HomeMy WebLinkAboutStaff ReportSTAFF REPORT
Item: Public hearing and consideration of a rezoning for three tracts totaling 8.03 acres located
on the southwest corner of Highway 30 and Pamela Lane from A-0 Agricultural/Open to 4.71
acres of C-B Business Commercial and 3.32 acres of A-OX Existing Rural Residential. (99-132)
Applicant: De1ph Ross
Item Summary: The subject property consists of three tracts - a vacant five acre tract. at the
immediate corner of Highway 30 and Pamela Lane that extends back to Vista Lane and the City
Limits line; a 1.7 acre tract that contains the former Jose's restaurant which burned down several
years. ago; and a 0.97 acre tract that extends to the City Limits Line and contains a legally
nonconforming apartment complex.
The applicant's primary interest in this particular rezoning case is to secure the middle tract, the
former Jose's tract, for the future use as a restaurant. Several commercial zoning districts would
permit restaurants as uses by right; the C-B is the least broad of these zoning districts, although it
still includes a good number of other uses, such as retail, restaurant, hotels, and theaters. Uses
such as nightclubs and service stations are possible as conditional uses.
.The former Jose's. property abuts an existing A-O zoned piece of property which was
incorporated into the relatively large residential lot that fronts on Vista Lane and lies just outside
the City Limits. The remaining two tracts extend off of Highway 30 and are bound on the south
side by the City Limits.
The applicant obtained the adjoining property owners' consent to join in this rezoning request
subsequent to discussions with City Staff. The applicant currently owns the Koppe Bridge Bar
and Grill on Wellborn Road, and is concerned that eventually TXDOT may widen that roadway
to include all' or most of his property. This is one of the many options that is being considered by
TXDOT, and. the likelihood. of such a large right-of--way acquisition is as yet uncertain. In any
case, the applicant will be compensated. However, the applicant is uncomfortable with this
uncertainty and is therefore pursuing the commercial rezoning on the subject property.
However, if tthe applicant had proceeded only with a rezoning on the Jose's site, the request
would have '.had several characteristics of a "spot. zone". To avoid a potential "spot zone"
argument, the.applicant has incorporated the adjoining two tracts that would complete a pattern
of commercial frontage from the existing C-3 tracts just to the west of the subject property to the
Pamela Lane intersection.
A portion of the request includes 3.32 acres .out of the 5 acres located on the Highway 30 and
Pamela corner for A-OX zoning. This pattern would rezone the corner in line with the
commercial frontage that is represented in this case, and it would leave a rural residential lot as a
buffer tract between the commercial frontage and the rural residential subdivision that exists
outside the City Limits to the south in the Harvey Hillsides .area.
While there are several positive arglunents for allowing the subject property to be developed as
commercial, Staff cannot support the .rezoning at this point in time. The most important reason
to rezone a piece of property is to bring it in line with a City adopted vision for the future of an
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area, which generally takes the form of a land use plan.. The plan for this area currently is
unrefined - it indicates an area of future growth that exists. as a holding classification. There
may be educated guesses as to the future land uses in the area, however, at this time, no formal
decisions have been made. Therefore, it is difficult for Staff to determine whether. or not the
rezoning request would be in line with the future development of the. area.
In addition to the current lack of detailed land use planning in the area, the request involves
potential strip commercial elements. "Strip" commercial is generally characterized by multiple
commercial sites lining an arterial with a proliferation of access points, signs, and other visual
inconsistencies. The City of College Station has. adopted development policies that call for a
more comprehensive approach to commercial development, and has therefore discouraged strip
commercial.. There may be ways to deaf with the negative aspects of strip commercial in the
future,. if it is approached through a planning effort that results in ordinance changes relating to
commercial. districts.
Item Background: The subject property was annexed into the City Limits in 1980, which was
when the area bound by Highways 30, 60, and 158 from the former TI property was annexed, as
well as a strip of land extending from Carter Creek east to Highway 158 on the south side of
Harvey Road. The area that was annexed has not been formally studied in a special area land use
plan, and has .until recently. been considered one that was not receiving the same evel of
development pressures as other, faster,growing areas of the City. However, activity in this'area
in the recent past has lead to the. need for a special area plan. The City recently approved
additional C-2 zoning to .essentially double an existing C-2 development on 158. Earlier this
year, C-B zoning was approved for the .northwest corner of Highway 158 and 30. Two of the
churches have expanded their facilities and their parking lots, and a rural style convenience store
has recently been. approved to convert to a barbeque restaurant. Commercial '.and residential
development in-Bryan is moving toward this .area, and Highway 158 is scheduled for a TXDOT
widening project. There has also been some City interest in attracting light industrial uses to this
area.
Due to development pressures in the area, the City's Economic Development Department is
initiating a special area plan. That. department is currently seeking a consulting firm to study this
area, but the scope and timing of that. study. are uncertain at this time. However, Staff anticipates
that a study will be brought forward to City Council in the near future.
Budgetary & Financial Summary: No City'financial participation is requested at this time.
Staff Recommendations: Staff recommends denial.
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
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:.STAFF REPORT
_Itern: Public hearing and consideration of a rezoning for three tracts totaling 8.03 acres`located
on the southwest corner of Highway 30 and Pamela Lane from A-O AgriculturaUOpen to 4.71
acres of C-B Business Commercial and .32 acres of A-OX Existing Rural Residential. {99-132)
.Applicant: Delph Ross...
Item Summary: The subject-property consists of three tracts --a vacant five-acre tract at the
immediate corner of Highway'30 and Pamela Lane hat extends back to `Vista Lane and the City
Limits line; a 1.7 acre tract that contains the former Jose's restaurant which burned. down several
. _,._ years- ago; and a°-0.97 -acre tract that' extends to the City iLimits_ Line, and c_o_ntains a legally..-
nonconforming apartment complex.
The applicant's primary interest in this particular rezoning case is to secure the. middle tract, the
former Jose's tract, for the future use as a restaurant: Several commercial zoning districts would
.permit restaurants. as uses by right; the C-B is the least broad of these zoning districts,. although. it
still includes a good number of other uses, such as retail, restaurant, hotels, and' theaters. Uses
~ such as night clubs and service stations are possible as conditional uses.
~ The former Jose's property.. abuts an existing A-0 zoned :piece of property which was
P incorporated into the relatively large residential lot that fronts on Vista Lane andlies just outside
the City Limits. The remaining two tracts extend .off of Highway 30 and are bound on the south
side by the City Limits.
The':applicant obtained the adjoining property owners' consent o join in this rezoning request
subsequent to discussions with City Staff. The applicant currently owns the Koppe Bridge. Bar
and Grill on Wellborn Road, and is concerned that eventually TXDOT may widen that roadway
to include all or most of his property. This is' one of the many options that. is being.considered by
TXDOT, and the likelhood'of such a largeright-of--way acquisition is as yet uncertain. In any
case, the applicant will be compensated. However, the applicant is `uncomfortable with this
uncertainty and is therefore pursuing the commercial rezoning on -the subject property.
However, if the applicant had proceeded only with a rezoning. on the Jose's site, the. request
would have .had several characteristics of a "spot. zone". ' To avoid a potential. "spot zone"
'argument, the applicant has incorporated the adjoining two tracts that would complete apattern
of commercial frontage from the existing C-3 tracts just to the west of the subject' property to the
'Pamela Lane intersection.
A portion of the request includes 3.32 acres out of the 5 acres located on the Highway 30 and
Pamela corner for A-OX zoning. This pattern -would rezone the corner in line with the
commercial frontage that is represented in this case, and it would leaves rural residential lot as a
buffer tract between the commercial frontage and the rural residential subdivision that exists
outside the: City Limits to the'south in the Harvey Hillsides area.
While there are'several positive arguments for allowing the subject property to be developed as
commercial, Staff. cannot support the rezoning at this point in time. The most important reason
to rezone,a piece of property is to bring it in'line with a City adopted vision for the future of an
J:\PZTEx"IlPZ02 ! 34. DOC
area, which `generally takes the form of a land use plan. The plan for. this area currently is
unrefined - it indicates an area of future growth that exists as a holding classification.. There
may be educated guesses as to the future land uses in the area, however, at this time, no formal
decisions have been made. Therefore,. it is difficult for.Staff to determine whether or not the
rezoning request would be in line with. the future development of the area.
In addition to the current lack of detailed land use planning in the area, the'request.involves
potential strip commercial elements. "Strip":commercial is generally' characterized by multiple
commercial sites- fining an arterial with a proliferation of access. points, signs,: and other visual
inconsistencies. The City. of College_Station has adopted...:development,policies that call--for-- a--
- more:.comprehensive approach to commercial-development, and has therefore-discouraged-strip
commercial There may `be ways to deal with the negative aspects of strip: commercial 'in the
future, if it is approached through a planning effort that results in,ordinance changes relating to
__ - __.-_
commercial districts.
Item Background: The subject property was annexed into the City Limits in :1980, which was
when the area bound byHighways`30, 60, and 158 from the-former TI property,was annexed, as
well as a strip of land extending from Carter Creek east to Highway 158 on the south side of
.Harvey Road. The area that was annexed has not been formally studied in a special area,land use
plan, and has untiC recently 'been considered one that was not receiving the same level. of
development pressures as other, faster growing areas of the .City. '.However, activity in this area
in the' recent past has lead to the need for a special area plan. The City recently approved
additional C-2 zoning to essentially double an existing C-2 development'on 158. Earlier this
year, CmB zoning was approved for the northwest corner of Highway 15$ and 30. Two of the
churches have expanded their facilities==and their parking lots,'.. and a rural style convenience store
has recently been approved to convert o a barbeque restaurant. Commercial' and residential
development in Bryan is moving toward this .area, ,and Highway ..158 is scheduled for a TXDOT
widening project. There has also. been some City interest in attracting light,industrial uses to this
area.
Due to development pressures in the area, the City's Economic Development Department,, is
initiating a special area plan. That department: is currently seeking a consulting firm to study this
area,, but the scope and timing of that study,are uncertain at this time, However, Staff anticipates
that a study will be brought forward to City Council in the near future.
Budgetary & Financial Summary: No City financial ,participation is requested at this time.
.Staff Recommendations: Staff recommends denial.
Related Advisory Board Recommendations: N/A
Commission Action Options: The Commission acts as a recommending bodybn 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
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-INFRASTRUCTURE AND FACILITIES
Water: An 8" waterline exists in' Highway 30 across the frontage of much of the
property :fronting that_`road. ;bevelopment'-of the .five acre tract on_the corner may
.require water. line extensions in the future.
Sewer:. A 15"-sewerline exists through all tracts: If the corner tract. is subdivided,
sewer extensions may be required.
-- Streets: The sabje~t property-has frontage-alongHighway 30, Pamela Lane, and-V-ista - -
--- - - - Lane. Highway 30 -is-classified asa major collector; -Pamela and Vista are -local - - --
residential streets.
- - Off-site Easements:-.None at` his time. May be required as part of sitep(an approval
Drainage: Compliance with drainage ordinance requirements will be applied at the
time of site plan (existing impervious cover is exempt from requirements).
Flood Plain: None in this area.
Oversize request:
Impact Fees:. None in his area
i~ Parkland:. Not required for commercial developments
~. .
Sidewalks: Typically,. required with site development; requirement .waived if street
frontage has open ditch sections
NOTIFICATION:.
Legal Notice Publics#ion(s); The Eagle; 1'0-20-99 and 11-2499
Advertised Commission Hearing Dates(s): 11-4-99
Advertised Council Hearing Dates: 12-9-99
Number of Notices Mailed to Property Owners Within 200': $
Response Received:. Three inquiries as of 10-28-99
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