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Home My WebLink AboutComp Plan /Sol% CITY OF COLLEGE STATION COMPREHENSIVE PLAN AMENDMENT FOR Holleman Drive South & Rock Prairie Road West 15-00900054 REQUEST: Suburban Commercial to General Commercial SCALE: Approximately 2 acres LOCATION: 3751 Rock Prairie Rd W APPLICANT: Rabon Metcalf, RME Consulting Engineers PROJECT MANAGER: Jessica Bullock, Staff Planner jbullock@cstx.gov RECOMMENDATION: Staff recommends denial of the Future Land Use & Character amendment. Planning &Zoning Commission Page 1 of 7 April 16, 2015 .,/ °` ° , . �` , g . , w • �y s .., I F :- � a t.} Nk � .s . „,-,..c,,,:,..... „,,,,„„,,,,,,, „. .. , - � rte" w : 4 1 • «�_ a � �« ° ''.fd" , ' ' i ,_� ,izr "��• ,. -' i', ' CC , * e �, � +' ® - Lu ,� LLJi H w ' M 0 W .tea Planning&Zoning Commission Page 2 of 7 April 16,2015 w g a� v +� It . 1 , 35 .� aYi en a, ,, .. • 12 C 00,47, ,ygW° �* ¢C rt z�6' r may; k.i T .', � .ma � fl' /o'� 4t- � e �! s, Qs Planning &Zoning Commission Page 3 of 7 April 16, 2015 NOTIFICATIONS Advertised Commission Hearing Date: April 16, 2015 Advertised Council Hearing Dates: May 18, 2015 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: N/A Contacts in support: None as of date of staff report Contacts in opposition: None as of date of staff report Inquiry contacts: One as of date of staff report ADJACENT LAND USES Direction Comprehensive Plan Zoning Land Use RS Restricted Vacant and North Restricted Suburlban Suburban and manufactured home and Urban unzoned property in park the ETJ South Restricted Suburban R Rural Vacant East Urban Unzoned property in Manufactured home the ETJ park West Restricted Suburban R Rural Driving Range DEVELOPMENT HISTORY Annexation: 2008 Comprehensive Plan: Land Use Amendment from Restricted Suburban to Suburban Commercial (2014) Zoning: A-O Agricultural Open upon annexation (2008) District renamed to R Rural (2013) Suburban Commercial (2014) Final Plat: Part of Lot 1, Block One, Jackson Estates (2010) Site development: Undeveloped REVIEW CRITERIA 1. Changed or changing conditions in the subject area or the City: The subject property is designated as Suburban Commercial and the surrounding area is designated as Restricted Suburban on the Comprehensive Plan Future Land Use and Character Map. The applicant has requested the proposed amendment as a step toward permitting a convenience store development with fuel sales on approximately 2 acres located at the corner of two future major collectors, Holleman Drive South and Rock Prairie Road West. Planning&Zoning Commission Page 4 of 7 April 16, 2015 The subject property is a portion of the Jackson Estates subdivision that platted prior to the development of the Jackson Hole Driving Range in 2011. Driving ranges are permitted uses in the R Rural district and so a Comprehensive Plan amendment and rezoning were not required for that type of commercial development. The subject property is the remaining undeveloped portion of Jackson Hole Estates. With just over 300 feet of frontage along Rock Prairie Road West, the applicant states general commercial uses are appropriate on the subject property located between the commercial use (driving range) and a major intersection. In 2014, an amendment changing the land use plan from Restricted Suburban to Suburban Commercial was approved by City Council. Staff recommended approval acknowledging that an area between an existing commercial use and thoroughfare may not be the most appropriate for single-family. The commercial intensity under Suburban Commercial is more appropriate than General Commercial considering the residential character of the area. 2. Scope of the request: The request is to amend the Comprehensive Plan Future Land Use and Character Map designation for approximately two acres from Suburban Commercial to General Commercial. This amendment would allow for larger scale commercial development than is currently allowed. 3. Availability of adequate information: A General Commercial designation allows for future development of general commercial uses including retail sales and service uses that function to serve the entire community and its visitors. Properties in this area are served by Bryan Texas Utilities (electric) and Wellborn Special Utility District(water). These entities have indicated ability to serve the proposed land use. There is no sewer service in this area, requiring the use of an on-site septic system. A traffic impact analysis will be required with the site plan application to determine the full impacts of this site. 4. Consistency with the goals and strategies set forth in the Plan: The goal for College Station's Future Land Use and Character is to create a community with strong, unique neighborhoods, protected rural areas, special districts, distinct corridors, and a protected and enhanced natural environment. Relevant Strategies identified in the Plan to achieve this goal include: • Establish and protect distinct boundaries between various character areas: o The subject property, located between a major intersection and a commercially developed property is suitable for commercial use. The subject property is currently designated as Suburban Commercial. This proposal will allow for more intense General Commercial use although the land features of the subject property will restrict the size of development. The proposed land use and character designation will be an intense transition from the Restricted Suburban to the west and Urban the east. 5. Consideration of the Future Land Use &Character and/or Thoroughfare Plans: The subject property is currently designated as Suburban Commercial on the Comprehensive Plan Future Land Use and Character Map. The proposed amendment is to General Commercial. Planning&Zoning Commission Page 5 of 7 April 16, 2015 Suburban Commercial is intended for concentrations of commercial activities that cater primarily to nearby residents versus the larger community or region. Generally, these areas tend to be small in size and located adjacent to major roads (arterials and collectors). Design of Suburban Commercial structures is compatible in size, roof type and pitch, architecture, and lot coverage with the surrounding single-family residential use. General Commercial is intended for concentrations of commercial activities that cater both to nearby residents and to the larger community or region. Generally, these areas tend to be large in size and located near the intersection of two regionally significant roads (arterials and freeways). It is preferred that in such areas development be concentrated in nodes rather than spread out in strips. Holleman Drive South is designated a 4-lane major collector(General Suburban context) and Rock Prairie Road West is designated a 2-lane major collector(Restricted Suburban context) on the City's Thoroughfare Plan. Both roadways are currently built to a 2-lane rural section. 6. Compatibility with the surrounding area: The proposed amendment to General Commercial would allow for general commercial uses including retail sales and service uses that function to serve the entire community and its visitors, at the southwest corner of Holleman Drive South and Rock Prairie Road West. Properties located to the east across Holleman Drive South are designated as Urban on the Future Land Use and Character Map and developed as a manufactured home park in the ETJ. The City does not have zoning or land use control in the ETJ. Adjacent to the west is the Jackson Hole Driving Range—developed as a permitted use in the R Rural zoning district, leaving just a little over 300 feet along Rock Prairie Road West for future development. To the north, across Rock Prairie Road West, a Preliminary Plan was recently approved for Mission Ranch, a Restricted Suburban development. Although the abutting property is commercial, the surrounding area west of Holleman Drive South is designated as Restricted Suburban on the Comprehensive Plan Future Land Use and Character Map. Land to the east of Holleman Drive South is designated as Urban and General Suburban. Suburban Commercial allows for commercial sites that are compatible with surrounding residential area and is more appropriate for this location than General Commercial. 7. Impacts on infrastructure including water, wastewater, drainage, and the transportation network: Water service will be provided by the Wellborn Special Utilities District via existing 12-inch water lines located along Rock Prairie Road West and Holleman Drive South, which can typically accommodate the general commercial development. A fire flow analysis meeting the minimum requirements of the BCS Unified Design Guidelines will need to be submitted and approved prior to a final plat being forwarded to the Planning & Zoning Commission. There are currently no existing sanitary sewer mains available to serve this property, so an On-Site Sewage Facility (septic system) will be required to sewer the lot. The septic system must be installed and maintained in accordance with Brazos County Health Department regulations. Drainage is generally to the south within the Hope's Creek Drainage Basin. There is no FEMA regulated floodplain identified on the tract. The development will be required to comply with the City's drainage ordinance. Planning&Zoning Commission Page 6 of 7 April 16,2015 A traffic impact analysis will be required with the site plan application to determine the full impacts of this site. Holleman Drive South and Rock Prairie Road West are not currently built to collector standards. 8. Impact on the City's ability to provide, fund, and maintain services: The proposed amendment for the subject property does not negatively impact the City's ability to provide, fund, and maintain services. 9. Impact on environmentally sensitive and natural areas: The subject property is located within the Hope's Creek draining basin. There is no FEMA regulated floodplain identified on the property. The applicant states the following existing land features will minimize the intensity of General Commercial use impacts: • The existing creek traverses the property and is parallel to Holleman Drive South. This natural feature will provide approximately a 120-foot wide buffer with the manufactured home community located across Holleman Drive South. • US Army Corps of Engineers restrictions will minimize disturbance to the existing tributary. 10. Contribution to the overall direction and character of the community as captured in the Plan's vision and goals: The goal for College Station's Future Land Use and Character is to create a community with strong, unique neighborhoods, protected rural areas, special districts, distinct corridors, and a protected and enhanced natural environment. The proposed amendment from Suburban Commercial to General Commercial on two acres is not in line with the Comprehensive Plan. STAFF RECOMMENDATION Staff recommends denial of the Comprehensive Plan Future Land Use and Character Map amendment. a. Land Use Designation—General Commercial should be used in concentrated areas that are large in size and located near arterials and freeways. Suburban Commercial should be used on smaller areas, adjacent to arterials and collectors. Considering these factors, the size of the subject area, and the surrounding residential land use designations, the proposed area change is more conducive to the existing Suburban Commercial. b. Infrastructure-While located at the intersection of two future Major Collectors, both thoroughfares are currently built to rural standards. At this time, there are concerns regarding the impact of this land use on current infrastructure. SUPPORTING MATERIALS 1. Application 2. Comprehensive Plan Future Land Use and Character Map Planning&Zoning Commission Page 7 of 7 April 16,2015