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HomeMy WebLinkAbout00071667STAFF REPORT Prepared by: Molly Hitchcock Date: November 20, 2001 Email: mhitchcock@ci.college-station.tx.us Item: Public hearing, discussion, and possible action on a rezoning for the 2.073 acre-tract abutting the Edelweiss Business Center Lot 1 Block 1 to the north, located on the east side of Wellborn Road, north of Mortier and south of Rock Prairie. (01-245) Applicant: Mark Hanley Staff Recommendations: Staff recommends approval of the rezoning. Item Summary: The applicant is requesting this rezoning in order to prepare the property for future development. The approximately 2.1 acre tract is proposed to have a wholesale plumbing supply business with a showroom and limited retail sales. The C-2 Commercial - Industrial district is more intense than the existing zoning. Approval of the rezoning would add typical C-1 General Commercial uses such as restaurants and theaters as well as industrial commercial uses such as warehouses and welding shops to the list of permitted uses. To the north of t4 subject property is undeveloped C-3. To the south is developed C- East of the property is developed R-1 Single Family Residential. The 1992 Edelweiss Master Plan showed the adjacency of single family and commercial land uses. Buffering was to be used to mitigate any negative impacts of the commercial developments on the homes. When the abutting lot to the south was rezoned from C-3 to C-2, an R&D buffer was required. Under the new buffer ordinance, not only will a new commercial development be required plantings, but will also have to erect a six- to eight-foot masonry, concrete, or EFIS wall along the common boundary line when it is platted. Comprehensive Plan Considerations: The Land Use Plan reflects the 1992 Edelweiss Master Plan in that the entire area from Mortier to Rock Prairie is shown as retail regional. The Comprehensive Plan defines regional retail as: Areas permitting regional-scale development of tax-generating developments such as retail centers, service commercial, restaurants, etc. These uses are generally dependent on good access to highways and major arterials. Wellborn Road is designated a major arterial, which is anticipated to carry 10,000 to 45,000 vehicles per day. It is a two-lane, undivided roadway with occasional left-turn lanes. TxDOT has begun the environmental assessment and preliminary design process to upgrade Wellborn to a four-lane, divided road. The primary function of the road is traffic movement. The secondary function is land access and serving long trips. The number and spacing of driveways will be controlled. A water line runs down Wellborn in front of the subject property and a sewer line runs up to the property in the back. Sewer will be required to be extended through the property with platting. The utilities are adequate for C-2 development of the land. Because of the planned adjacency of uses with buffers to mitigate negative impacts, a rezoning from C-3 to C-2 on the adjacent property, the tract's location on Wellborn Road, and compliance with the Master Development Plan and Land Use Plan, staff does not see a compelling argument to recommend denial of the rezoning request. Though, since the time of the adoption of the master plan and the subsequent changing of the Land Use Plan, the abutting lots have developed as the planned single family residential. The Comprehensive Plan states that "College Station should continue to protect, preserve, and enhance existing and future neighborhoods". The public hearing will be the opportunity for the Commission to determine if a C-2 development will impact the neighborhood to a point where it compromises the neighborhood's integrity. Item Background: The Edelweiss Subdivision was annexed into the city in the early 90's to prepare for the planned development. A Master Plan was approved in 1992 and was amended in 1994. The plan showed a development that was largely single family with a mix of parkland, high density residential, and planned industrial to act as a buffer on the south side between the subdivision and the heavy industrial zoning further to the south. The western periphery showed retail commercial along Wellborn Road that directly backed up to single family, with the provision of buffer areas as justification for the adjacency. R&D buffers have been installed with the platting of the commercial properties. In 1996, the abutting property to the south of the subject tract was rezoned from C-3 to C-2 for a kennel. An R&D buffer was required of this development. 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: 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. Permitted Uses in C-3 and C-2 NOTIFICATION: Legal Notice Publication(s): The Eagle; 11-17-01 and 12-5-01 Advertised Commission Hearing Dates(s): 11-29-01 Advertised Council Hearing Dates: 12-20-01 Number of Notices Mailed to Property Owners Within 200': 19 Response Received: One person has expressed his opposition to the rezoning and one has called for more information. INFRASTRUCTURE AND FACILITIES Water: A new 6" line will take service from an existing 16" waterline that runs along the east side of Wellborn Road providing more than adequate capacity and pressure. Sewer: An existing 6" line will be extended 140' from the north along the rear property line with a manhole just inside this tract. This provides adequate capacity for this development. Streets: Wellborn (FM 2154) is classified as a major arterial on Thoroughfare plan. A TXDOT permit will be required for a driveway at the northwest corner of this tract. Off-site Easements: May be required for sanitary sewer extension. Drainage: Detention will be required in compliance with the Drainage Ordinance. Flood Plain: There is no 100 year FEMA floodplain on this property. Oversize request: None Impact Fees: A sanitary sewer impact fee of $232.04 per living unit equivalent will be assessed.