HomeMy WebLinkAboutAgenda November 24, 2008
Regular Agenda
Comprehensive Plan Amendment for Greens Prairie Road and Arrington Road
To: Glenn Brown, City Manager
From: Bob Cowell, AICP, Director of Planning & Development Services
Agenda Caption: Public hearing, presentation, possible action and discussion regarding an
amendment to the Comprehensive Land Use Plan from Single-Family Residential Medium
Density to Retail Regional and Single-Family Residential Medium Density for 34.6 acres
located at 1775 Greens Prairie Road West, and more generally located near the southwest
corner of the intersection of Greens Prairie Road and Arrington Road.
Recommendation(s): The Planning and Zoning Commission considered this item at their
November 20th meeting and a motion to deny the request failed on a 3-3 vote. With a failed
vote to approve the request, this proceeds as a recommendation for denial. Staff
recommended denial of the request.
Summary: The request was analyzed based on the following review criteria:
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.
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.
Budget & Financial Summary: N/A
Attachments:
1. Aerial and Small Area Map (SAM)
2. Proposed Land Use Plan Amendment
3. Ordinance