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CITY OF COLLEGE STATION
COMPREHENSIVE PLAN AMENDMENT
FOR
1250 HARVEY MITCHELL PKWY S (COMP)
08-00500080
REQUEST: Industrial / R & D to Residential Attached
SCALE: 6.2 acres
LOCATION: 1250 Harvey Mitchell Parkway, located at the southeast corner of
the intersection with Luther Street West
APPLICANT: Eric Mach, Tucker Mach Development, LLC
PROJECT MANAGER: Jason Schubert, AICP, Staff Planner
jschubert@cstx.gov
RECOMMENDATION: Denial
Planning&Zoning Commission Page 1 of 8
May 1, 2008
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Planning&Zoning Commission Page 4 of 8
May 1, 2008
NOTIFICATIONS
Advertised Commission Hearing Date: May 1, 2008
Advertised Council Hearing Dates: May 22, 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:
None
Contacts in support: 0
Contacts in opposition: 0
Inquiry contacts: 0
ADJACENT LAND USES
Direction Comprehensive Plan Zoning Land Use
North Thoroughfare -
Highway Harvey Mitchell Pkwy
South Texas A&M University C-U Texas A&M Poultry
Science Center
East Industrial / R&D R-1 Vacant
West Texas A&M University C-U Texas A&M sanitation
area
DEVELOPMENT HISTORY
Annexation: 1970
Zoning: R-1 (upon annexation)
Final Plat: Not platted
Site development: Vacant
REVIEW CRITERIA
1. Changed or changing conditions in the subject area or the City: For various reasons,
land use designations have changed in the area in recent years. With the adoption of the
Comprehensive Plan in 1997, the subject and adjacent property to the south were
designated as Texas A&M University, which is for properties owned by the University. With
the Comprehensive Plan Land Use Map clean-up in 2004, the subject property was
designated correctly as Industrial / R&D in connection with the other properties on the west
side of Harvey Mitchell Parkway. In July 2006, the Council approved a land use amendment
from Industrial / R&D to Residential Attached for approximately 45 acres for the
development known as 2818 Place. With the adjacent property to the south approximately
10.5 acres of Industrial / R&D is still contiguous in this area. In March 2007, Council
approved a land use amendment known as the Luther Area Plan which changed Single
Family Residential High Density to Residential Attached, Planned Development and Retail
Neighborhood. Part of the purpose of that amendment was to match the land use
Planning&Zoning Commission Page 5 of 8
May 1, 2008
designation to the existing development. Prior to the adoption of the UDO in 2003,
rezonings were not required to be in compliance with the Comprehensive Plan.
The subject property is adjacent to Harvey Mitchell Parkway, a Highway in this area on the
Thoroughfare Plan. In October 2007, the City installed traffic signals on Harvey Mitchell
Parkway at the intersections with Luther Street West and Holleman Drive. Though the
subject property is near the Luther Street West intersection, the property at the intersection
is owned by Texas A&M University. Staff is not aware of any Luther Street W right-of-way
on the western side of Harvey Mitchell Parkway and has not received any documentation of
legal access through the A&M property. If not obtained, the subject property will access
Harvey Mitchell Parkway but not at the Luther Street West signalized intersection.
2. Compatibility with the remainder of the Comprehensive Plan: As stated by the
Comprehensive Plan, the Residential Attached land use designation "contains exclusively
multi-family residential developments, with densities ranging from 10 to 20 dwelling units /
acre." The subject property is located near TAMU and Comprehensive Plan policies support
the development of multi-family for the student population near TAMU in order to have
access to the A&M bus system as well as bicycle and pedestrian facilities.
The Industrial / Research & Development designation is for"medium to large-scale
development of tax-generating developments such as industrial/R&D parks, technology
centers, clean manufacturing, and assembly/distribution. These developments are very
dependent upon good access to highways, rail lines, and/or airports." The subject property
is located on a highway and is near the airport. As for location in general, the subject
property meets the desired proximity for both the Residential Attached and Industrial / R&D
land use designations.
The Comprehensive Plan also asks that "adequate amounts of appropriately zoned land for
all necessary types of land uses in an efficient, convenient, harmonious, and ecologically
sound manner" be provided. Residential Attached developments have been built in the area
over the last decade. Most of them are located on the east side of Harvey Mitchell Parkway,
which has a right-of-way width ranging between about 330 and 460 feet in the area. On the
west side of Harvey Mitchell Parkway, the aforementioned 2818 Place multi-family
development is currently under construction. Though multi-family developments have been
constructed in the area, none are adjacent to the subject property.
In general, an Industrial / R&D land use designation would allow for a C-2 Commercial-
Industrial, R&D Research & Development, M-1 Light Industrial, or M-2 Heavy Industrial
zoning district depending upon the area. The subject property abuts the Texas A&M Poultry
Science Center to the west (see Figure 1) and a Texas A&M sanitation area to the south
(see Figure 2). Figure 3 is a view of the property from Harvey Mitchell Parkway in which
storage in the sanitation area and activities of the Brayton Fire School can be seen in the
background.
Harvey Mitchell Parkway is to the north and an undeveloped 4.2 acre tract is to the east.
Though zoned C-U College and University if owned privately the Poultry Science Center and
sanitation area would likely be zoned M-1 or M-2. According to the Unified Development
Ordinance, M-2 uses are not compatible with residential uses of any density, or even lower
intensity commercial uses. The addition of multi-family units in closer proximity to the airport
and these intense uses is not appropriate and could compromise the quality of life that
residents of such a development would enjoy.
Planning&Zoning Commission Page 6 of 8
May 1, 2008
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Figure 1: Texas A&M Poultry Science Center northwest of property.
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Figure 2: Texas A&M sanitation area to west of property.
Planning &Zoning Commission Page 7 of 8
May 1, 2008
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Figure 3: Property from Harvey Mitchell Parkway with Texas A&M uses in background.
The City has grown substantially since the Comprehensive Plan was adopted in 1997 which
is why the effort to update it is underway. Though conditions have changed significantly in
some areas since it was adopted, we are still within the 20 year planning horizon the Plan
anticipated. Within this area (west of Wellborn Road and north of Harvey Mitchell Parkway),
over 30 acres of land is designated as Residential Attached but still is undeveloped. Over
the past 4 years, more than 1,500 new multi-family units have been added to the City
bringing the total number of multi-family units to almost 19,000 (55% of all housing units). In
addition, over 1,000 more multi-family units have been approved or are under construction.
There are about 1,400 acres in the City designated as Industrial / R&D. Not including C-2
zoning districts, approximately 470 acres is currently zoned for industrial uses with only
about 45 acres remaining when City owned and University owned property are excluded.
Beyond these considerations, the subject property poses some concerns with limited
access. The property does not have access to the signalized intersection with Luther Street
West and unless resolved will only have access directly to Harvey Mitchell Parkway at an
unsignalized location. Given the acreage of the property, a R-3 zoning would allow 86 units,
R-4 would allow 124 units and R-6 would allow up to 186 units. Given the potential traffic
generated from any of these scenarios, it appears that a non-residential use would generate
less traffic and maintain greater safety along this portion of Harvey Mitchell Parkway.
STAFF RECOMMENDATION
Staff recommends denial of the request. As detailed in the Review Criteria above, Residential
Attached is not compatible with the adjacent uses, numerous multi-family units have been
recently constructed, are underway or have potential to be built with existing designations of
Residential Attached, and the property has limited access for a high density residential product.
SUPPORTING MATERIALS
1. Application
Planning&Zoning Commission Page 8 of 8
May 1, 2008