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HomeMy WebLinkAboutStaff Report Aggieland Pregnancy Outreach Rezoning 1. Corrected vote: 5-2 to approve 2. Consideration of a rezoning from R-1 to PDD at 124 Morgans Lane, located off of Texas Avenue 3. Request made by reps of the Aggieland Pregnancy Outreach for a future facility for the agency 4. Proposed PDD includes uses such as counseling offices, community outreach center, group home, walking trails, and a playground 5. Concept plan, also up for consideration, depicts placement of these uses on the subject property as well as Dartmouth extension 6. Purpose statement of the PDD in a letter from applicant can I n D iret i via,v\ci 7. LUP currently reflects Planned Development, which indicates vision for the area since 2818 Extension Study done in 1992 8. 2818 Extension Study identified area between SW Pkwy, Texas Ave, and SH 6 as the "Golden Triangle" 9. Study called for a mix of uses within the area south of 2818 10. When comp plan adopted in 1997, subject area given a Mixed Use designation, which encouraged the mixing of compatible land uses in a way that allow each use to support the other uses 11. Policies further stated that "the success of these mixed uses is directly related to the sensitive master planning of the site layout" 12.As a result of the Mixed Use Opportunities study in 2003, the Mixed Use designation reclassified as Planned Development CYrt4" - tishinvon 13. PD carries the same emphasis of the need to consolidate properties and master plan to ensure proper placement of various uses 14. Designation is especially appropriate for this request since the larger area is owned by one property owner, who is also owner of subject property 15.A master plan of the area is also encouraged due to the large amounts of floodplain and the Dartmouth Street extension, which is projected to be built through the larger area, including on the subject property 16.The area between 2818, Texas Avenue and SH 6 presents an opportunity for a master plan to ensure the proper placement of various land uses 17. Staff recognizes that proposed development includes mix of uses that could be a suitable development for the area, but without master plan of surrounding uses, as directed in policies adopted since 1992, compatibility of the development is undetermined 18.Therefore, staff recommends denial 19. P&Z voted 5-2 to approve 20. Received no phone calls NOTIFICATIONS Advertised Commission Hearing Date: 12-06-07 Advertised Council Hearing Dates: 01-10-08 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: No registered neighborhood organizations in this vicinity Property owner notices mailed: 4 Contacts in support: None as of date of staff report. Contacts in opposition: None as of date of staff report. Inquiry contacts: None as of date of staff report. ADJACENT LAND USES Direction Comprehensive Plan Zoning Land Use North Planned Development P-MUD and R-1 Vacant South Floodplains & Streams R-1 and C-1 Single-Family House East Floodplains & Streams P-MUD and C-1 Vacant West Planned Development and R-1 Vacant Floodplains & Streams DEVELOPMENT HISTORY Annexation: 1969 Zoning: R-1 (1969) Final Plat: 1945 Site development: Vacant, with 100-year floodplain REVIEW CRITERIA 1. Consistency with the Comprehensive Plan: In 1992, the 2818 Extension Study was adopted in anticipation of the extension of FM 2818 from Texas Avenue to the East Bypass. This study recommended a mixture of uses for the subject property and surrounding areas to include primarily residential with office, institutional, and a small amount of retail. The Mixed Use land use designation was assigned to the area with the adoption of the Comprehensive Plan in 1997 to reflect the City's desire for future mix of land uses. That designation was later reclassified as Planned Development according to the recommendation Mixed Use Opportunity Study in 2003. The Planned Development category emphasizes the need to consolidate properties and master plan the area as a whole to ensure appropriate placement of different uses. While the request may incorporate one of the recommended land uses of the 2818 Extension Study, it does not meet the policies of the Comprehensive Plan as it is only one tract of the larger area that is requesting a rezoning for future development. 2. Compatibility with the present zoning and conforming uses of nearby property and with the character of the neighborhood: The surrounding properties are zoned C-1, R-1 and P-MUD and with the exception of a single-family house to the south of the subject property, the nearby properties are undeveloped. The proposed uses in the Planning &Zoning Commission Page 3 of 4 Meeting date (December 6, 2007) PDD include counseling offices, community outreach center, group home, walking trails and a playground. These uses are relatively low-impact uses and would probably not negatively impact the single-family house adjacent to the property. 3. Suitability of the property affected by the amendment for uses permitted by the district that would be made applicable by the proposed amendment: The proposed uses in the PDD would likely be suitable to the properties affected by the rezoning; however, Staff strongly encourages a master plan of the area to determine the placement of land uses while also accommodating the adjacent floodplains and the Dartmouth Street extension that bisects the area. 4. Suitability of the property affected by the amendment for uses permitted by the district applicable to the property at the time of the proposed amendment: The subject property is a part of a larger Planned Development area where a planned mixed of land uses is encouraged. Additionally, the Thoroughfare Plan projects the Dartmouth Street extension, a Minor Collector, to be built through this area, including on the subject property. For these reasons, the subject property is not suitable for R-1 development 5. Marketability of the property affected by the amendment for uses permitted by the district applicable to the property at the time of the proposed amendment: The subject property and surrounding properties are designated as Planned Development by several studies of the Comprehensive Plan. The policies of the Comprehensive Plan encourage the consolidation of properties to be master planned as one development. By zoning one lot in a Planned Development area void of a master plan and without indication of the compatibility of this development with future developments, the marketability of the surrounding properties will be decreased as opportunity to plan the area as a whole will be lost. 6. Availability of water, wastewater, stormwater, and transportation facilities generally suitable and adequate for the proposed use: Development of this tract will require construction of a public street from the end of the funeral home property to this lot. Water will also need to be extended from current existing location to provide required fire flow. There is an existing sanitary sewer line that transects the property. Stormwater runoff is to the southeast towards Bee Creek Tributary A. Discharge from the property shall be designed to Unified Stormwater Design Guidelines. STAFF RECOMMENDATION The Comprehensive Plan indicates that properties within the 2818 Extension Study should be consolidated and planned for a mixture of land uses. Staff recognizes that the proposed development includes a mix of uses on the subject property and that it could be a suitable development for the area, but without a plan of land uses, the compatibility with future developments within the area is undetermined. Staff strongly encourages a master plan of the area to ensure that the land uses and their placements are appropriate with respect to the floodplains and future Dartmouth Street extension; therefore, Staff recommends denial of the request. SUPPORTING MATERIALS 1. Application 2. Concept Plan (provided in packet) 3. Rezoning map (provided in packet) Planning &Zoning Commission Page 4 of 4 Meeting date (December 6, 2007) STAFF REPORT Project Manager: Jennifer Prochazka Date: August 12, 2004 Email: jprochazka@cstx.gov Item: Public hearing, discussion, and possible action on a rezoning of 12.49 acres, generally located near the southeast intersection of Harvey Mitchell Parkway and the future Dartmouth Street extension, from R-1 Single Family Residential to P-MUD Planned Mixed Use Development with the OV Overlay District. Applicant: Kenny Cotten, agent for Mr.Clint Bertrand, property owner Staff Recommendations: Staff recommends approval of the P-MUD zoning. Item Summary: The applicant is requesting rezoning in order to develop the property with a mix of uses, including a potential hotel, specialty retail shops, a pavilion, pedestrian paths, and townhomes. P-MUD zoning requires that both the residential component and non-residential component makes up at least 20 percent of the overall land uses within the development. Compliance with this requirement will be determined at the time of Concept Plan approval. Approximately 4.5 acres at the south end of the proposed rezoning area is within the 100-year floodplain. This floodplain is shown as a priority 6 Greenway in the Greenways Master Plan. The Greenways Program supports approval of the P- MUD, with the 100-yr floodplain reserved as designated greenway on the Concept Plan. This area should serve as an undeveloped suburban greenway, for such functions as providing flood control, recreation, transportation, and serving economic and aesthetic purposes, as stated in the Greenways Master Plan. A Concept Plan is required to be approved by the Design Review Board prior to development of this property. The Parks & Recreation Board, the Greenways Program Manager, and Development Services staff will review the Concept Plan and make a recommendation to the Design Review Board. Because of its proximity to the proposed City Center project, staff is recommending that the property also be rezoned to apply the OV Overlay for additional restrictions on color, signage, and setbacks. The purpose of the OV Overlay district is to enhance the image of key entry points to the City by maintaining a sense of openness and continuity. It should be pointed out that with a recommendation for approval of applying the OV Overlay District, the Commission has made a determination that the subject property is located along a gateway or major corridor to the City. IIDOCSERVERI VOL 11 GROUPIHTLTRIPZLTRIPRODI PZ20041P0009830.DOC Created on 7/27/2004 7:38 AM Comprehensive Plan Considerations: The Land Use Plan designates this property as Planned Development and Floodplains/Streams. Planned Development is shown on the plan where larger areas of land may develop with a mix, or collection, of uses. The Planned Development category emphasizes the need to consolidate properties and master plan the area to ensure appropriate placement of different uses. Harvey Mitchell Parkway is a major arterial and Dartmouth is designated as a minor arterial on the Thoroughfare Plan. The property to the northwest was recently rezoned for the development of the Kenny Cotten's restaurant. Item Background: Portions of the subject property were annexed in 1967, 1969, and 1971, and were zoned R-1 as an interim designation that was assigned upon annexation. The property has never been platted. In 1992, the 2818 Extension Study was adopted in anticipation of the extension of FM 2818 from Texas Avenue to the East Bypass. This study recommended a mixture of uses in the proposed rezoning area, primarily residential with office, institutional, and a small amount of retail. The subject property was requested to be rezoned to C-1 as a part of a larger rezoning in 1993. Because of public opposition to the proposed location of a big-box retailer, and because of the support for the 2818 Extension Study, the applicant eventually withdrew the rezoning. The Land Use Plan was updated to reflect "Mixed Use" in the subject area in 1997 with the adoption of the Comprehensive Plan. A request for rezoning to C- 1 of just under 35 acres (that included this property) in 2002 was recommended for denial by the Commission because of opposition from area residents, inappropriate siting of a big-box retailer, and non- compliance with the mixed-use land use designation on the property. The applicant withdrew his application prior to the City Council meeting to explore his alternatives. In 2003 the Land Use Plan was updated with the Mixed Use Study to show this area as Planned Development. 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; iL cjpp�f- 2. Recommend denial; /J `I 3. Table indefinitely; or, A._ 10 4. Defer action to a specified date. Supporting Materials: ilkaAjelit Piaitq IIDOCSER VERT VOL 11GRO UPI HTLTRIPZLTRI PRODI PZ20041 P0009830.DOC Created on 7/27/2004 7:38 AM • 1. Location Map 2. Application 3. Aerial 4. Infrastructure and Facilities IIDOCSER VERT VOL 11 GROUPWTLTRI PZLTRI PRODI PZ20041 P0009830.DOC Created on 7/27/2004 7:38 AM INFRASTRUCTURE AND FACILITIES Water: The site has access to an existing 24-in water main across Harvey Mitchell Pkwy. This line size should be sufficient to meet domestic and fire flow capacity for development under the requested zoning. Sewer: There is an existing 18-in sewer main along the southeast property line. Depending on actual sewer flow line, building location and site grading, the existing sewer should serve the site adequately. Streets: The Thoroughfare Plan, a component of the Comprehensive Plan, classifies Harvey Mitchell Parkway as a Minor Arterial. The Thoroughfare Plan also shows Dartmouth to be extended across the western corner of the subject property. The City Subdivision Regulations require a property to be in compliance with the Comprehensive Plan as a condition of platting. In this case, Dartmouth will need to be addressed at the time of platting. Oversize Participation (OP) may be available. Off-site Easements: At this time it does not appear the site requires off- site easements. Drainage: Drainage is generally southeast across the property toward Bee Creek Tributary A. Flood Plain: The southeast portion of the property is within FEMA designated 100-year floodplain. Oversize request: OP may be requested for the construction of Dartmouth. Impact Fees: No impact fees established for this area. NOTIFICATION: Legal Notice Publication(s): The Eagle: 8-3-04 and 8-24-04 Advertised Commission Hearing Dates(s): 8-19-04 Advertised Council Hearing Dates: 9-9-04 Number of Notices Mailed to Property Owners Within 200': 11 Response Received: None as of date of staff report II DOCSERVERI V OL 11 GRO UPI HTL TRI PZLTRI PRODI PZ20041 P0009830.DOC Created on 7/27/2004 7:38 AM ( ifor p, %soli% CITYREZOOF COLLEGE TNING REQUEST FOR AGGIELAND PREGNANCY OUTREACH (PDD) (07-00500267) REQUEST: R 1 Single Family Residential to PDD Planned Development and A-O Agricultural Open ACREAGE: 3.67 acres LOCATION: 124 Morgans Lane; Lot 13 Lakeview Acres Subdivision APPLICANT: Kim Schams, Aggieland Pregnancy Outreach, Inc. PROJECT MANAGER: Crissy Hartl, Staff Planner chart)@cstx.gov i ' ' ''''' ' ' . ' s'' €aft \ \ \\\ ix b ,�. 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IL.,,,' Zmurp Districts P 7 TownhWse C 3 Dot c tial WPC Wdf Pe,Creek D4¢Cgnld R 1 Mum-F ly M-i Ligh dust el NG-1 Core Nce A O Hgrcukueoi Open R-s High Densly MWk-Family M-2 Heavy lndustnal NG-2 TrensmoO North 1 A-OR Rural Resddtliel Subdirtsion R-7 Manufedurod Hgne Park C-U College and University NG-J Resdentiel Nttlhgele R-i Stogie Fanuy Resdenllel A-p AdnunisketiveFrdessionel R80 Research end DevNognent OV Cnntlar Oueday R•lB Single Fanuly Residenhel C-1 General Cotnmardel P-MUD panned Mixed-Use Drreiopnent RDD Redevelopment psUid RR Duplex Residential AC C-2 Commercial-Intlustriel P00 Planned Development gstrkt KO Krend Tap Ovens REZONING i 44111.: Case: DEVELOPMENT REVIEW AGGIELAND PREGNANCY OUTREACH .. ..-.-__..-.-_ 07.267 Planning &Zoning Commission Page 1 of 4 Meeting date (December 6, 2007)