and is required to make infrastructure extensions, as both water and sewer .will have to be sized such .that future development can tie into these lines. Parkland Dedication:. Required under current zoning but not under the requested rezoning. Impact Fees: None required in this area NOTIFICATION:. Legal Notice Publication(s): The Eagle; 4-21-99 Advertised,Commission Hearing Dates(s): May 6, 1999 Advertised Council Hearing Dates: May 27, 1999 Number of Notices Mailed to Property Owners. Within 200': 6 Response/Inquries Received:. none as of date of staff report o:~group~deve_sec~stfrpt~99-1 OSrw.doc R~1-~o5 ^X .Regular Item ~-~ Consent Item ` ~ `,' Workshop Item Item Submitted By: ~Ieronica Morgan, Assistant City .Engineer Council Meeting Dater May 27, 1999. Director Approval: Jim Callaway, Development Services Director City Manager Approval: Item: Public hearing, discussion, and possible action on rezoning 7.2 acres located approximately 290 feet west of Fly 2818, south ®f F&B Road from R-1 Single Family to C-1 General Commercial. The applicant i~ James E. Jett, trustee for Mary Feltner Futrell, property owner. (99-105) Item Summary: This rezoning: was before the Council as C-2_in March 1999. At that time, the Council. voted unanimously to defer consideration of the item and return it to the Commission for consideration as a C-1 General Commercial zone.. At their May 6, 1999 meeting, the Planning & Zoning Commission voted to approve the C-1 zone with staff recommendations. The applicant is requesting the rezoning of the subject. property for future .development to C-1 (as returned by Council). C-1 allows a broad range of uses including retail, restaurants, theaters, nightclubs, and auto dealerships. It does not include some of the more intense industrial uses such as lumber yards and machine shops, allowed in the earlier C-2 request. The subject property was annexed into the City in 1970 and was zoned. R-1 when it was annexed. At that time, R-1 was used as the temporary holding zone for property annexed into the City. The City's land use plan shows the area (bounded by FM 2818 on the east, the city limits on the west, F&B Road on the north and FM 60 on the south) as Retail Regional, which would include such development as retail centers, service commercial, and restatarants to name a few. Adjacent and to the west of the retail regional, the City9s land use plan shows Industrial R&D development which would include industrial/R&D parks, technology centers, clean manufacturing, and assembly/distribution. Property to the north is institutional and is owned by Texas A&M University (TAMU). To the east, across FM 2818, the property is owned by TAMU. Property immediately to the. south includes a tract is owned by TAMU and a C-1 tract owned by a joint venture (currently undeveloped). The property to the west of this subject tract is not located within the City but is within the extraterritorial jurisdiction of the City of College Station. This tract includes an existing single family residence. The request is in compliance with the City9s Land Use Plan. There is an existing single- family residence immediately to he west of this property, which could pose potential land use and buffering issues. The area public infrastructure is not. adequate to support development at this time. There is no City sanitary sewer available to this tract, requiring the use of on-site disposal systems. Water is adjacent but capacity may not be currently available for domestic (office, restrooms, etc.) uses ar' for fire suppression (fire hydrants and/or sprinkler systems). See infrastructure comments for more detailed discussion. Capacity issues will have to be resolved. at the time of development. If fire suppression requirements can not be met, alternate provisions for fire suppression can be considered with applications for variance to the fire code. The other infrastructure concern is access to F&B Road, which is narrow and of poor quality. Item Background: February 23, 1970 - Oxd. no. 673 annexed the area along FM 60 from TAMU to just south of FM 2818 and over to F&B Road into the City of College Station. This annexation included the subject tract and it has remained R-1 since that time. Jan. 26, 1989 -Ord. no. 1794 rezoned the. adjacent 10.12 acre Toler tract to C-1. An area to the south of this tract, fronting on FM 2818, was rezoned to C-1 in 1970. The overall area (north of FM 60 and west of FM 2818) has experienced only limited development since annexation due to lack of adequate water and wastewater services for development. Water is provided through a 1-1 /2-inch waterline that connects to the Texas A&M University system and this line is at currently at capacity given TNRCC requirements. Sewer service is limited to on-site private systems (primarily septic systems). On October 8, 1998, the City Council approved a contract for a Water and Wastewater Master Plan for the west side which would include this property. This study is currently underway. Staff Recommendations.. There is not an issue as to whether or not a retail zoning district is appropriate at this location. The Comprehensive Plan reflects. this area as having retail commercial and research/industrial uses. The principle concern. is the timing of the area development relative. to area infrastructure. Water and wastewater services are not available to the area. However, this may not need to limit the zoning. There are alternate means for providing services and variance processes to deal with this type of situation. It is possible that development could be limited by the ability of the site to support. on site systems such as septic systems and alternative water supplies. o a Street access is a concern. Access to the site is via F&B Road. F&B is not adequate for traffic that may be generated. by C-1 uses. Staff recommends approval of the request for C-1 with the conditions that access be ialcen from FM2$18 or that F&B road be improved from the western property line of the subject tract to FM2818, providing adequate capacity for the development proposed.. (Utility concerns will have to be addressed at the time of development through providing adequate facilities and/or obtaining variances before permits can be issued). Related Advisory Board Recommendations. See P&Z minutes attached. Council Action Options: 1. Approval of rezoning as submitted. 2. Approval with conditions. 3. Denial. 4. Denial without prejudice. 5. Table indefinitely. 6. Defer action to a specified date, Supporting Materialsa 1. Location Map. 2. Application. 3. Infrastructure and Notification Information. 4. P&Z minutes. 4 ~ INFRASTRUCTURE AND FACILITIES Water: There is currently no City of College.Station water infrastructure in the area. Those lots that are currently receiving service are doing so via an agreement between the City and TAMU for a TAMU service line to be used. The area falls within the College Station CCN (Certificate of Convenience and Necessity) area. Staff is currently working with McClure Engineering on a water and sever master plan study to serve the west side of College Station with utility service, Sewer: There is currently no City of College .Station sewer infrastructure in the area. Staff is currently working with McClure Engineering on a water and sewer master plan study to serve the west side of College Station wzth utility service. Streets: F&B Road currently provides sole access to the site. Off-site Easements: Would be necessary for all infrastructure extensions that could not be constructed on site. Sidewalks: May be warranted based on potential street upgrades. Drainage: Would be handled at the time of site development. Flood Plain: Floodplain is located on this property. Oversize request: Will likely be requested if the property develops and is required to make infrastructure extensions, as both water and sewer will have. to be sized such that future development can tie into these lines. ` Notification: Legal Notice Publication(s): The Eagle; 5-12x99 Advertised Commission Hearing Dates(s): May 6, 1999 Advertised Council Hearing Dates: May 27, 1999 Number of Notices Mailed to Property Owners Within 200': 6 Response/Inquiries Received: 4 as of 4-29-99