HomeMy WebLinkAbout00070569STAFF REPORT
Prepared by: Jessica Jimmerson Date: 2/7/01
Item: Discussion and possible action on a Master Development Plan consisting
of 87.316 acres for the Bella Vista Subdivision located northwest of the
intersection of Wellborn Rd. and the future HWY 40. (01 -20)
Public hearing, discussion, and possible action on a rezoning consisting of
87.316 acres in the Bella Vista Subdivision located northwest of the intersection
of Wellborn Rd. and the future HWY 40, from A -O, Agricultural Open, to R -1,
Single Family Residential, R -3, Townhome, R &D, Research and Development,
and M -2, Heavy Industrial. (01 -21)
Applicant: McClure Eng. for Steve Arden
Staff Recommendations: Discussions about several issues are still ongoing.
Staff will make a recommendation during the presentation of this item to the
Commission.
Staff anticipates recommending approval of the MDP with the following condition.
The proposed industrial zoning for the tract of land near the intersection of
Graham Rd. and the future extension of Victoria becomes M -1, Planned
Industrial, rather than the M -2 requested.
Staff anticipates recommending approval of the rezoning request with the
following conditions. First, the proposed M -2 property should be rezoned to M -1.
Second, A forty -foot buffer, with 3 canopy trees on each lot, should be required
between the existing M -2 and the proposed R -1. Third, a forty -foot buffer should
be required between the tract recommended to be rezoned M -1, and the
proposed R -1. This buffer should be 20 -feet on either property and should also
have 3 canopy trees on each residential lot, as well as, additional landscaping on
the industrial site, to R &D minimum standards. Fourth, a condition of the
rezoning of the 3.3855 tract to R &D should be that the street connection to
Graham must be made by the developer, thus allowing access to this industrial
site without going through a residential area. Fifth, a condition of the rezoning of
the 1.2879 industrial tract should be that primary access should not be allowed
through a residential area.
Item Summary: The applicant is requesting approval of the MDP and the
rezoning request to enable the development of a residential subdivision and
some additional industrial property as shown on the Land Use Plan. The
residential proposal includes 244 single family lots and 142 townhome lots. The
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industrial area includes two R &D lots, comprising approx. 7 acres and one M -2
lot of 1.2879 acres.
Comprehensive Plan Considerations:
The Land Use Plan shows this area as medium density single family residential
and industrial. The areas proposed to be rezoned to R &D are clearly indicated
on the Land Use Plan as future industrial areas. R &D is the least intense of the
currently available industrial zoning districts, and it includes buffer standards as
part of the zoning requirements.
The proposed rezoning of the 1.2879 acres is a minor deviation from the Land
Use Plan. Staff sees this as an opportunity to provide more of a transition area
between the existing M -2 development along Graham Rd. and the proposed
residential development. M -1 in this location, with buffer requirements, will
provide more of a step -down approach, similar to the proposed R &D at the
western end of the property. Part of the purpose statement of the M -1 zoning
district states, "The M -1 District may be compatible with adjacent uses in any
other district, depending upon the character of the operation and the conditions
imposed."
The Land Use Plan shows the residential areas as medium density single family
residential with a corresponding density of 3 -6 dwelling units per acre. The
proposed development, mixing single family residential and townhomes, has an
approximate density of 5.5 dwelling units per acre.
The T -fare Plan shows a major collector, Victoria, along the northeast boundary
of the subject property and, a freeway, Highway 40, along the southwest border
of the property. The exact location of an east -west collector in the vicinity of the
southeast border of the property has not been determined at this time. A
neighborhood meeting was held on February 20 2001 to discuss this issue.
Addition information will be presented to the Commission about this issue in the
workshop and during the presentation of the item at the regular meeting.
Item Background: This area was annexed in 1995 and brought into the City in
the current A -O holding zone. The improvements to Graham Rd. are an ongoing
CIP project in the area.
Related Advisory Board Recommendations: The Parks Board considered this
item on February 13 2001. All of the property that is rezoned and developed
residential will be required to comply with the Parkland Dedication Ordinance.
The proposed land dedication for this project was approved in principle. Meeting
minutes are attached.
Commission Action Options:
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The Commission has final authority over the master development plan. The
options regarding the master development plan are:
■ Approval with conditions;
■ Approval as submitted;
■ Denial;
■ Defer action only at applicant's request; or,
■ Table only at applicant's request.
The Commission acts as a recommending body on the question of rezoning,
which will be ultimately decided by City Council. The Commission options are:
1. Recommend approval of rezoning as submitted;
2. Recommend approval with physical conditions that will mitigate negative
impacts;
3. Recommend a less intense zoning classification;
4. Recommend denial;
5. Table indefinitely; or,
6. Defer action to a specified date.
Supporting Materials:
1. Location Map
2. Application
3. Infrastructure and Facilities
4. Draft of Parks Board Minutes
5. Copy of Master Development Plan & Proposed Rezoning Plan
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INFRASTRUCTURE AND FACILITIES
Water: Available water service (12" line on south side of Graham Road)
is adequate for the proposed use. Service may need to be extended
through the property at the time of final platting.
Sewer: Sanitary sewer service will be from the existing 15" line
approximately 1500' east of the southeast corner of this property.
Service may need to be extended through the property at the time of
final platting.
Streets: The T -fare Plan shows a major collector, Victoria, along the
northeast boundary of the subject property, a freeway, Highway 40,
along the southwest border of the property, and a minor collector in the
vicinity of the southeast border of the property
All the residential streets to be extended with the development will be
required to install sidewalks in compliance with the Subdivision
Regulations.
Off -site Easements: The need for off -site easements will be determined
at the time of platting. If easements are required they will be recorded
as separate instrument easements.
Drainage: This project will be required to comply with the City's
Drainage Ordinance at the time of platting and site planning.
Flood Plain: This property is outside the 100 -year special flood hazard
area, according to the FEMA Flood Insurance Rate Maps.
Greenways: This area is shown on the Greenways Master Plan as a
Priorty 1 greenway. Discussions are underway with the Greenway
Program Manager.
Oversize request: None
Impact Fees: None
NOTIFICATION:
None required for the MDP.
For the rezoning:
Legal Notice Publication(s): The Eagle; 2 -14 -01 and 2 -21 -01
Advertised Commission Hearing Dates(s): 3 -1 -01
Advertised Council Hearing Dates: 3 -8 -01
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Number of Notices Mailed to Property Owners Within 200': 17
Response Received: None as of date of staff report
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