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HomeMy WebLinkAboutStaff Report STAFF REPORT Prepared by: Lindsay Boyer Report Date: December 27, 2005 Email: Iboyer@cstx.gov Meeting Date: January 19, 2005 Item: Public hearing, presentation, possible action, and discussion on a Comprehensive Plan Amendment by amending the Land Use Plan for 28.01 acres of Tract 2.11 of the Robert Stevenson Survey, A-54, generally located southeast of the intersection of Decatur Drive and Alexandria Avenue. The proposed land use plan classifications include a change from Residential Attached to a combination of Retail Regional and Single-Family Residential, Medium Density (05-238 LB). Applicant: Spring Creek CS Development, Ltd, Mr. Wallace Phillips, property owner Staff Recommendation: Staff recommends denial of the Regional Retail component of this request, and recommends Single-Family Residential, Medium Density for the entire tract in keeping with the pattern of single family development in this area. Item Background: This item is for the consideration of an amendment to the Comprehensive Land Use Plan. The property owner has requested that the land use plan be changed from Residential Attached to 20.034 acres of Retail Regional and 7.975 acres of Single-Family Residential, Medium Density. The residential component is located at the northern end of the tract, with the remainder identified for retail. The subject property currently has a 1.5 acres oil well and drill site, otherwise the property remains vacant. The property is surrounded by greenways around the southern and western sides, and Shenandoah Phase 8 to the north. The east side of the tract is separated from Single-Family Residential, High Density by the future extension of Decatur Drive, an identified Major Collector on the City's Thoroughfare Plan. In both the previous comprehensive plan — College Station Plan 2000, and the current 1997 Comprehensive Plan, this tract was identified for medium density residential development. In 2000, a master plan for Castlegate was approved which included this entire tract. At that time, the tract was identified for multi-family development. In 2003, the Comprehensive Plan was amended to reflect the changes approved in the 2000 master plan and the subsequent rezonings that were approved. Since the amendment of the Plan, there have been a number of developments in this area. New phases to the Shenandoah subdivision (Single Family Residential, Medium Density) have been approved, along with Planned Development Districts for Spring Creek Townhomes and Spring Creek Gardens, both indicated as Single Family Residential, High Density. Across the greenway to the west, a PDD rezoning and Concept Plan have been approved for the Castlerock residential subdivision, indicated as Single-Family Residential, Medium Density. Based on policies to locate multi-family residential within a mile of the University, as well as the pattern of single-family residential being developed in this area, amending the residential attached to single-family medium density residential is appropriate for this area. Staff has seen significant pressure for retail development in this area, as evidenced by a number of Comprehensive Land Use amendments at the intersection of Greens Prairie Road and State Highway 6 to Regional Retail. Over 300 vacant acres of land planned for commercial is located at the intersection of Greens Prairie Road and State Highway 6, over half of this area is within half a mile of the subject property. Goal Three from the Comprehensive Plan states that "College Station should continue to protect, preserve, and enhance existing and future neighborhoods," and Objective 3.1 associated with this goal states that "College Station should continue to protect the integrity of residential areas by minimizing intrusive and incompatible land uses and densities." The intensity of commercial development next to single family residential has been an issue for a number of neighborhoods around the City, which has resulted in the creation of a buffer requirement between incompatible land uses. The Spring Creek greenway creates a natural break between these uses, without additional buffering being required, thereby protecting the existing and proposed neighborhoods. Due to the nearby area that is already allocated for retail development, and the natural buffer provided by the greenway between the neighborhoods and the retail, Regional Retail is not appropriate for the subject property. The subject property was annexed in 1983 and subsequently zoned A-O. In 2001, the property was rezoned to R-4 in compliance with the master plan. This property is located in the Spring Creek Impact Area for sewer. The property is currently unpiatted. Budgetary and Financial Summary: 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's options are: 1. Recommend approval; 2. Recommend denial; 3. Table; or, 4. Defer action to a specified date. Attachments: 1. Location Map 2. Aerial Map 3. Application 4. Proposed Land Use Map (24x36 for wall) 5. Maps NOTIFICATION: Legal Notice Publication(s): The Eagle; 1-3-2006 and 1-24-2006 Advertised Commission Hearing Dates(s): January 19, 2006 Advertised Council Hearing Dates: February 9, 2006 Number of Notices Mailed to Property Owners within 200': 28 Responses Received: None to date as of the staff report. STAFF REPORT Prepared by: Lindsay Boyer Report Date: January 23, 2006 Email: Iboyer@cstx.gov Meeting Date: February 2, 2006 Item: Presentation, possible action, and discussion on a Comprehensive Plan Amendment by amending the Land Use Plan for 28.01 acres of Tract 2.11 of the Robert Stevenson Survey, A-54, generally located southwest of the intersection of Decatur Drive and Alexandria Avenue. The proposed land use plan classifications include a change from Residential Attached to a combination of Retail Regional and Single-Family Residential, Medium Density (05-238 LB). Applicant: Spring Creek CS Development, Ltd, Mr. Wallace Phillips, property owner Staff Recommendation: Staff recommends denial of the original request. However, should the Commission consider it appropriate to continue non-residential uses beyond the greenway buffer, Staff supports the alternative request of Single-Family Residential, Medium Density at the north end of the property, Retail Regional at the intersection of Decatur and Arrington up to 500 feet from Arrington, with the remainder identified as Office. Item Background: This item was brought before the Commission on January 19, 2006. The property owner requested an amendment to the Land Use Plan from Residential Attached to approximately 20 acres of Retail Regional and 8 acres of Single-Family Residential, Medium Density. At that time, staff recommended denial of this request and alternatively recommended for Single-Family Residential, Medium Density for the entire tract. At the meeting, the applicant brought forth an alternative option for approximately 7 acres of Retail Regional within 500 feet of Arrington Road, the remainder of the original Regional Retail portion of the request to be considered for Office to buffer between retail and residential uses. A public hearing was held and closed at the January 19th meeting, and the item was tabled to give Staff time to consider the applicant's alternative proposal. In the past, the City has used natural greenway buffers as a logical transition point between incompatible land uses. Greenways typically serve as natural vegetated and or distance buffers to preserve neighborhood integrity and reduce the potential impact of intense retail and service industry development on neighborhoods. Public right-of-way is also considered a natural break between uses. Staff maintains that the area identified as Greenways on the Comprehensive Plan which is made up of a conservation easement and a large regional detention facility, serves as an important distance buffer between the established and future neighborhoods north of Arrington Road and the retail development of Greens Prairie and State Highway 6. Further retail development seems unnecessary given the proximity to a large amount of vacant property planned for Retail Regional. However, should the Commission consider it appropriate to extend non-residential uses beyond the existing buffer, Staff supports the alternative plan presented by Mr. Ellison at the January 19, 2006 meeting. This proposal incorporates step down land uses away from the Arrington Road intersection, fulfilling the goal of transitioning between incompatible land uses. Additional Background from previous Staff Report: The subject property currently has a 1.5 acres oil well and drill site, otherwise the property remains vacant. The property is surrounded by greenways around the southern and western sides, and Shenandoah Phase 8 to the north. The east side of the tract is separated from Single- Family Residential, High Density by the future extension of Decatur Drive, an identified Major Collector on the City's Thoroughfare Plan. In both the previous comprehensive plan — College Station Plan 2000, and the current 1997 Comprehensive Plan, this tract was identified for medium density residential development. In 2000, a master plan for Castlegate was approved which included this entire tract. At that time, the tract was identified for multi-family development. In 2003, the Comprehensive Plan was amended to reflect the changes approved in the 2000 master plan and the subsequent rezonings that were approved. Since the amendment of the Plan, there have been a number of developments in this area. New phases to the Shenandoah subdivision (Single Family Residential, Medium Density) have been approved, along with Planned Development Districts for Spring Creek Townhomes and Spring Creek Gardens, both indicated as Single Family Residential, High Density. Across the greenway to the west, a PDD rezoning and Concept Plan have been approved for the Castlerock residential subdivision, indicated as Single-Family Residential, Medium Density. Based on policies to locate multi-family residential within a mile of the University, as well as the pattern of single-family residential being developed in this area, amending the residential attached to single-family medium density residential is appropriate for this area. Staff has seen significant pressure for retail development in this area, as evidenced by a number of Comprehensive Land Use amendments at the intersection of Greens Prairie Road and State Highway 6 to Regional Retail. Over 300 vacant acres of land planned for commercial is located at the intersection of Greens Prairie Road and State Highway 6, over half of this area is within half a mile of the subject property. Goal Three from the Comprehensive Plan states that "College Station should continue to protect, preserve, and enhance existing and future neighborhoods," and Objective 3.1 associated with this goal states that "College Station should continue to protect the integrity of residential areas by minimizing intrusive and incompatible land uses and densities." The intensity of commercial development next to single family residential has been an issue for a number of neighborhoods around the City, which has resulted in the creation of a buffer requirement between incompatible land uses. The Spring Creek greenway creates a natural break between these uses, without additional buffering being required, thereby protecting the existing and proposed neighborhoods. Due to the nearby area that is already allocated for retail development, and the natural buffer provided by the greenway between the neighborhoods and the retail, Regional Retail is not appropriate for the subject property. The subject property was annexed in 1983 and subsequently zoned A-O. In 2001, the property was rezoned to R-4 in compliance with the master plan. This property is located in the Spring Creek Impact Area for sewer. The property is currently unplatted. Budgetary and Financial Summary: 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's options are: 1. Recommend approval; 2. Recommend denial; 3. Table; or, 4. Defer action to a specified date. Attachments: 1. Location Map 2. Aerial Map 3. Application 4. Maps NOTIFICATION: Legal Notice Publication(s): The Eagle; 1-3-2006 and 2-7-2006 Advertised Commission Hearing Dates(s): January 19, 2006 Advertised Council Hearing Dates: February 23, 2006 Number of Notices Mailed to Property Owners within 200': 28 Responses Received: None to date as of the staff report.