HomeMy WebLinkAboutStaff ReportSTAFF REPORT
Item: Public hearing and consideration of a rezoning for the approximately 7.16 acres located
on the northwest corner of Holleman and Harvey Mitchell Parkway from R-1 to C-1 General
Commercial (2.08 acres) and R-2 (5.07 acres). (99-185)
Applicant: Tony Jones
Item Summary: The applicant in this case is preparing the property for a duplex development
with a convenience store/service station at the corner of Holleman and Harvey Mitchell Parkway.
A preliminary plat showing a new neighborhood street to serve most of the duplex property is
currently under review and will appear before the Commission in the near future.
The Land Use Plan reflects the tract and the rest of the property to the north toward Luther as
high density single family. However, in the last few years, the development trend for the area
bound by Marion Pugh, Luther, and Harvey Mitchell Parkway has been infill in the form of
apartment complexes. The duplex portion of the request is compatible with the existing land use
pattern in the area, that of duplexes, fourplexes, and apartment complexes.
The Land Use Plan shows mixed use for the area to the south across Holleman and extending to
the Wellborn Road intersection. This would indicate potential commercial uses south of
Holleman with high density residential uses to the north. Therefore, the C-1 portion of the
request is technically not in compliance with the Land Use Plan. However, development policies
relating to commercial development would support some type of commercial use on both sides
of this intersection, especially one that would serve the residential neighborhood. This
intersection with Harvey Mitchell is also the most likely location for a future traffic light, which
would further support some commercial uses.
Harvey Mitchell is classified as a freeway/expressway on the Thoroughfare Plan, the same
classification as Highways 6, 40, and 47. Access to these roadways should be limited to
controlled entrance points. For example, access to Highway 6 is via frontage roads and entrance
ramps. Individual driveway access to these roads would present a high potential for vehicular
accidents and would slow traffic along them. Therefore driveways should be significantly
limited. The intended purpose for Harvey Mitchell is to serve as a high speed traffic loop around
our community. It is not to provide a commercial corridor and should not develop in a strip
commercial style with multiple access points that would slow traffic, and deteriorate the function
of Harvey Mitchell as an expressway. Rezoning to a PDD-B would give the City the opportunity
to coordinate access to the site requested for C-1.
The request for C-1 zoning would open the tract that has frontage along 2818 to potential uses
such as theaters, nightclubs, mini-storage, automobile sales, mobile home sales, and sexually
oriented businesses in addition to the more typically found retail sales. The intent is to develop
the property as a convenience store/service station which may or may not be compatible with the
existing residential use (Waldon Pond Apartments) to the west nor with the proposed duplexes to
the north. Whether or not the commercial use will be intrusive on the residential areas depends
on the site development of the tract. A rezoning to a PDD-B would enable the City to work with
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the developer toward a site plan that would transition between the commercial and residential
uses.
Item Background: The subject property and the entire area between Marion Pugh and Harvey
Mitchell Parkway were annexed into the City in 1970. Several apartment complexes as well as
duplex and fourplex developments were built within the area during the early 1980's. More
recently, the Fairfield, Melrose, and Sterling University apartment complexes were developed.
Budgetary & Financial Summary: None at this time. There may be OP requested for utilitity
lines.
Staff Recommendations: Staff recommends approval of the R-2. Staff recommends denial of
the C-1 without prejudice so that the applicant may return with a PDD-B request.
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:
I. Location Map
2. Application
3. Infrastructure and Facilities
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INFRASTRUCTURE AND FACILITIES
Water: Water is available and adequate to serve the proposed uses and must be
extended to and through all proposed lots with the platting process. There may be an
oversized waterline in 2818 that will need to be provided to meet the City's utility
master plan. If required, a portion of that cost may be eligible for oversize
participation.
Sewer: Sewer is available and has the capacity to serve the proposed uses. Public
sewerlines will be required to be extended through the platting process.
Streets: Harvey Mitchell Parkway is designated as a freeway/expressway and
Holleman is designated as a minor arterial on the Thoroughfare Plan. Both are
adequate to support the increased impact of the zone changes.
Off-site Easements: None at this time.
Drainage: Will be required to be addressed through the platting process.
Flood Plain: None on site.
Oversize request: See Budgetary and Financial Summary Section.
Impact Fees: None in this area
NOTIFICATION:
Legal Notice Publication(s): The Eagle; 12-1-99 and 12-29-99
Advertised Commission Hearing Dates(s): 12-16-99
Advertised Council Hearing Dates: 1-13-00
Number of Notices Mailed to Property Owners Within 200': 12
Response Received: None as of date of staff report
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