HomeMy WebLinkAboutStaff Report STAFF REPORT
Project Manager: Jennifer Prochazka, AICP, Sr. Planner Report Date: June 27, 2007
Email: jprochazka@cstx.gov Meeting Date: July 5, 2007
Project Number: 07-00500134
Item: Public hearing, presentation, possible action, and discussion on an amendment to the
Comprehensive Plan - Land Use Plan from Regional Retail and Floodplains & Streams to
Redevelopment for 3.956 acres located at 1502 Texas Avenue South.
Applicant: Bright Light Corporation, property owner
Staff Recommendations: Based on recent direction by the Planning & Zoning Commission,
staff recommends denial of the request to amend the Comprehensive Plan, which would
remove a portion of the Floodplain & Streams designation on the property, prior to the Federal
Emergency Management Agency (FEMA) approving a recently submitted Letter Of Map
Revision (LOMR) that may alter the location of the 100-year floodplain on this and adjacent
properties. At such time that the LOMR is approved by FEMA, staff will reconsider the request
to amend the Land Use Plan.
Item Summary: The applicant has requested to amend the Land Use Plan to reflect the subject
property as Redevelopment in order to redevelop the property as a mixed-use development.
The current Regional Retail designation is not consistent with the proposed Planned Mixed-Use
District (P-MUD) zoning. Generally, mixed-use developments and P-MUD zoning are
appropriate in areas shown as either Planned Development or Redevelopment on the Land Use
Plan, depending on specific site characteristics. In this case, staff believes that Redevelopment
is the more appropriate designation.
In addition, the requested amendment alters the location of the Floodplains & Streams
designation on the property. The requested amendment is consistent with a recent study that
has been submitted to FEMA for review. Staff has not yet received comment or approval of the
LOMR from FEMA.
The property to the north, across Milliff Street, is designated as Regional Retail and Floodplain
& Streams and is developed as Texas Avenue Crossing, a retail shopping center. The property
to the east, across Texas Avenue, is designated as Redevelopment and is currently
redeveloping as Central Station (formerly Culpepper Plaza). The property to the south is
designated as Regional Retail and is undeveloped at this time. The property to the west is
shown as Floodplain & Streams and is developed as the Meridian Apartments, Phase I.
Comprehensive Plan Considerations: This request is consistent with the intent of the
Comprehensive Plan.
The Comprehensive Plan defines Redevelopment as "currently developed areas which will
experience redevelopment as a result of increased land value. Redevelopment will occur as
mixed use developments as described (below). Mixed-use redevelopment areas are projected
for areas close to the University, such as Northgate." Mixed-Use is defined as "areas which
encourage mixing of compatible land uses such as retail/commercial, office, parks, multi-family,
and attached single-family. These uses are developed together in a manner that allows
interaction between the uses and that allows each use to support the other uses. The
residential uses provide the patrons for the office and commercial uses. The layout of these
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land uses must take into consideration pedestrian linkages, landscape buffers between the
uses, shared site improvements and vehicular circulation. The success of these mixed use
areas is directly related to the sensitive master planning of the site layout."
The Comprehensive Plan defines Floodplain & Streams as "the 100-year floodplain as defined
by the Federal Emergency Management Agency (FEMA), plus additional areas reserved for
open space." Since this area is currently developed, staff does not believe that any additional
areas, beyond the 100-year floodplain, need to be designated as Floodplains & Streams. As
stated previously, FEMA is currently reviewing a recently submitted LOMR that proposes to
relocate the 100-year floodplain on this and adjacent properties.
The subject property is located adjacent to and takes access to Texas Avenue, a major arterial
on the City's Thoroughfare Plan, and Milliff Street a local street.
Item Background: The property was annexed into the City limits in 1956 and was included in
the Redmond Terrace — First Installment Plat in 1957. The property is zoned C-1 General
Commercial and was developed as a hotel many years ago.
The Redmond Terrace shopping center was redeveloped as Texas Avenue Crossing in 2003.
Culpepper Plaza, located across Texas Avenue, is currently being redeveloped as the Central
Station shopping center. The property to the south was cleared for future redevelopment last
year.
Related Advisory Board Recommendations: N/A
Commission Action Options: The Commission acts as a recommending body on the question
of Comprehensive Plan amendments, which will be ultimately decided by City Council. The
Commission options are:
1. Recommend approval of the amendment as submitted;
2. Recommend denial;
3. Table indefinitely; or,
4. Defer action to a specified date.
NOTIFICATION:
Legal Notice Publication(s): The Eagle; 6-18-07 and 7-9-07
Advertised Commission Hearing Dates(s): 7-5-07
Advertised Council Hearing Dates: 7-26-07
Number of Notices Mailed to Property Owners Within 200': 13
Response Received: I have received two inquiry phone calls and one phone call in
opposition.
Supporting Materials:
1. Small Area Map (SAM) and Aerial Map
2. Application
3. Land Use Plan Map (provided in packet)
4. Comprehensive Plan Amendment Supporting Information
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