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Home My WebLink AboutStaff Report (frifilli1111111111 CITY OF COLLEGE STATION COMPREHENSIVE PLAN AMENDMENT FOR GREENS PRAIRIE @ ARRINGTON (COMP) 08-00500237 REQUEST: Single-Family Residential Medium Density to Retail Regional and Single-Family Residential High Density SCALE: 34.6 acres of which 27.187 acres is proposed as Retail Regional and 7.415 acres is proposed as Single-Family Residential High Density LOCATION: 1775 Greens Prairie Road West, located near the southwest corner of the intersection of Greens Prairie Road and Arrington Road. APPLICANT: Salim Ismail, Brazos Texas Land Development, LLC PROJECT MANAGER: Jason Schubert, AICP, Staff Planner jschubert@cstx.gov RECOMMENDATION: Denial Planning&Zoning Commission Page 1 of 7 November 20, 2008 0 441 Q� dfl Z 2 o 0� e ,. o �yQch AO aid' ONbg 0 d S OtVrO - I'' N 0 K o I �� . q.G. bd OI?/O s co O2 r (V 2 4 c ._ ARRINGTON RD OLD ARRINGTON RD OLD ARRINGTON RD 0 r Z 0 I- (0 _Z FE ce Q so G� d .5 ��\�0 W W ID' (0 LL 5 -i W tI " ° di�Idy Z syr Lu 4 3�� a. 0 Q JO w a� Q„ 2 a, ,`o `l > LID 2 Ai g 43- 4(os i 1 f‘i n 1 --III!' d0p,.i..14f103100b >J 46,, t Planning&Zoning Commission Page 2 of 7 November 20, 2008 0 0 • \\ a 9 . `� c o� z + gv EC U y N 2 n Z_ A . x A A n > 0WN . Cw TT ttatQ V I1 rn u �� a _ cgoU $H �PCo�7 A doc� gc `abmdalio �QO/6,1� " r �� U�¢c�� X\/ y (n I g A / Q u "." v e I'- lel y N M U U W v. , " . 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T, } : yo c.).„ Planning&Zoning Commission November 20,2008 Page 4 of 7 NOTIFICATIONS Advertised Commission Hearing Date: November 20, 2008 Advertised Council Hearing Dates: November 24, 2008 The following neighborhood organizations that are registered with the City of College Station's Neighborhood Services have received a courtesy letter of notification of this public hearing: Castlegate HOA Gardens at Castlegate HOA Contacts in support: None Contacts in opposition: None Inquiry contacts: None ADJACENT LAND USES Direction Comprehensive Plan Zoning Land Use North Thoroughfare— Minor Arterial N/A Greens Prairie Road W Single-Family South Residential Medium A-O Agricultural Open Single-Family residence Density East Thoroughfare— Arrington Road Major Collector N/A (realigned) Single-Family West Residential Medium A-O Agricultural Open Single-Family residence Density DEVELOPMENT HISTORY Annexation: 2002 Zoning: A-O Agricultural Open (when annexed) Final Plat: Tract 2 and a portion of Tract 1 along Arrington Road have been platted as Phase 3 of the Greens Prairie Center subdivision. The remainder of Tract 1 and Tract 3 are not platted. Site development: A single-family home on Tract 1 and oil well on Tract 2. REVIEW CRITERIA 1. Changed or changing conditions in the subject area of the City: In December 2005, Council approved two Comprehensive Plan land use amendments in the vicinity for what is now part of the Greens Prairie Center subdivision to the east. One amendment replaced about 23 acres of Institutional with Retail Regional while the second changed over 37 acres of Single-Family Residential Medium Density to Retail Regional as well. As part of the second application, an additional request for 16 acres to be designated Residential Attached was denied and kept as Single-Family Residential Medium Density. The 16 acres that was considered for Residential Attached then is now requested as Retail Regional under this request as Tract 2 and a portion of Tract 1. Planning&Zoning Commission November 20, 2008 Page 5 of 7 In 2006, William D. Fitch Parkway (State Highway 40) was completed near this tract to the north. Due to the proximity of Arrington Road to the intersection of State Highway 40 and State Highway 6, Arrington Road, a major collector, has been realigned as part of the development of Greens Prairie Center to the northeastern boundary of the subject property and was completed in October of this year. On November 5th, the Council approved a Comprehensive Plan land use amendment for about 31 acres of land about a mile to the west at the northeast corner of the future intersection of Victoria Avenue and William D. Fitch Parkway. As part of the request, almost 20 acres was designated as Retail Regional and a little less than 6 acres each of Office and Residential Attached. 2. Compatibility with the remainder of the Comprehensive Plan: The Comprehensive Plan defines Retail Regional as areas permitting regional scale development of tax generating developments such as retail centers, service commercial, restaurants, etc. These uses are generally dependent on good access to highways and major arterials. The subject property is adjacent to Greens Prairie Road West, a minor arterial, the newly realigned Arrington Road, a major collector, and is in relative proximity to William D. Fitch Parkway, a highway. It is also adjacent to existing land designated as Retail Regional and zoned C-1 General Commercial. The additional Retail Regional proposed in Tracts 1 and 2 add 27 acres to a large, mostly undeveloped, commercial area centered on the intersection of State Highway 6 and William D. Fitch Parkway/State Highway 40. That intersection is about one-half mile away from the subject property and all the land between the two is already zoned C-1 General Commercial. When considering all four corners of that intersection, over 300 acres is currently zoned C-1 General Commercial, which is an amount almost equivalent to the land area of 4 Post Oak Malls. While the subject property is adjacent to a minor arterial and major collector, this does not preclude the existing Single-Family Residential Medium Density designation. Examples of this include existing single family subdivisions along Greens Prairie Road, Barron Road, and Southwest Parkway (all minor arterials) and along Longmire Drive, Victoria Avenue, and Deacon Drive (all major collectors). The addition of more Retail Regional will not help transition from the higher intensity uses at highway intersections to the larger lot subdivisions to the south and west. The proposed Single-Family Residential High Density designation is for single-family detached residential developments with densities ranging from 7 to 9 dwelling units per acre. Staff has also interpreted this designation to include townhomes which are single family units but are attached. Tract 3 proposes about 7.4 acres of Single-Family Residential High Density behind the Retail Regional. Higher intensity land uses should be located between this designation and the thoroughfares. This land use would be more appropriate as portions of Tracts 1 and 2 to provide a better transition from the commercial areas. STAFF RECOMMENDATION As described above, with over 300 acres of Retail Regional already planned and zoned in the area and the lack of transition in land use, Staff recommends denial of the request. If a new land use designation is desired for the distant future, these Land Use Plan considerations should be occurring in conjunction with the development of the new Land Use Plan for the City. If the request is being made for the immediate future, conditions have not changed in the area that warrant a change in the Land Use Plan. Planning&Zoning Commission November 20, 2008 Page 6 of 7 SUPPORTING MATERIALS 1. Application Planning&Zoning Commission November 20, 2008 Page 7 of 7