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Home My WebLink AboutStaff Report STAFF REPORT Project Manager: Jennifer Prochazka Date: January 27, 2004 Email: jprochazka@cstx.gov Item: Public hearing, discussion, and possible action on a rezoning of 4506 State Highway 6 South, consisting of 9.22 acres, from A-O Agricultural Open to 3.61 acres of C-1 General Commercial and 5.61 acres of C-2 Commercial Industrial. (04-04) Applicant: Donald W. Jones, agent for Micheal A. Downey, property owner Staff Recommendations: Staff recommends approval of the rezoning. Item Summary: The applicant is requesting rezoning in order to develop the property. There is currently a single-family home and barn on the subject property. The surrounding property is zoned A-O and developed as an electrical substation to the west, an oil well, cell tower, and large electric easement to the north, and a home to the south. Commercial and light industrial uses are more compatible with adjacent properties and the general area. Comprehensive Plan Considerations: A Comprehensive Plan amendment was passed on January 8, 2004 designating this property and the surrounding area as Retail Regional. The land use study concluded that both C-1 and C-2 uses would be appropriate in this area because of the location of the property and the adjacent uses. The Thoroughfare Plan designates Highway 6 as a Freeway. Item Background: The property was annexed in 1983 and is currently zoned A- O. This property has never been platted. The property at the corner of Arrington Road and Highway 6 was zoned C-1 in 1983. An 11.46-acre tract, approximately 850 feet south of the subject property, was rezoned to C-1 in 1998. Since these two properties are zoned C-1, they will likely develop commercially. The electrical substation to the north and oil well were developed in 1991, and the cell tower to the north was constructed in 1994. 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 as submitted; 2. Recommend a less intense zoning classification; 3. Recommend denial; 4. Table indefinitely; or, 5. Defer action to a specified date. Supporting Materials: 1. Location Map 2. Application 3. Infrastructure and Facilities INFRASTRUCTURE AND FACILITIES Water: Domestic water and fire flow capacity is not available on the west side of SH 6 in this area at this time. Extension of the City water system would be by way of Greens Prairie Road at Arrington or by boring across TxDOT ROW to the City Business Park. Sewer: This area is in the City's 97-02B Sewer Impact Fee Area. Access to the public sewer system is across SH 6 to the east or south to Nantucket. Streets: Access is limited to the two lane Highway 6 frontage road, which is anticipated to be one-way in the future. Hwy 6, is designated as a Freeway on the Thoroughfare Plan. If a driveway encumbers an adjacent lot from obtaining access in the future, an access easement may be required. Off-site Easements: Easements to obtain public water and sewer may be required. Drainage: Drainage is generally to a tributary of Alum Creek. The creek crosses SH 6, Lakeway Drive and connects with the branch of Alum Creek from Nantucket. Flood Plain: The FEMA floodplain has not been mapped along this creek on the west side of SH 6. The current FEMA study ends on the east side of the highway. Oversize request: None at this time. Impact Fees: These properties fall within the 97-02B Sewer Impact Fee Area. The fee is currently $243.38 per living unit equivalent. NOTIFICATION: Legal Notice Publication(s): The Eagle: 1-20-04 and 2-10-04 Advertised Commission Hearing Dates(s): 2-5-04 Advertised Council Hearing Dates: 2-26-04 Number of Notices Mailed to Property Owners Within 200': 6 Response Received: None as of date of staff report A-O, Avicultural-Oven: • Parking as a Primary Use PURPOSE: This district includes lands within the • Personal Service Shop corporate limits of the City, which are not subdivided and are • Printing/Copy Shop relatively undeveloped. This district is designed to be applied to • Radio/TV Station/Studios land which is used for agricultural, very low-intensity residential, • Restaurants or open space uses, but which is projected in the Comprehensive • Retail Sales - Single Tenant over 50,000 SF Plan for conversion to more intensive urban uses at such time as . Retail Sales and Service community services are available and community needs for such . Shooting Range, Indoor uses are present. As such, it is a reserved area in which the future . Theater growth of the City can occur. • Storage, Self Service USES: • *Vehicular Sales, Rental, Repair and Service • *Manufactured Home • *Utility • Single-Family Detached • *Wireless Telecommunication Facilities - Intermediate • Educational Facility, Outdoor Instruction • (C)Wireless Telecommunication Facilities - Major • *Governmental Facilities • Wireless Telecommunication Facilities - Unregulated • Parks • *Places of Worship C-2 Commercial - Industrial: • Agricultural Use, Bain or Stable for Private Stock PURPOSE: This district is designed to provide a location • Agricultural Use, Farm or Pasturage for outlets offering goods and services to a limited segment of the general public. The uses included primarily serve other • Agricultural Use, Farm Product Processing commercial and industrial enterprises. • *Animal Care Facility, Outdoor • *Commercial Garden/Greenhouse/Landscape Maintenance USES: • Country Club . Extended Care Facility/Convalescent/Nursing Home • Gold Course or Driving Range • Educational Facility, Indoor Instruction • *Utility • Educational Facility, Outdoor Instruction • *Wireless Telecommunication Facilities - Intermediate • Educational Facility, Primary & Secondary • (C)Wireless Telecommunication Facilities - Major • Educational Facility, Tutoring • Wireless Telecommunication Facilities - Unregulated • Educational Facility, Vocational/Trade • Governmental Facilities C-1 General Commercial: • Health Care, Hospitals PURPOSE: This district is designed to provide locations . Health Care, Medical Clinics for general commercial purposes, that is, retail sales and service • Parks uses that function to serve the entire community and its visitors. . Places of Worship • Animal Care Facility, Indoor USES: • Extended Care Facility/Convalescent/Nursing Home • Animal Care Facility, Outdoor Educational Facility, Indoor Instruction . *Commercial Garden/Greenhouse/Landsca Maintenance • • Educational Facility, Outdoor Instruction • *Commercial Amusements • Educational Facility, Primary & secondary • Conference/Convention Center • Educational Facility, Tutoring • Country Club • Educational Facility, Vocational/Trade • Dry Cleaners/Laundry • Governmental Facilities • Fraternal Lodge • Health Care, Hospitals • Funeral Homes • Health Care, Medical Clinics • Golf Course or Driving Range Parks • Offices • Places of Worship • Parking as a Primary Use • Animal Care Facility, Indoor • Printing/Copy Shop • Art Studio/Gallery • Radio/TV Station/Studios • *Car Wash • *Sexually Oriented Business • *Commercial Garden/Greenhouse/Landscape Maintenance • Shooting Range, Indoor • *Commercial Amusements • Storage, Self Service • Conference/Convention Center • *Vehicular sales, Rental, Repair and Service • Country Club • Wholesales/Services • Day Care, Commercial • Bulk Storage Tanks/Cold Storage Plant • Drive-in/thru Window • industrial, Light • Dry Cleaners & Laundry • *Recycling Facility - Large • Fraternal Lodge • Scientific Testing/Research Laboratory • *Fuel Sales • Storage, Outdoor - Equipment or Materials • Funeral Homes • *Utility • Golf Course or Driving Range • Warehousing/Distribution • Health Club/Sports Facility, Indoor • *Wireless Telecommunication Facilities - Intermediate • Health Club/Sports Facility, Outdoor • (C)Wireless Telecommunication Facilities - Major • Hotels • Wireless Telecommunication Facilities - Unregulated • (C)Night Club, Bar or Tavern • Offices ...i_~.L South Hwy 6 Rez (04-04) Good Evening, Jennifer Prochazka, Staff Planner SAM: The applicant is requesting rezoning in order to develop the property for C-1 and C-2 uses. Staff recommends approval of the request because commercial and light industrial uses are more compatible with the development in the general area w h l n electrical substation t, - an oil well, cell tower, and large electric easement MheVMUh. AERIAL: A Comprehensive Plan amendment was passed in early January that designated this property and the surrounding area as Retail Regional. You may remember that the land use study concluded that both C-1 and C-2 uses would be appropriate in this area because of the location of the property and the adjacent uses. I have not received any phone calls for this rezoning. 9.22 acres, from A-O Agricultural Open to 3.61 acres of C-1 General Commercial and 5.61 acres of C-2 Commercial Industrial The property was annexed in 1983 and is currently zoned A-O. This property has never been platted. The property at the corner of Arrington Road and Highway 6 was zoned C-1 in 1983. An 11.46-acre tract, approximately 850 feet south of the subject property, was rezoned to C-1 in 1998. Since these two properties are zoned C-1, they will likely develop commercially. The electrical substation to the north and oil well were developed in 1991, and the cell tower to the north was constructed in 1994. Single family home to the south. O:IDeve_SerUennifer Prochazka1P&Z1South Hwy 6 Rezoning. doc Created on 02/03/04 5:01 PM