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HomeMy WebLinkAbout00072961STAFF REPORT Item: Public hearing and consideration of a rezoning for approximately 2.08 acres located on the northwest corner of Holleman at Harvey Mitchell. (0-31) Applicant: Tony Jones Item Summary: The applicant in this case is preparing the property for a convenience store/service station at the corner of Holleman and Harvey Mitchell Parkway. In December 1999 the applicant requested C- 1 zoning for the subject property. The PNZ recommended denial, and the City Council denied the C-1 request without prejudice to give the applicant an opportunity to return to the Commission with a PDD -B request. The PDD would enable the applicant to address concerns regarding internal access, driveway access, buffering, land uses, site orientation, etc. 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 commercial use 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. The applicant has worked with Staff in locating the driveway access points. The development plan shows two access points off of Holleman, with no access to Harvey Mitchell. If TXDOT ever constructs a feeder road, then one driveway will be permitted to access that feeder road and the driveway nearest the intersection along Holleman will be closed. The development plan shows a single story convenience store/service station building oriented to Harvey Mitchell with proposed uses to include a restaurant with a drive-thru, dry cleaners, and other neighborhood uses. The use will back up to the recently approved R-2 duplex zoning to the east, and it includes a strip of approximately 5' for tree plantings to act as a buffer. There will be no access between the residential areas and the proposed commercial site. The buffer between the subject property and the existing Waldon Pond apartments to the north is the proposed detention pond. 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. The Melrose development includes a future neighborhood shopping center at the corner of Luther and Jones - Butler, and the Sterling University development includes a vacant C-1 site at the corner of Wellborn and Road and Holleman. Budgetary & Financial Summary: None at this time. There may be OP requested for utility lines. Staff Recommendations: Staff recommends approval of the rezoning with any conditions as determined by the PNZ and/or City Council. 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: 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. P&Z Minutes 5. Council Minutes 6. Copy of Concept Plan 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 change. 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; 2-16-00 and 3-8-00 Advertised Commission Hearing Dates(s): 3-2-00 Advertised Council Hearing Dates: 3-23-00 Number of Notices Mailed to Property Owners Within 200': 5 Response Received: None as of date of staff report Pagel of 3 Agenda Item Cover Sheet Regular Item orkshop Item Item Submitted By: Sabine Kuenzel, Senior Planner Council Meeting Date: March 23, 2000 Director Approval: City Manager Approval: Item: Public hearing and consideration of a rezoning for approximately 2.08 acres located on the northwest corner of Holleman at Harvey Mitchell. (0-31) Applicant: Tony Jones Item Summary: The applicant in this case is preparing the property for a convenience store/service station at the corner of Holleman and Harvey Mitchell Parkway. In December 1999 the applicant requested C-1 zoning for the subject property. The PNZ recommended denial, and the City Council denied the C-1 request without prejudice to give the applicant an opportunity to return to the Commission with a PDD-B request. The PDD would enable the applicant to address concerns regarding internal access, driveway access, buffering, land uses, site orientation, etc. 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 commercial use 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. The applicant has worked with Staff in locating the driveway access points. The file://O:\GROUP\DEVE_SER\CVSHT\March 23, 2000\har...\harvey mitchell rezoning.ht 10/17/2000 Page 2 of 3 development plan shows two access points off of Holleman, with no access to Harvey Mitchell. If TXDOT ever constructs a feeder road, then one driveway will be permitted to access that feeder road and the driveway nearest the intersection along Holleman will be closed. The development plan shows a single story convenience store/service station building oriented to Harvey Mitchell with proposed uses to include a restaurant with a drive-thru, dry cleaners, and other neighborhood uses. The use will back up to the recently approved R-2 duplex zoning to the east, and it includes a strip of approximately 5' for tree plantings to act as a buffer. There will be no access between the residential areas and the proposed commercial site. The buffer between the subject property and the existing Waldon Pond apartments to the north is the proposed detention pond. 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. The Melrose development includes a future neighborhood shopping center at the corner of Luther and Jones- Butler, and the Sterling University development includes a vacant C-1 site at the corner of Wellborn and Road and Holleman. Budgetary & Financial Summary: None at this time. There may be OP requested for utility lines. Staff Recommendations: Staff recommends approval of the rezoning with any conditions as determined by the PNZ and/or City Council. Related Advisory Board Recommendations: The Planning and Zoning Commission held a public hearing and recommends approval by a vote of 4 to 2. Council Action Options: 1. Approval of rezoning as submitted. 2. Approval with physical conditions that will mitigate negative impacts. 3. Approval of a less intense zoning classification (only if recommended by PNZ). 4. Denial. 5. Denial without prejudice (waives 180-day waiting period). 6. Table indefinitely. 7. Defer action to a specified date. Supporting Materials: 1. Location Map file://O:\GROUP\DEVE_SER\CVSHT\March 23, 2000\har...\harvey mitchell rezoning.ht 10/17/2000 Page 3 of 3 2. Infrastructure and Facilities 3. P&Z Minutes 4. Copy of Concept Plan on file in Council Office 5. Ordinance draft file://O:\GROUP\DEVE_SER\CVSHT\March 23, 2000\har...\harvey mitchell rezoning.ht 10/17/2000