HomeMy WebLinkAboutStaff Report Good evening
This item is a comprehensive Plan Amendment for 10 acres on Jones Butler at Cain Road
from Single Family Low Density to Residential Attached.
The property is located south of Los Polomas Subdivision, a duplex development, and
Oakland Ridge, a subdivision currently in the platting stage with proposed single-family
medium density use.
The property is also east of Great Oaks subdivision, a master planned subdivision with
both single family low and medium density uses. All of these developments are currently
outside the city limits and outside city land use authority.
The property is currently outside the city limits and is in Annexation Exempt Area 3
which may be annexed this spring by the City. In anticipation of annexation, the applicant
is requesting a change to the Land Use Plan in order to begin redeveloping the property
for residential attached uses, which would require a rezoning after annexation.
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Currently, the Comprehensive Plan designates 1200 acres as Residential Attached, all of
which are located in the City limits, the majority in the City core. Approximately 1400
acres is built as multi-family in the city. In 2007, 670 new multi-family units were added
to the existing housing stock,bringing the total multi-family units in the city to 18,700.
Currently, 1,200 new multi-family units are under construction or planned for
construction to be completed in the next 2 years.
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Staff is recommending denial of the request.
The property is located more than 1 mile from the main campus which is the CJ "� ,
recommended for access to transportation options and routes
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Development of additional properties in the urban fringe also contributes to the difficult
College Station has in creating a defined urban edge, as well as contributing to a
continuing problem with leapfrog development that jumps over existing vacant property
suitable for development within the City limits with access to city infrastructure and
utilities.
Further, the existing character in the area is primarily low density development with an
average lot area of 4 acres. The denser development that has taken place has been outside
the authority of the city. Annexation fiscal impact analysis done for area 3 also projects a
mix of low density and medium density single family uses for the entire area.
I have received one phone call in opposition to the request from a resident of the existing
duplexes on site.
Good evening-
This item is for a comprehensive plan amendment for 10 acres on Jones Butler at Cain
Road from SF Low Density to Residential Attached
The property is located south of Los Polomas Subdivision(duplexes built at 6 DU/Acre),
and Oakland Ridge, currently in the platting process with single-family medium density
uses.
0;7. The property is also east of great Oaks subdivision, a master planned subdivision with
ukboth SF low and medium density uses. All of these developments are currently outside
the city limits and were developed outside the land use control of the city.
1he property is located in annexation area 3�n the current exempt area annexation you
e\.‘p16 4\eY will hear this evening. In preparation of annexation, where all properties are brought in as
�� A-O, Agricultural Open, the applicant is requesting a comprehensive plan amendment to
T be able to rezone the property and redevelop the property.
The property is located more than 1 mile from the main campus which is recommended
for high density development that will most likely house students. This is a policy
recommendation of the Comprehensive Plan in order to access multi-modal
transportation options through the bus system, and bicycle and pedestrian routes.
Also, this development is located in the ETJ, and soon, the edge of the city. Promoting
development on the city fringe that leaps over other available property makes it difficult
to create a defined community edge, and further extends the pattern of urban sprawl in
the area.
The existing character of the area is primarily low density single family with the average
lot size of 4 acres. Although the property is developed with existing duplexes on the
property, the property could be incorporated into a larger low to medium density
residential development with the property to the south or with Great Oaks subdivision.
The Planning and Zoning Commission heard this item on February 12th and have
forwarded a recommendation of denial from a failed motion to approve single-family
residential high density.
Questions?
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units). In addition, over 400 additional acres in the ETJ were identified on approved
Master Plans for some use more dense than rural residential in the past year.
The Comprehensive Plan currently has 1,206 acres planned for multi-family, all within
the City limits, and located mainly in the City core, with only the Luther area and the
Place Properties development being west of Wellborn. Overall, this makes up 4% of the
land within the City limits. However, 1,702 acres are zoned for a multi-family use in the
City, and 1,414 acres are built as multi-family - 5.5% and 5.1% of land within the City,
respectively. When the Comprehensive Plan was adopted in 1997, the City had 1,000
acres planned for multi-family and 500 acres developed as multi-family.
Planning principles also discourage leapfrog development. With the majority of the
property east of Jones Butler not yet fully developed, the City should focus denser
development in these areas before moving west in order to maintain a consistent
community edge.
Budget & Financial Summary: N/A
Attachments:
1. Item Background
2. Growth Management Report Excerpt
3. Draft Planning and Zoning Commission Meeting Minutes, February 12, 2008
4. Ordinance
February 28, 2008
Regular Agenda
Comprehensive Plan Amendment for 3180 Cain Road
To: Glenn Brown, City Manager
From: Bob Cowell, AICP, Director of Planning & Development Services
Agenda Caption: Public hearing, presentation, possible action, and discussion on an
ordinance amending the Comprehensive Land Use Plan for 10.434 acres from Single-Family
Residential, Low Density to Residential Attached located at 3180 Cain Road generally
located southwest of the intersection of Cain Road and Jones Butler Road in the City's ETJ.
Recommendation(s): The Planning and Zoning Commission recommended denial at
their February 12th meeting through a failed motion to recommend approval of Single Family
Residential, High Density (3-4). Staff recommended denial.
Comprehensive Plan Review Criteria:
1. Changed or changing conditions in the subject area or the City: The subject area
has had several changes since the adoption of the Comprehensive Plan. The property to
the north is now developed as duplexes (Las Palomas - 8.8 acres) and has developed at
a density of 6 dwelling units per acre, falling within a medium density range. The
property to the west was also Master Planned for medium density single family uses
(Great Oaks Subdivision - 224 acres). The properties to the east across Jones Butler are
planned for Single-Family Medium Density development and are currently large
agricultural and homestead tracts except for the duplex units along Cain Road. A
majority of the remaining property located between Jones Butler and Dowling Road is
platted as large lot residential, or unplatted agricultural land (944 acres). The average
lot size in the area is 4 acres.
The subject property is also included in the exempt area annexation package which is
slated to go before City Council on February 28th; however it is currently outside the City
Limits and outside the City's authority to regulate land use. The owner is requesting this
change in anticipation of annexation of this area in late February. This would bring the
subject property into the City Limits and would be zoned A-O, Agricultural Open upon
annexation. The fiscal impact analysis that was conducted for Exempt Area 3 was based
on this area developing as a mix of Single-Family Medium and Low density.
Along with an annexation plan to aid in land use control, the City is also in the process of
adopting a number of strategies to help manage growth in the ETJ and urban fringe in
order to help maintain a defined community edge, manage traffic congestion, and the
cost of infrastructure demands from urban development located outside the urban core.
2. Compatibility with the remainder of the Comprehensive Plan: The subject
property is located more than two miles from the edge of campus. Comprehensive Plan
policies support the development of multi-family for the student population. However,
these areas should be focused near TAMU, generally within one mile or less for access to
the A&M bus system as well as bicycle and pedestrian facilities.
The City should also maintain an appropriate balance of land uses. Over the past 4
years, the City has added over 1,500 new multi-family units just within the City limits,
bringing the total number of multi-family units to almost 19,000 (55% of all housing
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CITY OF COLLEGE STATION
COMPREHENSIVE PLAN AMENDMENT
FOR
3180 CAIN RD (07-00500338)
REQUEST: Single Family Residential, Low Density to Residential Attached
ACREAGE: 10.434 acres
LOCATION: 3180 Cain Road
APPLICANT: Ron Lightsey, property owner
PROJECT MANAGER: Lindsay Boyer, AICP, Senior Planner
Iboyer(c�cstx.gov
RECOMMENDATION: Denial.
Planning &Zoning Commission Page 1 of 5
February 12, 2008
NOTIFICATIONS
Advertised Commission Hearing Date: 02-12-08
Advertised Council Hearing Dates: 02-28-08
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:
None
ADJACENT LAND USES
Direction Comprehensive Plan Zoning Land Use
Currently being
SF Residential, Low developed as Los
North DensityNone-outside City Limits
Polomas, a duplex
development
SF Residential, Low None-outside City Limits Large lot
South Density residential/agricultural
Large lot
Jones Butler and SF residential/agricultural
East Residential, Medium A-O, Agricultural Open and duplexes on Cain
Density Road
Currently vacant, but
part of Great Oaks
West SF, Low Density None-outside City Limits Master Plan, planned
for single-family medium
density
DEVELOPMENT HISTORY
Annexation: Anticipated, February 28, 2008
Zoning: None, outside City Limits
Final Plat: Unplatted
Site development: Currently developed with approximately 30 duplex units on site
REVIEW CRITERIA
1. Changed or changing conditions in the subject area or the City: The subject area
has had several changes since the adoption of the Comprehensive Plan. The property to
the north is now developed as duplexes (Las Palomas — 8.8 acres) and has developed
at a density of 6 dwelling units per acre, falling within a medium density range. The
property to the west was also Master Planned for medium density single family uses
(Great Oaks Subdivision —224 acres). The properties to the east across Jones Butler
are planned for Single-Family Medium Density development and are currently large
agricultural and homestead tracts except for the duplex units along Cain Road. A
majority of the remaining property located between Jones Butler and Dowling Road is
platted as large lot residential, or unplatted agricultural land (944 acres). The average lot
size in the area is 4 acres.
The subject property is also included in the exempt area annexation package which is slated
to go before City Council on February 28th; however it is currently outside the City Limits and
outside the City's authority to regulate land use. The owner is requesting this change in
anticipation of annexation of this area in late February. This would bring the subject property
into the City Limits and would be zoned A-O, Agricultural Open upon annexation. The fiscal
Planning &Zoning Commission Page 4 of 5
February 12, 2008
impact analysis that was conducted for Exempt Area 3 was based on this area developing
as a mix of Single-Family Medium and Low density.
Along with an annexation plan to aid in land use control, the City is also in the process of
adopting a number of strategies to help manage growth in the ETJ and urban fringe in order
to help maintain a defined community edge, manage traffic congestion, and the cost of
infrastructure demands from urban development located outside the urban core.
2. Compatibility with the remainder of the Comprehensive Plan: The subject property
is located more than two miles from the edge of campus. Comprehensive Plan policies
support the development of multi-family for the student population. However, these
areas should be focused near TAMU, generally within one mile or less for access to the
A&M bus system as well as bicycle and pedestrian facilities.
The City should also maintain an appropriate balance of land uses. Over the past 4 years,
the City has added over 1,500 new multi-family units just within the City limits, bringing the
total number of multi-family units to almost 19,000 (55% of all housing units). In addition,
over 400 additional acres in the ETJ were identified on approved Master Plans for some use
more dense than rural residential in the past year.
The Comprehensive Plan currently has 1,206 acres planned for multi-family, all within the
City limits, and located mainly in the City core, with only the Luther area and the Place
Properties development being west of Wellborn. Overall, this makes up 4% of the land
within the City limits. However, 1,702 acres are zoned for a multi-family use in the City, and
1,414 acres are built as multi-family— 5.5% and 5.1% of land within the City, respectively.
When the Comprehensive Plan was adopted in 1997, the City had 1,000 acres planned for
multi-family and 500 acres developed as multi-family.
Planning principles also discourage leapfrog development. With the majority of the property
east of Jones Butler not yet fully developed, the City should focus denser development in
these areas before moving west in order to maintain a consistent community edge.
STAFF RECOMMENDATION
Staff recommends denial of the request, however, staff would recommend for approval of
Single-Family Medium Density.
SUPPORTING MATERIALS
1. Application
2. Growth Management Report excerpt
3. Comprehensive Plan Amendment Map (provided in packet)
Planning &Zoning Commission Page 5 of 5
February 12, 2008
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Planning &Zoning Commission Page 3 of 5
February 12, 2008