HomeMy WebLinkAboutStaff ReportSTAFF REPORT
Item: Public hearing:. and consideration of a rezoning of approximately 5.8 acres located along the
west side of State Highway 6, approximately 700' south of Graham Road, from R-6
Apartments/High Density to C-1 General Commercial. Application is in the name of Alton
Ofczarzak. (99-106)
Item Summary: The subject property represents 6 acres out of a larger, 36 acre development that
shows the Highway 6 frontage area as commercial with a single family area behind it extending to
the west toward. the future Longmire extension. Construction of Longmire will be required as a
part of that subdivision in compliance :with the. Thoroughfare Plan. Thee Master Development Plan
for the subdivision will come before the Planning and Zoning Commission in the next few weeks.
That Plan also encompasses. an existing. C-2 .zoned tract at the Graham Road/Highway 6
intersection, as well as a portion of the North Fork of Lick Creek,. which is shown on the Land. Use
Plan as a greenbelt area. The Development :Policies state that. the goal of maintaining greenbelt
areas is to eventually create linkages between the City's. neighborhood and community parks, to
help alleviate future drainage: and flooding problems, and to encourage these areas to be amenities
rather than problem areas.
The subject 5.8 acres are located between two commercially zoned tracts along Highway 6 south of
the Graham Road intersection. Property to the north is vacant and zoned C-2
CommerciaVIndustrial, with the C-1 zoned Neatherlin Storage facility located to the south. The
applicant is proposing to extend a minor collector through the subject tract that will eventually
serve. not only the future. C-L development but also a proposed single family development on the
abutting R-6 zoned property to the west. The' existing commercial zoning to the. north and south,
as well as the creation of the .intersection, would justify some type of commercial zoning on the
subject property.
Over the past year, Staff has. discussed a range of commercial designations. for the frontage area of
the. pending. subdivision. Less intense. commercial zoning, such as A-P or C-B may be preferable
because the. intersection is relatively minor and because at this time, the applicant intends to build
single family to the west. Thee C-1 zoning classification would allow such uses as offices,
restaurants,.. service stations, and retail- uses, which could be considered compatible with future
residential uses with appropriate restrictions. However,. the district .also permits uses such as
mobile home sales, automobile dealerships, automobile repair. shops, mini-storage warehouses, and
others that may not be compatible immediately adjacent to residential areas.
The. request for C-1 will add roughly 900 feet of commercial frontage to the 7800 feet of
commercial zoning .that exists between Rock Prairie Road and Greens Prairie Road. While the
Development Policies call for commercial zoning to be located at intersections of major roadways,
and therefore much of the area that adjoins .Highway 6 should be residential, commercial rezonings
have: nonetheless occurred across much of the roughly 12,500 feet of highway frontage between the
two major arterials. These: rezonings have occurred because development and speculative rezoning
pressures have met with little opposition from the ' argely .undeveloped. southern area of the City.
Staff's. recommendation is therefore .not: based on the City's policies relating to locating
commercial development. Instead, we :are attempting to recognize the reality of the existing zoning
pattern, and to deal with potential negative impacts by addressing the transition areas between the
commercial frontage and the future residential' areas. Development pressures in this area further
support the. need. for an entrance overlay district.
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The requested C-1 would therefore need to include a buffer area as well as height restrictions to
mitigate potential: negative impacts to .the future neighborhood.
Item Background: The subject property was .rezoned in 1985. along with the remaining R-6 area
and the G2 tract to the north. The. existing North Fork of Lick Creek formed the natural buffer
between the commercial and residential tracts. It is likely that oversize water and sewer lines will
accompany the Longtrure extension.
Budgetary & Financial. Summary;: The applicant may request Oversize Participation funds for
the future Longmre extension, which .will be required of the development. Any oversized utility
lines that may be required will also.. be eligible for OP requests..
Staff Recommendations: Staff recommends approval with the following conditions:
1. That there be a vegetative buffer that. meets. R&D requirements on the proposed C-1 property
along the western boundary.
2. That the overall height of the buildings in the C-1 development not exceed 35'.
3. That the zoning not be effective until aneast-west minor collector is either. installed or
guaranteed.
Related Advisory Board Recommendations: N/A
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. Engineering and Notification Information
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'~ INFRASTRUCTURE AND FACILITIES
Water: Water. is available in Graham Road and in Highway 6 and will have to be
extended throughout the future subdivision to :meet platting requirements.
Sewer: Sewer is available. in the North Fork of Lick Creek and will have to be extended
throughout the subdivision to meet platting requirements.
Streets: Currently access is available on Highway 6, which is designated as a
Freeway/Expressway on the Thoroughfare Plan. As a part of the Master Development
Plan, the applicant will be required to extend Longmire through the western boundary of
the future single family area. The applicant is also: proposing to extend a minor collector
through the subject property and through the future single family area to connect with
Longmire. Thee future single family area shows four cul-de-sac streets on the Master
Development Plan.
Drainage: Must be addressed either with the platting or site plan process.
Flood Plain: 100-year floodplain exists on the northern portion of the .proposed C-1
tract along the western boundary, Its exact location must be shown on the final plat
pursuant to a .required study.
Oversize request: See Budgetary and Financial Summary Section.
Impact Fees: N/A
Sidewalks:. Will be required on .both sides of the minor collector per the subdivision
regulations. The cul-de-sac .streets located in the Master Development Plan area may
include a sidewalk. requirement if needed forthrough-access.
Parkland; The .subject property contains a portion of a .greenbelt area, the majority of
which extends through. the. rest of the Master Development Plan for the larger tract. This
portion-of the North. Fork of Lick Creek has been identified as a priority "2" by the
Greenways Implementation Task Force. Therefore, the Parks Board will review the
Master Development Plan for recommendation to the Planning and Zoning Commission.
At this. time, .the. question of parkland dedication, whether it will occur through a land
dedication or fee,. as well as whether or not. the :recently .adopted dedication requirements
will apply, remains unresolved. The review of the Master Development Plan and
subsequent final plats must address these questions.
NOTIFICATION:
Legal Notice Publication(s):. The Eagle; 2-17-99 and 3-10-99
Advertised Commission Hearing Dates(s): 3-4-99
Advertised. Council Hearing Dates:: 3-25-99
Number of Notices Mailed to Property Owners Within 200': I7
Response Received: None as,of date of staff report
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