Loading...
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. (99-113), Applicant: Alton Ofczarzak for Oakwood Custom Homes, Inc. Item Summary: The_ City Council. approved this. rezoning on March 25, 1999 with three conditions: 1. That there be a vegetative buffer-that meets R&D requirements on the proposed C-1 property along the western boundary. Z. That the overall height of the buildings in the C-1 development not exceed 3S'. 3. That the zoning not be effective until an east-west minor collector is either installed or guaranteed. This rezoning request is returning to the Commission and Council because the applicant would like to have condition #3 removed.. The Commission approved the Master Plan for the parent tract on March 18, 1999. The Master Plan shows a future collector road that will extend. off of Highway 6, through the: subject property and through a future single family neighborhood. The collector is shown on the. Master Plan to eventually connect with the future Longmire extension.. This collector .satisfies the intent of the: condition in that it provides a location for commercial. development that is in compliance with the City's Comprehensive Plan. However, the Master. Plan does not guarantee that the road will be installed.. If the proposed collector is not installed, then. the request for commercialzoning on the subject property would not be in compliance with the City's criteria for locating commercial development at intersections of major roadways at the periphery of residential 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 CommerciaVlndustrial, with the. C-l 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. Item Background: The subject property was rezoned in 1985 along with the remaining R-6 area and the C-2 tract to the .north. The existing North. Fork of Lick Creek formed the natural buffer between the commercial and residential. tracts. Budgetary & Financial Summary: The applicantmay request Oversize Participation funds for the future Longmire extension, which will be. required of the development. Any .oversized utility lines that may be required will .also be eligible for OP requests. It is likely that oversize water. and sewer lines will accompany the Longmire extension. Staff Recommendations; Staff recommends denial of the request so-that all three conditions of the rezoning to C-1 remain as they were :approved in March of this year. 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. Infrastructure and Facilities 4. Copy of Master. Development Plan 5. PNZ minutes -March 4, :1999 and March 18, 1999 6: Council minutes -March 25, 1.999 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 b, which is designated as a FreewayfExpressway 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. The 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 MasterDevelopment 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. The applicant intends. to dedicate: a portion of the floodplain area to the City. Impact Fees: None in this area NOTIFICATION: Legal Notice Publication(s): The. Eagle;. 4-21-99 and 5-12-99 Advertised Commission Hearing Dates(s): 5-6-99 Advertised Council: Hearing Dates:. 5-27-99 Number of Notices Mailed to Property Owners Within 200': 4 Response. Received::. One-inquiry. as of date of staff report STAFF REPORT Item: Consideration of a Master Development .Plan of Ridgewood Estates consisting of approximately 38.85 acres. located along. the west side. of State Highway 6 at the intersection of Graham. Road. The applicant is Mike Hester for Alton Ofczarak. (99-302) ~-5 Item Summary: This Master Development Plan generally includes two areas which are separated bythe north fork of Lick Creek. On the. south.. side of the .creek, the plan shows approximately 6 acres adjacent to the SH 6 frontage road as commercial with 17.8 .acres of single family behind and to the west of it. A 30 foot buffer. separates the commercial and single family areas. The applicant will be required to dedicate. the right-of-way and build Longmire through the western portion of the single family area. On the north side of the creek, the plan calls for 10. 7 acres of commercial located at the corner of SH 6 and. Graham Road. The plan also shows a future right-of--way dedication for-Graham Road. The alignment of Longmire established on this plan will impact properties to the north, south, and west sides of this development since it will influence where the remaining sections of Longmire are located on these: tracts. For the parcel which shares'south and west property boundaries with the subject tract, .the alignment will generally continue to follow the utility easement from where Longmire ends in Cypress Meadow. In order to follow the easement, a portion of Longmire must be .located on property to the west of the subject. tract. Since the subdivision regulations do not allow the platting of half streets, it will be the developers responsibility to acquire the needed right- of-way for Longmire as part of platting the residential phase of this master plan. For this reason, all of Longmire through this area is shown on the master plan,. including the portion which falls on the property to the west of the subject property. The location of Longmire established on this plan also impacts the location of where Longmire will extend through two parcels to the north. A meeting with all affected property owners has been set for March 12, 1999. to allow their review and input. to the applicants proposed alignment of Longmire on the Ridgewood Master Plan. The results of this meeting will be provided at the P&Z Meeting. The plan includes a minor collector street termed Ridgegate Drive which extends east-west from the: SH 6 Frontage Road. south to the future Longmire. The name Ridgegate will have to be changed as the Brazos County 911 indicates that. no additional street names with "ridge" in them can be accepted. The purpose of this minor collector is to serve the commercial and residential area south of the creek: It is located approximately 200 feet north of an existing private driveway which serves a private residence and a mini storage facility. Staff would prefer that the street be shifted somewhat to the north, but its location meets all of the City's Codes and Ordinances. Lick Creek is shown on the City's Land Use plan. as a greenbelt area. A .21 acre section of the creek adjacent to the single family area is being dedicated as a greenway. The remaining portion of the. Lick Creek on the master plan is not being dedicated at this time because it is not part of the applicants development and will remain under separate ownership. Item Background: The area-south of Lick' Creek on this plan is currently zoned R-6 and the portion north of Lick Creek is zoned C-2. On March 4, 1999 the Commission approved a rezoning for 6 acres of the R-6 .adjacent to the '.Frontage Road to C-2. This rezoning is scheduled for City o:\group\deve_serlstfrpt~99-302.doc Council on March. 25, 1999. If approved by Council,. the rezoning will add roughly 900 feet of commercial. frontage to the 7,800 feet of commercial .zoning that already exists between Rock -- Prairie and Greens Prairie Roads. 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 rezoning 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 largely undeveloped southern. area of the City The east-west: minor collector will eventually serve not. only the proposed commercial development but also the proposed single family development to the west. The existing commercial zoning to the north and south of the- subject tract, as well. as the creation of the intersection of the minor collector at the Frontage Road will .justify.. some type of commercial land use adjacent to the Frontage road as shown on the Master Plan.. Budgetary & Financial Summary: The applicant may request Oversize Participation funds for the future Longmire extension, which will be required of the development. Any oversized utility lines that may be required will also be eligible for OP requests. Oversize water and sewer lines may accompany the Longmire extension. The City has funds set aside in the FY 2000 budget for the Longmire extension right-of--way acquisition. ~~ Staff Recommendations: Staff re',commends approval with the following conditions: 1. That a meeting, with property ',owners affected by Longmire's alignment be held prior to the March 18, 1999 P&Z meeting. 2. That the .alignment of Longmi're be coordinated with adjacent property owners and that the applicant make reasonable adjustments if necessary as a result of the March 12th meeting with property owners. 3. That the notation of Longmire Having a 39 feet. pavement section be removed from the plan. Per the Thoroughfare Plan, Longmire is a major collector in a 70 feet right-of--way with either a 48 or 54 feet pavement section. The Council approved a 39 feet pavement section for Longmire through the Cypress Meadow subdivision since it was single family residential on both sides of Longmire. 4. That the name of the minor collector "Ridgegate" be changed to a name acceptable to the Brazos County' 911. Since the teilrn "ridge" .can not be a part of any street name, staff would suggest that'the name of the master plan also be changed. Commission Action Options: The Commission has final authority over the master development plan. The options regarding the master development plan are. approval as submitted, approval with conditions, or denial: Defer action ~'Ior table only at applicant's request. Supporting',Materials: 1. Location Map ', 2. Application 3. Engineering and Notification Information o:\group\deve_serlstfrpt\99-302. doc 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 part of the Master Development Plan, the developer will be required to extend Longmire Drive through the western portion of the future single family area. The developer is also proposing to extend a minor collector through the subject property and through the future single family area to connect with Longmire Drive. The future single family area shows four cul-de-sac streets on the Master Development Plan. Off-site Easements: N/A Drainage: Must be addressed either with the platting or site plan process. Flood Plain:. The 100-year floodplain exists on the northern portion of the proposed C- 1tract along the western boundary. Its exact location must be shown on the final plat pursuant to a required study. Oversize request: The developer is requesting O.P. for the right-of--way and roadway construction for the proposed future Longmire Drive extension. The developer is also requesting O.P. for Bridle Gate Drive. See Budgetary and Financial Summary Section. Impact Fees: N/A Parkland Dedication: 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. Originally, the developer offered to dedicate a 2.1-acre portion of Lick Creek adjacent to the single-family area to the City as a greenbelt and to .pay the parkland dedication fee in lieu of a land dedication. The greenbelt area was not considered as parkland-dedication since it is primarily floodplain and not suitable for neighborhood park purposes. The developer is requesting that the city purchase the 0.6-acre floodplain/greenway in lieu of dedication as previous agreed. NOTIFICATION: Legal Notice Publication(s): N/A Advertised Commission Hearing Dates(s): 09-02-99 Advertised Council Hearing Dates: N/A Number of Notices Mailed to Property Owners Within 200': N/A Response Received: None as of date of staff report \\chl netware\voll\group\deve_ser\stfrpt\99-311.doc 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 portion of the future single .family area and show a future right-of--way dedication for Graham Road; The applicant is also proposing to extend a minor collector through the subject property and through the fixture single family area to connect with Longmire. The 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 Longmire and the minor collector per the subdivision regulations. The cul-de-sac treets located in the Master Development Plan area may include a sidewalk requirement if needed for through-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. The applicant has agreed to dedicate a .21 acre portion of Lick Creek adjacent. to the single. family area to the City as a greenbelt and will pay the. parkland dedication fee in lieu of a land dedication. The greenbelt area was not considered as parkland dedication since it is primarily floodplain and not suitable for neighborhood park purposes. NOTIFICATION: Legal Notice Publication(s): N/A Advertised. Commission Hearing Dates(s): 3-18-99 ~ - Advertised Council Hearing Dates: N/A Number of Notices Mailed to Property Owners Within 200': N/A Response Received: None as of date of staff report o:\®roup\deve_ser~stt'rpt\99-302.doc