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HomeMy WebLinkAboutStaff ReportPage 1 of 3 Agenda Item # Regular Item Consent Item p Item Item Submitted By: Sabine Kuenzel, Senior Planner Council Meeting Date: September 14, 2000 Director Approval: Jim Callaway, Development Services Director City Manager Approval: . Item: Public hearing, discussion, and possible action on a previously tabled rezoning for the Texas Centroid Ranch, approximately 46.46 acres located at 200 Greens Prairie Road, from C-1 General Commercial to R-1B Single Family Residential. (0-64) Item Summary: This item was originally tabled by Council in order for an agreement to be made regarding secondary access to Lakeway Drive. The property had originally been planned and zoned for additional commercial development in the 1980's, which resulted in a site that is disconnected and isolated from the remainder of the residential area to the south. This orientation, while preferable for a commercial site, is not conducive to a residential development because it does not facilitate pedestrian or bicycle access to the existing parks and schools in the area that would serve the subject property. The site orientation also leaves the property with only one way out of the future subdivision onto a major arterial whose volumes are expected to increase significantly. Furthermore, the future intersection is not in a location that should be signalized in the future. The land Use Plan shows this area for low density residential land uses. The applicant has addressed these issues by working out a future right-of-way file://O:\GROUP\DEVE_SER\CVSHT\September 14, 2000\00-64 Texas ...\Coversheet.ht 10/17/2000 Page 2 of 3 that would extend from the subject property to Lakeway through the southern portion of the adjacent CIC Insurance property. The applicant has shown the future right-of-way extension on a replat that was approved by the Planning and Zoning Commission on August 17. The future 60' right-of-way will accommodate a neighborhood street with a sidewalk through to Lakeway where safe pedestrian connections can be made for access to the park and school as well as vehicular connections to the Lakeway-Greens Prairie Road intersection. That intersection will be signalized in the future as Green Prairie Road becomes urbanized. The right-of-way width will accommodate an additional 20' of landscape buffer to protect the existing single family in Pebble Creek from both the future build-out of the adjacent commercial lot and from the proposed street itself. Item Background: See minutes for the Planning and Zoning Commission of May 4, where the Commission recommended approval of the R-1B, and the City Council meeting of May 25, where the Council tabled the item. Budgetary and Financial Summary: No Oversize Participation is requested at this time. Staff Recommendation: Staff recommends approval as submitted. 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 P&Z). 4. Denial. 5. Denial without prejudice (waives 180-day waiting period). 6. Table indefinitely. 7. Defer action to a specified date. file://O:\GROUP\DEVE_SER\CVSHT\September 14, 2000\00-64 Texas ...\Coversheet.ht 10/17/2000 Page 3 of 3 Supporting Materials: Infrastructure and facilities P&Z minutes of 5-4-00 CC minutes of 5-25-00 Rezoning ordinance with area map file://O:\GROUP\DEVE_SER\CVSHT\September 14, 2000\00-64 Texas ...\Coversheet.ht 10/17/2000 Page 1 of 2 ~~ Agenda Item over heet Agenda Item # 13.1 Regular Item Consent Item Workshop Item Item Submitted By: Sabine Kuenzel, Senior Planner ouncil Meeting Date: May 5, Director Approva : Jim a away, eve opment ervices Director ity Manager Approval: Item: Public hearing, discussion and possible action of a rezoning for the Texas Centroid Ranch subdivision, approximately 46.46 acres located at 200 Greens Prairie Road, from C-1 General Commercial to R-1B Single Family Residential. (0-64) Applicant: BCJ and Rostell Chapman • Item Summary: The applicant is requesting this rezoning in order to prepare the property for development as a single family neighborhood. The property had originally been planned for additional commercial development on the Pebble Creek Master Development Plan. The City's Land Use Plan shows the area as low density single family at a maximum density of 2 dwelling units per acre. The proposed rezoning would allow roughly 4 dwelling units per acre. The down-zoning, while technically not in compliance with the Land Use Plan, is considered a more compatible zoning district with the existing R-1 zoned Pebble Creek neighborhood that is abutting the property to the south. The orientation of the site in relation to the abutting property to the south would leave this subdivision isolated and disconnected from the remainder of the Pebble Creek neighborhood. The development pattern and relationship of the site to the surrounding neighborhood seems to facilitate more of a commercial development. Development of a residential area should only be accommodated if access issues are satisfied. If the subject site had originally been planned for residential zoning, the Master Development Plan would have shown street connections to the rest of the Pebble Creek residential area. At the very least, pedestrian connections should have been made to facilitate access between the parks and school site. Staff has requested the applicant to provide pedestrian connections for the future residents of the subdivision back to the parks and school sites in Pebble Creek and to address these concerns with the pending Preliminary Plat. Further analysis of the rezoning, however, indicate that these issues are related to not only platting but also the zoning processes. If these issues cannot be adequately addressed, then the zoning should remain commercial in order to avoid future problems. At the P&Z hearing a number of Pebble Creek residents spoke in opposition to any pedestrian or vehicular access through Pebble Creek. • Staff has also identified a potential problem regarding a single access drive into the subdivision. The City has for some time attempted to avoid subdivisions where residents would not have an alternate http://citynet/CouncilAgendas/2000/000525/13. l .htm 5/25/00 Page 2 of 2 escape route should an emergency close the one street connecting it to the larger street system. While • the City has existing subdivisions with only one access street, these areas are viewed as potential problems in an emergency situation. In addition, the City should avoid approval of subdivisions that will result in congestion as their residents attempt to leave the areas, especially where left turn movements back up traffic on the single entrance street. The concerns regarding access should be addressed with a revision to the Pebble Creek Master Plan, but any changes in zoning should occur pursuant to a revised plan. A rezoning at this time would be premature and piece-meal. Item Background: The property was annexed into the City in 1983 and was rezoned to C-1 in 1986. The tract is currently platted in conjunction with the property to the west, which was developed as an office use in the late 80's. The subject property has remained vacant. The Pebble Creek residential area has been growing since that time and continues to add new phases. Staff Recommendations: Staff recommends tabling the rezoning so that the applicant has the opportunity to work with staff to address emergency access, vehicular access, and pedestrian/bike access. Related Advisory Board Recommendations: The Planning and Zoning Commission held a public hearing on May 4 and recommends approval by a vote of 4 to 1. 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 P&Z) 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 (attached to ordinance) 2. Infrastructure and Facilities 3. P&Z minutes 5-4-00 4. Ordinance • http://citynet/CouncilAgendas/2000/000525/13. l .htm 5/25/00 • INFRASTRUCTURE AND FACILITIES Water: There is an existing 18" waterline in Greens Prairie Road that has capacity to serve the proposed development. Sewer: There is an existing 10" sewerline in Greens Prairie Road that has capacity to serve the proposed development. Streets: Classification on Thoroughfare plan; conditions Off-site Easements: There may be some off-site easements or rights-of--way that will be required to address the access concerns. Drainage: Will be required to comply with the Drainage Ordinance upon final platting. Flood Plain: None Oversize request: None anticipated at this time. Impact Fees: None in this area. NOTIFICATION: Legal Notice Publication(s): The Eagle; 4-19-00 and 5-10-00 • Advertised Commission Hearing Dates(s): 5-4-00 Advertised Council Hearing Dates: 5-24-00 Number of Notices Mailed to Property Owners Within 200': 43 Response Received: Several inquiries as of date of staff report • STAFF REPORT Item: Public hearing and consideration of a rezoning for the Texas Centroid Ranch, approximately 46.46 acres located at 200 Greens Prairie Road, from C-1 General Commercial to R-1 B Single Family Residential. (0-64) Applicant: BCJ and Rostell Chapman Item Summary: The applicant is requesting this rezoning in order to prepare the property for development as a single family neighborhood. The property had originally been planned for additional commercial development on the Master Development Plan. The Land Use Plan shows the area as low density single family at a maximum density of 2 dwelling units per acre. The proposed rezoning would allow roughly to 4 dwelling units per acre. The down-zoning, while technically not in compliance with the Land Use Plan, is considered a more compatible zoning district with the existing R-1 zoned Pebble Creek neighborhood that is abutting the property to the south. The orientation of the site in relation to the abutting property to the south would leave the subdivision isolated and disconnected from the remainder of the Pebble Creek neighborhood. The development pattern and relationship of the site to the surrounding neighborhood seems to facilitate more of a commercial development. Development of a residential area should only be accommodated if access issues are satisfied. If the subject site had originally been planned for residential zoning, the Master Development Plan should have shown street connections to the rest of the Pebble Creek residential area. At the very least, pedestrian connections should have been made to facilitate access between the parks and school site. Staff has requested the applicant to provide pedestrian connections for the future residents of the subdivision back to the parks and school sites in Pebble Creek and to address these concerns with the pending Preliminary Plat. Further analysis of the rezoning, however, indicate that these issues are related to not only platting but also the zoning processes. If these issues cannot be adequately addressed, then the zoning should to remain commercial in order to avoid future problems. Staff has also identified a potential problem regarding a single access drive into the subdivision. The City has for some time attempted to avoid subdivisions where residents would not have an alternate escape route should an emergency close the one street connecting it to the larger street system. While the City has existing subdivisions with only one access street, these areas are viewed as potential problems in an emergency situation. In addition, the City should avoid approval of subdivisions that will result in J:\PZTEXT\PZ03004. DOC congestion as their residents attempt to leave the areas, especially where left turn movements back up traffic on the single entrance street. The concerns regarding access should be addressed with a revision to the Pebble Creek Master Plan, but any changes in zoning should occur pursuant to a revised plan. A rezoning at this time would be premature and piece-meal. Item Background: The property was annexed into the City in 1983 and was rezoned to C-1 in 1986. The tract is currently platted in conjunction with the property to the west, which was developed as an office use in the late 80's. The subject property has remained vacant. The Pebble Creek residential area has been growing since that time and continues to add new phases to it. Staff Recommendations: Staff recommends tabling the rezoning so that the applicant has the opportunity to work with staff to address emergency access, vehicular access, and pedestrian/bike access. 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 J:\PZTEXT\PZ03004. DOC INFRASTRUCTURE AND FACILITIES Water: There is an existing 18" waterline in Greens Prairie Road that has capacity to serve the proposed development. Sewer: There is an existing 10" sewerline in Greens Prairie Road that has capacity to serve the proposed development. Streets: Classification on Thoroughfare plan; conditions Off-site Easements: There may be some off-site easements or rights-of--way that will be required to address the access concerns. Drainage: Will be required to comply with the Drainage Ordinance upon final platting. Flood Plain: None Oversize request: None anticipated at this time. Impact Fees: None in this area. NOTIFICATION: Legal Notice Publication(s): The Eagle; 4-19-00 and 5-10-00 Advertised Commission Hearing Dates(s): 5-4-00 Advertised Council Hearing Dates: 5-24-00 Number of Notices Mailed to Property Owners Within 200': 43 Response Received: Several inquiries as of date of staff report J: \PZTEXT\PZ03004. DOC