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HomeMy WebLinkAboutStaff ReportSTAFF REPORT Item: Public hearing and consideration. of a rezoning of .approximately 20.58 acres located at the northeast corner of Harvey Mitchell Parkway and Luther Street West from R-1 Single Family to PDD-H Planned Development District -Housing. Applicant: Fairfield Residential LLC for property owners Item Summary: The applicant is bringing this request forward in order to begin preparing the property for development as an apartment complex. The request will increase the potential residential density on the subject property from 8 to 16 dwelling units per acre. .The subject property is located immediately adjacent to the R-5 zoned Melrose development, a .portion of which is developed as the Melrose Aparhnent complex, but with the remaining tracts currently vacant where they directly adjoin the subject property. The associated development plan, which will become .tied. to the zoning on this property, limits the density to 16 dwelling units per acre (for a total unit count of 320 units) and a total building height of 3 stories. The Land .Use Plan. reflects the tract and the rest of the property to the south toward Holleman 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. There is a vacant' 6 acre tract located immediately to the-south of the subject property that is zoned R-1. It currently abuts existing R-5 property along much of its boundary and is in an area where no single family development exists. It is therefore unlikely that the tract will develop as single family. 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 development plan as submitted does not show access to Harvey Mitchell, The plan does show one. access drive to Luther, which is currently substandard and does. not have the capacity to support the increased impact of the additional density. If the applicant were not amenable to improving Luther to tie it from the planned improvements in front of Melrose to Harvey Mitchell, Staff would not be in a position to recommend approval of this request at this time. However, the applicant has agreed to address Luther in such a manner that'., it will allow the increased traffic of this development to travel east along Luther toward Jones-Butlerand Marion Pugh and west along Luther toward Harvey Mitchell. Parkland will most likely occur via fees in lieu of dedication and development. 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 J:\PZTEXT\PZ02528.DOC duplex and fourplex developments .were built within the area during the early 198O's. More recently, the Fairfield, Melrose, and Sterling University apartment complexes were developed Budgetary & Financial Summary: See infrastructure discussions, below Staff Recommendations: Staff recommends approval of the PDI)-H with two conditions: 1. That the developmentplan becomes part of the zoning ordinance, and 2. That there be no access to Luther until it is upgraded to major collector standards connecting the portion of Luther that already meets major collector standards with Harvey Mitchell. 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 Development Plan J:~PZTEXT~PZ02528.DOC INFRASTRUCTURE AND FACILITIES Water: As part of the development of the Melrose Apartments, the City entered into a development agreement with the developer. That agreement includes a provision that Melrose will be 'responsible. for extending a 16" waterline along the entire Melrose frontage in the Luther ROW to the northwest corner, immediately. adjacent to the subject property. The platting of the subject property will require the further extension of the 16" public waterline,. through the property to Harvey Mitchell and through the property to the R-1 zoned vacant tract to the south. If the timing of the remaining Melrosedevelopment is such that the waterline is not fully extended at the time the subject property is platted, alternative agreements may be required. This determination will be made prior to the final plat coming before PNZ. :Sewer: A gravity sewer system is notavailable to the subject property. Therefore, the developer intends to provide a private lift station to service the development such that it can connect to the existing gravity sewer system in Harvey Mitchell. At this time, the developer is also `exploring the possibility of entering into a development agreement to install a public lift station .across Harvey Mitchell which could serve additional development 'across Harvey Mitchell and on the vacant R-1 zoned tract adjacent. to the subject property. This determination will be made prior to the final plat coming before PNZ. Streets: As a part of the development agreement between the Melrose Apartments and the City, Melrose is responsible for improving the Luther ROW from Marion Pugh through the Melrose development to its northwest cornero The improvements include widening of the ROW and pavement section to major collector standards. A portion of this project east of Melrose has been completed, however, the section immediately to the east of the subject property is still pending. Here again, additional agreements may need to be worked out prior to the final plat. Off-site Easements:. May be required for the extension of the sewer, Drainage: The site will be required to meet the Drainage Ordinance at site plan stage, Flood Plain: None Oversize request: Will be requested for the waterline extension, may be requested for the sewerline, and will be requested for the Luther improvements.. Impact Fees: None in this area. NOTIFICATION: Legal Notice Publication(s): The Eagle; 1-5-00 and 1-26-00 Advertised Commission Hearing Dates(s): 1-20-00 Advertised Council Hearing Dates: 2-10-99 Number of Notices Mailed to Property Owners Within 200': 10 Response Received: None as of date of staff report J:~PZTEXT~PZ02528.DOC