Georgetown Planning Department Staff Report Report Date: October 14, 2016 File No: REZ-2016-026 Project Planner: Matt Synatschk, Historic Planner Item Details Project Name: Enterprise Pipeline Rezoning Project Address: 555 Rabbit Hill Road Total Acreage: 10.058 acres Legal Description: 10.058 acres of the Frances A Hudson Survey Current Zoning: Agriculture (AG) Proposed Zoning: Business Park (BP) Overview of Applicant s Request The applicant has requested to rezone the undeveloped 10.058 acre tract from the Agriculture (AG) District to the Business Park (BP) District for future commercial development of the property. The proposed initial project includes a crude oil pipeline pump station on approximately 2 acres of the parcel, reserving the remaining portion for future commercial development. Enterprise Pipeline Rezoning AG to BP Page 1 of 5
Site Information Location: The subject site is located on Rabbit Hill Road, between Southeast Inner Loop to the north and Westinghouse Road to the south in the southeastern portion of the City. Physical Characteristics: The property is 10.058 acres in size, and currently developed as a single family residence. A tree survey has not been submitted at this stage of the process and therefore the presence of protected or heritage trees is unknown. The property has public street access on Rabbit Hill Road. Surrounding Properties: Location Zoning Future Land Use Existing Use North ETJ Employment Center Undeveloped Commercial/Residential Land South ETJ Employment Center Single family residence East ETJ Employment Center Undeveloped Commercial/Residential Land West ETJ Employment Center Undeveloped Commercial/Residential Land Property History The 10.058 acre property was annexed into the City in 2016 by Ordinance No. 2016-34. At the time of annexation into the City, the default Agriculture (AG) District was assigned. The property is currently developed for single family residential use. 2030 Comprehensive Plan Future Land Use: The 2030 Future Land Use category for this subject site is Employment Center. The Employment Center category is described in the 2030 Comprehensive Plan as appropriate for undeveloped land at strategic locations, designed for large scale employment and business activities. Uses may include retail, services and high density residential development. The land use type may also serve as a transitional zone between more intense commercial and residential areas. Growth Tier: The 2030 Plan Growth Tier Map designation is Tier 2, which is typically in the City s ETJ areas that will likely be needed to serve the City s growth needs over the next 10-20 years. However, the City may consider requests for annexation, extension of city services, and rezonings in these areas. Transportation The property has approximately 740 feet of street frontage on along Rabbit Hill Road, which is designated as a collector level road by the 2035 Thoroughfare Plan. The property is primarily accessed by Rabbit Hill Road. The proposed use will not generate a significant increase in traffic, but future development may trigger a Traffic Impact Analysis. Enterprise Pipeline Rezoning AG to BP Page 2 of 5
Utilities Water/wastewater is served by the City of Georgetown. Electric service is dually-certified by the City of Georgetown and ONCOR. Proposed Zoning District The Business Park District (BP) is intended to provide a location for office, research, and light industrial uses typically located as part of a large development. The BP District may be appropriate adjacent to residential areas, provided that there is adequate buffering and pedestrian and vehicular access to the residential area for workers in the business park. The BP District typically has more traffic than in an office area, but fewer heavy vehicles than in an industrial area. The Business Park District is a special purpose district because it has a minimum size acreage for limited complementary uses that may expand with the size of the park. Larger parks often include commercial activities such as restaurants, banks, day care and similar uses that are intended to serve the on site community and may include some limited high density residential. A list of allowed uses is included as Exhibit # 4. Staff Analysis The proposed Business Park zoning district is appropriate for this site based upon the property owner s proposed use and the 2030 Comprehensive Plan. The property owner is proposing to construct a pump station for the Enterprise Pipeline crude oil line, which will run from Midland, TX to Sealy, TX. The proposed pipeline will run adjacent to an existing refined fuels pipeline, minimizing the impact on the surrounding areas. Since the pump station will only use a portion of the parcel, the BP zoning allows for other uses that are consistent with the desired uses outlined in the Employment Center land use category of the Future Land Use Plan. Policy 1.A of the 2030 Comprehensive Plan encourages a mix of residential, commercial and employment uses, reflecting a gradual transition from high intensity uses to lower intensity uses. The BP zoning district creates a transitional area between the high intensity commercial developments along the I-35 corridor, and the Moderate Density Residential areas to the east. Policy 1.B promotes a mix of uses that create a more compact, higher density development in appropriate locations. These include walkable communities, and developments that blend residential and commercial uses. The BP zoning district is appropriate for this location because it allows for the mix of uses, including retail and employment opportunities, along with options for high density housing. Enterprise Pipeline Rezoning AG to BP Page 3 of 5
The proposed rezoning request meets all of the criteria established in UDC Section 3.06.030 for zoning changes: The application is complete and the information contained within the application is sufficient and correct enough to allow adequate review and final action The zoning change is consistent with the Comprehensive Plan The zoning change promotes the health, safety or general welfare of the City and the safe orderly, and healthful development of the City The zoning change is compatible with the present zoning and conforming uses of nearby property and with the character of the neighborhood The property to be rezoned is suitable for uses permitted by the District that would be applied by the proposed amendment. Approval Criteria for Rezoning The application was reviewed by staff and deemed complete. The proposed zoning change is consistent with the Future Land Use Plan s Employment Center designation. The proposed zoning change promotes orderly growth in the City by creating lower intensity uses that help transition from the high intensity uses found along the I-35 corridor and the residential uses to the east of the subject property. The proposed rezoning is compatible with the surrounding zoning districts and uses. The majority of the surrounding property is located outside of the City limits, where zoning ordinances are not applicable. The property to the northwest is located within in City limits, and is zoned for Industrial uses. The uses allowed by the BP district are compatible with the property owners planned use and future uses for the property. General Findings Based on all the information presented, staff has made the following findings: 1. The southeast quadrant of Georgetown is experiencing increased growth as the Austin metropolitan area continues to expand. Much of the existing and proposed land use in the area is residential, so the BP zoning district creates an opportunity for employment centers and retail opportunities to support the surrounding residential areas. 2. The Future Land Use category of Employment Center supports the BP zoning district for this location to serve as a transitional area from commercial development to residential development. 3. Goal 1, Policies and Action 1.A states that the City should adjust zoning provisions to provide greater flexibility for mixed-uses, multiple housing types, compact development and redevelopment. The BP zoning district supports this goal by providing for a mix of commercial and residential uses, design to create a more compact development. Enterprise Pipeline Rezoning AG to BP Page 4 of 5
4. The property is located along Rabbit Hill Road, a collector level road, and can support the traffic that may be generated by the uses anticipated in the BP District. Staff Recommendation Staff recommends approval of the applicant s zoning request based on the above-mentioned findings. Public Comments As required by the Unified Development Code, all property owners within a 200 foot radius of the subject property that are located within City limits were notified of the rezoning application (2 notices mailed), a legal notice advertising the public hearing was placed in the Sun Newspaper (October 16, 2016) and two signs were posted on-site. To date, staff has not received any written or verbal comments in support or against the zoning request. Attachments Exhibit 1 Location Map Exhibit 2 Future Land Use Map Exhibit 3 Zoning Map Exhibit 4 BP District Development Standards and Permitted Land Uses Enterprise Pipeline Rezoning AG to BP Page 5 of 5