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HomeMy WebLinkAboutZ-7563-B Staff AnalysisFILE NO.: Z -7563-B Owner: J. C.Halsell Applicant: Brian Tinnel, McClelland Consulting Engineers, Inc. Location: Northeast corner of University Avenue and "F" Street Area: Approximately 1.65 Acres Request: Rezone from R-5 to 0-3 Purpose: Medical Clinic Existing Use: Two (2) Single Family Residential Structures SURROUNDING LAND USE AND ZONING North — Office and Commercial uses; zoned 0-3 and PCD South — Office and Clinic uses (across "F" Street); zoned 0-3, PCD and R-5 East — Single Family Residences; zoned R-3 West — Single Family Residences and Catholic High School property; zoned R-2 A. PUBLIC WORKS COMMENTS: 1. For this zoning action, a 20 -foot radial dedication of right-of-way is required at the intersection of "F" Street and University Avenue. 2. A special Grading Permit for Flood Hazard Areas will be required per Sec. 8-283 prior to construction. The previous, unauthorized fill in the floodway must be removed back to the mapped floodway line. The survey, as provided, does not appear to accurately depict the existing floodway line, but rather the toe of the existing slope. 3. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 -foot wide access easement is required adjacent to the floodway boundary. FILE NO.: Z -7563-B (Cont. 4. With site development, provide design of streets conforming to the Master Street Plan. Construct one-half street improvement to these streets including 5 -foot sidewalks with planned development. B. PUBLIC TRANSPORTATION ELEMENT: The site is located on CATA Bus Route #21 (University Avenue Route). C. PUBLIC NOTIFICATION: All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified, and the Hillcrest and Evergreen Neighborhood Associations were notified of the public hearing. D. LAND USE ELEMENT: This request is located in the Heights Hillcrest Planning District. The Land Use Plan shows Office for this property. The applicant has applied for a rezoning from R-5 (Urban Residence District) to 0-3 (General Office District) for development of an office building. The request does not require a change to the Land Use Plan. Bicycle Plan: Existing or proposed Class I, II, or III bikeways are not in the immediate vicinity of the development. MASTER STREET PLAN: University Avenue is shown as a Principal Arterial on the Master Street Plan with special design standards south of the site between Lee and Markham Streets, which indicate a 100 -foot right-of-way. Adjacent to the site University Avenue has a median separating northbound and southbound traffic. Southbound University Avenue traffic will not access this site directly, nor will traffic be able to leave this site in the southbound University Avenue direction unless a median cut is approved. A median cut could harm traffic flow on University Avenue. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on University Avenue since it is a Principal Arterial. Additional improvements and right-of-way may be required for acceleration and deceleration lanes since this section of University Avenue has a significant hill. 2 FILE NO.: Z -7563-B CITY RECOGNIZED NEIGHOBORHOOD ACTION PLAN: The applicant's property lies in the area covered by the Hillcrest Neighborhood Action Plan. The Zoning and Land Use goal lists one objective related to this application. The objective is to recreate a neighborhood that is a pleasant place to work and live, and to preserve the net number of residential units by not demolishing them or converting them to other uses. This application will result in the demolition of two single-family homes and the new office space provided could be a place of employment for area residences. E. STAFF ANALYSIS: J. C. Halsell, owner of the 1.65 Acre property at the northeast corner of University Avenue and "F" Street, is requesting to rezone the property from "R-5" Urban Residence District to "O-3" General Office District. The rezoning is proposed in order to develop a new medical clinic. Proposed right-of-way abandonment for abutting portions of Grant Street and "G" Street associated with this property is a separate item on the agenda. There are two (2) single-family residential structures within the west portion of the property, along University Avenue. The east portion of the property is undeveloped. There is a paved access drive within the Grant Street right-of-way, which has served as access to the property. The general area contains a mixture of uses and zoning. There are office, commercial and residential uses to the north along University Avenue and "H" Street. Office/clinic uses are located to the south along University Avenue. Single-family residences are located to the east and southeast. Single-family residences and the Catholic High School campus are located across University Avenue to the west and southwest. The City's Future Land Use Plan designates this property as office. The requested zoning change to 0-3 does not require a change to the Land Use Plan. Staff is supportive of the requested 0-3 zoning. Staff feels the requested rezoning is appropriate. The rezoning to 0-3 and development of the site as a medical clinic will continue the pattern of clinical uses along the east side of University Avenue, north of "C" Street. Staff believes the requested 0-3 zoning will have no adverse impact on the general area. 3 FILE NO.: Z -7563-B (Cont.) F. STAFF RECOMMENDATION: Staff recommends approval of the requested 0-3 rezoning. PLANNING COMMISSION ACTION: (JUNE 9, 2005) The applicant was present. There were no objectors present. Staff presented the item with a recommendation of approval. The applicant offered no additional comments. The item was placed on the Consent Agenda and approved as recommended by staff. The vote was 9 ayes, 0 nays, 1 absent and 1 recusal (Yates). 2 June 9, 2005 ITEM NO.: 1 Owner: J. C.Halsell FILE NO.: Z -7563-B Applicant: Brian Tinnel, McClelland Consulting Engineers, Inc. Location: Northeast corner of University Avenue and "F" Street Area: Approximately 1.65 Acres Request: Rezone from R-5 to 0-3 Purpose: Medical Clinic Existing Use: Two (2) Single Family Residential Structures SURROUNDING LAND USE AND ZONING North — Office and Commercial uses; zoned 0-3 and PCD South — Office and Clinic uses (across "F" Street); zoned 0-3, PCD and R-5 East — Single Family Residences; zoned R-3 West — Single Family Residences and Catholic High School property; zoned R-2 A. PUBLIC WORKS COMMENTS - 1. For this zoning action, a 20 -foot radial dedication of right-of-way is required at the intersection of "F" Street and University Avenue. 2. A special Grading Permit for Flood Hazard Areas will be required per Sec. 8-283 prior to construction. The previous, unauthorized fill in the floodway must be removed back to the mapped floodway line. The survey, as provided, does not appear to accurately depict the existing floodway line, but rather the toe of the existing slope. 3. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 - foot wide access easement is required adjacent to the floodway boundary. June 9, 2005 ITEM NO.: 1 (Cont. FILE NO.: Z -7563-B 4. With site development, provide design of streets conforming to the Master Street Plan. Construct one-half street improvement to these streets including 5 -foot sidewalks with planned development. B. PUBLIC TRANSPORTATION ELEMENT: The site is located on CATA Bus Route #21 (University Avenue Route). C. PUBLIC NOTIFICATION: All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified, and the Hillcrest and Evergreen Neighborhood Associations were notified of the public hearing. D. LAND USE ELEMENT: This request is located in the Heights Hillcrest Planning District. The Land Use Plan shows Office for this property. The applicant has applied for a rezoning from R-5 (Urban Residence District) to 0-3 (General Office District) for development of an office building. The request does not require a change to the Land Use Plan. Bicycle Plan: Existing or proposed Class I, II, or III bikeways are not in the immediate vicinity of the development. MASTER STREET PLAN: University Avenue is shown as a Principal Arterial on the Master Street Plan with special design standards south of the site between Lee and Markham Streets, which indicate a 100 -foot right-of-way. Adjacent to the site University Avenue has a median separating northbound and southbound traffic. Southbound University Avenue traffic will not access this site directly, nor will traffic be able to leave this site in the southbound University Avenue direction unless a median cut is approved. A median cut could harm traffic flow on University Avenue. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on University Avenue since it is a Principal Arterial. Additional improvements and right-of-way may be required for acceleration and deceleration lanes since this section of University Avenue has a significant hill. 2 June 9, 2005 ITEM NO.: 1(Cont.)FILE NO.: Z -7563-B CITY RECOGNIZED NEIGHOBORHOOD ACTION PLAN - The applicant's property lies in the area covered by the Hillcrest Neighborhood Action Plan. The Zoning and Land Use goal lists one objective related to this application. The objective is to recreate a neighborhood that is a pleasant place to work and live, and to preserve the net number of residential units by not demolishing them or converting them to other uses. This application will result in the demolition of two single-family homes and the new office space provided could be a place of employment for area residences. E. STAFF ANALYSIS: J. C. Halsell, owner of the 1.65 Acre property at the northeast corner of University Avenue and "F" Street, is requesting to rezone the property from "R-5" Urban Residence District to "O-3" General Office District. The rezoning is proposed in order to develop a new medical clinic. Proposed right-of-way abandonment for abutting portions of Grant Street and "G" Street associated with this property is a separate item on the agenda (Item 1.1). There are two (2) single-family residential structures within the west portion of the property, along University Avenue. The east portion of the property is undeveloped. There is a paved access drive within the Grant Street right-of-way, which has served as access to the property. The general area contains a mixture of uses and zoning. There are office, commercial and residential uses to the north along University Avenue and "H" Street. Office/clinic uses are located to the south along University Avenue. Single-family residences are located to the east and southeast. Single-family residences and the Catholic High School campus are located across University Avenue to the west and southwest. The City's Future Land Use Plan designates this property as office. The requested zoning change to 0-3 does not require a change to the Land Use Plan. Staff is supportive of the requested 0-3 zoning. Staff feels the requested rezoning is appropriate. The rezoning to 0-3 and development of the site as a medical clinic will continue the pattern of clinical uses along the east side of University Avenue, north of "C" Street. Staff believes the requested 0-3 zoning will have no adverse impact on the general area. 3 June 9, 2005 ITEM NO.: 1 (Cont.)— FILE NO.: Z -7553-B F. STAFF RECOMMENDATION: Staff recommends approval of the requested 0-3 rezoning. PLANNING COMMISSION ACTION: (JUNE 9, 2005) The applicant was present. There were no objectors present. Staff presented the item with a recommendation of approval. The applicant offered no additional comments. The item was placed on the Consent Agenda and approved as recommended by staff. The vote was 9 ayes, 0 nays, 1 absent and 1 recusal (Yates).