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HomeMy WebLinkAboutMisc FOR OFFICE USE ONLY CASE NO: 15 - 11l 3 DATE SUBMITTED: 011 I 16-3' ri TIME: CITY OF COI.I,FGE STATION -� Home of Texas A&M University' STAFF: A_] PLANNING & DEVELOPMENT SERVICES TRANSMITTAL LETTER Please check one of the options below to clearly define the purpose of your submittal. X New Project Submittal I I Incomplete Project Submittal - documents needed to complete an application. Case No.: Existing Project Submittal. Case No.: Project Name Capstone Development Contact Name Veronica Morgan Phone Number 979-260-6963 We are transmitting the following for Planning & Development Services to review and comment (check all that apply): Comprehensive Plan Amendment I I Non-Residential Architectural Standards AXI Rezoning Application I I Irrigation Plan Conditional Use Permit j I Variance Request I Preliminary Plan Development Permit Final Plat I J Development Exaction Appeal Development Plat FEMA CLOMA/CLOMR/LOMA/LOMR Site Plan I Grading Plan I I Special District Site Plan I Other- Please specify below Special District Building /Sign Li Landscape Plan INFRASTRUCTURE AND ENGINEERING DOCUMENTS All infrastructure documents must be submitted as a complete set. The following are included in the complete set: u Comprehensive Plan Amendment I I Waterline Construction Documents TxDOT Driveway Permit Sewerline Construction Documents TxDOT Utility Permit Street Construction Documents Drainage Letter or Report I I Easement Application LJ Fire Flow Analysis Other- Please specify Special Instructions: 10/10 Print Form 3204 Earl Rudder Fwy S Letter Of Transmittal M ITC H ELL College Station, TX 77845 (979) 260-6963 Phone IVIAM (979) 260-3564 FaxDate: 1/14/2015 Job: 1445 info ellandmorgan.com www.mitchellandmorgan.com MORGAN Attention: Planning & Development To: City of College Station Re: Capstone Development We are sending you: _X_- Attached _ Under separate cover via the following: ❑ Drawings _- Plans ❑ Prints _ Samples Specifications ❑ Letter ❑ Order _ Other Item Date #of Copies Description 1 1/5/2015 1 Rezoning Application 2 1/14/2015 1 Fee Check for$315.00 3 12/11/2008 1 Proof of Authority 4 12/23/2014 1 Traffic Impact Analysis - (previously submitted to Danielle Singh from Matthew Best with HDR Engineering) 5 1/14/2015 1 Metes & Bounds Description 6 1/14/2015 1 8 1/2 x 11 -Copy of the Concept Plan 7 1/14/2015 6 24 x 36 -Copy of the Concept Plan 8 1/14/2015 1 24 x 36 -Copy of Rezoning Map 9 1/5/2015 1 Bulk Variance Letter Transmitted as checked below: ❑ For approval n Approved as noted ❑ Resubmit copies for approval El For your use __ Approved as submitted = Submit copies for distribution C As requested _ Returned for corrections _ Return corrected copies X For review _ Other Remarks: If you have any questions or comments, please contact us at 979-260-6963. Copy to: File Signed: Kerry Pillow MITCHELL MORGAN Jason Schubert, AICP March 9, 2015 City of College Station Planning and Development Services P.O. Box 9960 College Station, TX 77842 Re: CAPSTONE DEVELOPMENT AT HOLLEMAN DRIVE AND DOWLING ROAD (REZ••PDD) Dear Jason, As discussed we have modified our original bulk variance request and have itemized those in this letter. Listed below are the bulk variances that we are seeking for the Capstone development: Understanding that we must choose a base zoning district for the residential development upon which we base all variance requests, we have chosen R-4 — Multi-Family (similar to the original rezoning request) as our base district. Residential Area Bulk Variance Requests: 1. Allow for block length variances along North Dowling Drive. We have indicated a new roadway (Junction Boys Road) to break some of the block length along North Dowling Drive. 2. Allow for 20' curb radii at intersections to create a more pedestrian friendly environment. 3. Allow for cottages (single detached units) and duplexes to be constructed within the PDD (R-4 based) category. 4. Unit Types: The product we are proposing has a mix of unit types and bedroom counts. It is a mix of building sizes and styles with a bedroom mix ranging from three to five bedroom units with an average of 4.31 bedrooms/unit. There will be several single detached units as well as duplexes and townhomes constructed within this PDD (R-4 based) category. This product is one that is gaining popularity in many college towns. The increased bedroom count allows for a more affordable product for students. In this case, the increased density from these bedrooms is appropriate given the location is within biking distance from the University. The desire in the City of College Station Comprehensive Plan has always been to increase student housing densities closer to campus to help with traffic congestion in the City. This increased bedroom mix will encourage this. Understanding that some concern may stem from the five bedroom units, we do offer that the original rezoning request to PDD contemplated 5 bedroom units and those indeed were 3204 EARL RUDDER FWY.S. • COLLEGE STATION,TX 77845 • T 979.260.6963 • F 979 260.3564 CIVIL ENGINEERING • HYDRAULICS • HYDROLOGY • UTILITIES • STREETS • SITE PLANS • SUBDIVISIONS approved in the 1st phase of this overall phased development. We do understand that another recent rezoning request has perhaps set a precedent for how to handle this extra unit density. To that we offer the following: 1. Parkland— given that we would be allowed to have all four bedroom units we would be willing to pay the cost differential from the 4 bedroom/unit basis to our average 4.31 bedroom/unit basis or whatever is ultimately permitted on the site if it is less than the 4.31 bedrooms / unit. For instance: Parkland Dedication based upon 4 bedroom units 4 bedrooms * 186 units = 744 bedrooms 186 units * $731/unit = $135,966 parkland fees due Proposed Bedrooms Onsite = 801 801 bedrooms — 744 bedrooms for 186 units = extra 57 bedrooms Assume all 4 bedroom units 57 bedrooms / 4 bedrooms per unit = an extra 14.25 units to get same # of beds without 5 bed units 15 units * $731/unit = $10,965 extra parkland dedication fees 2. Occupancy Assurance — similar to the other rezoning case which had a condition placed on it we agree to a condition that each bedroom be limited to 1 occupant More than 4 Unrelated Because the requested product is for more than four bedrooms, it makes logical sense that there will be more than four unrelated people in the five bedroom units. Our request for more than four unrelated individuals in a unit is within a PDD zoning category arid this product is NOT located close to single family residential property. Although one might argue how many unrelated individuals is too many for a single dwelling unit, it is our opinion that five individuals, when each room is provided with a bathroom facility, is not too much for a shared living and kitchen space. The market which is demanding these higher bedroom count units will also demand that the shared areas be of sufficient size to accommodate the higher student population occupying the space. Really, the cap on the number of unrelated persons per unit in a multi-family development stemmed from a health and safety issue. Namely, could a one bedroom unit with one bathroom handle five people trying to cram into that living space? The type of products offered to student housing have changed over the years and now it is very unusual to have shared bathroom facilities in the multi-family housing developments. We usually find that each bedroom has its own bathroom included. Rationale for Request The rationale for the above requests is that we are dealing with an innovative design concept that does not "fit" with the current regulations. Students are showing that they desire living in a complex that is not a "cookie cutter" row after row of apartment buildings. This complex will have a mix of unit types, styles and sizes with centralized green spaces including the large green space shown as pond / common area. In addition, the student housing market is showing that students do not mind sharing a common living space with more students as long as they have their own private living area and bath. Increasing the bedroom density will allow for a more affordable product for the students. As stated in the UDO, the purpose of the Planned Development district is to promote and encourage innovative development that is sensitive to surrounding land uses and to the natural environment. A PDD may be used to permit new or innovative concepts in land utilization not permitted by other zoning districts. Finally, the PD District allows development to vary from certain development standards so long as there are community benefits which outweigh the requested modifications. We believe that this project offers a unique product and its community benefits certainly outweigh modifications being requested. These community benefits are as follows: 1. The detention will be provided in the irrigation pond area. This feature along Holleman Drive provides for a nice view corridor from the street. 2. There is a hike/bike trail along the internal public street that the public will be able to enjoy. 3. There is only 1 access driveway from the residential area as well as the 1 connection of Junction Boys Road to North Dowling Road. Keeping this number to a minimum will help ease the North Dowling Road traffic concerns that may arise from the adjacent single family residential properties. •-nk you very much. If you have any questions please do not hesitate to call. •in erely, I Ai? I Veronica J.:. org=h, PE, CFM Managing Partner Cc: File Amanda Wallis, Capstone Collegiate Communities Erik Lindholm, Dungan-Nequette 3204 Earl Rudder Fwy S Letter Of Transmittal MITCHELL College Station, TX 77845 (979) 260-6963 Phone MN! (979) 260-3564 Fax Date: 02/24/2015 Job: 1445 info@mitchell an.com www.mitchellandmorgan.com MORGAN Attention: Jason Schubert To: City of College Station Re: C3 Development We are sending you: ® Attached ❑ Under separate cover via the following: ❑ Drawings ❑ Plans ❑ Prints [ Samples ❑ Specifications ❑ Letter ❑ Order ❑ Other Item Date #of Copies Description 1 2/18/2015 1 24"x 36"-Revised Rezoning Map 2 2/15/2015 1 24"x 36" -Revised Concept Plan Transmitted as checked below: ❑ For approval E Approved as noted E Resubmit copies for approval ❑ For your use ❑ Approved as submitted ❑ Submit copies for distribution ❑ As requested [I Returned for corrections ❑ Return corrected copies X For review ❑ Other Remarks: If you have any questions or comments, please contact us at 979-260-6963. Copy to: File Signed: Kerry Pillow 3204 Earl Rudder Fwy S Letter Of Transmittal MITCHELL College Station, TX 77845 (979) 260-6963 Phone PAM (979) 260-3564 Fax Date: 02/18/2015 Job: 1445 info@mitchell an.com www.mitchellandmorgan.com MORGAN Attention: Planning &Development To: City of College Station Re: C3 Development We are sending you: lj Attached ❑ Under separate cover via the following: ❑ Drawings E Plans ❑ Prints ❑ Samples ❑ Specifications ❑ Letter ❑ Order ❑ Other Item Date #of Copies Description 1 2/18/2015 1 Response to Comments 2 2/18/2015 1 Revised Bulk Variance Letter 3 2/18/2015 1 TIA Addendum 4 2/18/2015 1 24" x 36" -Revised Rezoning Map 5 2/18/2015 1 24"x 36" -Revised Concept Plan Transmitted as checked below: ❑ For approval ❑ Approved as noted ❑ Resubmit copies for approval ❑ For your use ❑ Approved as submitted ❑ Submit copies for distribution ❑ As requested ❑ Returned for corrections ❑ Return corrected copies X For review ❑ Other Remarks: If you have any questions or comments, please contact us at 979-260-6963. Copy to: File Signed: Kerry Pillow L 3204 Earl Rudder Fwy S Letter Of Transmittal MITCHELL College Station, TX 77845 MM (979) 260-6963 Phone (979) 260-3564 Fax Date: 3/10/2015 Job: 1445 info@mitchellandmorgan.com www.mitchellandmorgan.com MORGAN Attention: Jason Schubert To: City of College Station Re: C3 Development We are sending you: R Attached E. Under separate cover via the following: ❑ Drawings [ Plans ❑ Prints ❑ Samples ❑ Specifications ❑ Letter ❑ Order ❑ Other Item Date # of Copies Description 1 3/9/2015 1 Response to Staff Comments 2 3/9/2015 13 11"x 17"-Revised Rezoning Map 3 3/9/2015 1 24"x 36" -Revised Rezoning Map 4 3/9/2015 13 11"x 17"-Revised Concept Plan 5 3/9/2015 1 24"x 36" -Revised Concept Plan 6 3/9/2015 1 Revised Bulk Variance Letter Transmitted as checked below: ❑ For approval ❑ Approved as noted ❑ Resubmit copies for approval ❑ For your use Li Approved as submitted Li Submit copies for distribution --E-_----_ As requested Li Returned for corrections El Return corrected copies X For review ❑ Other Remarks: If you have any questions or comments, please contact us at 979-260-6963. Copy to: File Signed: Kerry Pillow (11114riliP CITY OF COLLL.GE STATION Home of Texas A6M University" REZONING REQUEST FOR CAPSTONE DEVELOPMENT 15-00900013 REQUEST: Amend the PDD Planned Development District to remove a commercial pad site and realign the proposed driveways and roadways. SCALE: 24.523 acres LOCATION: 1120 Holleman Drive South, generally located south of Market Street between Holleman Drive South and North Dowling Rcad, the property being situated in the Crawford Burnett League, Abstract No. 7, College Station, Brazos County, Texas being a 24.523 acre tract being a portion of the remainder of a called 120.76 acre tract as described by a deed to Capstone-CS, LLC recorded in Volume 8900, Page 148 of the Official Records of Brazos County, Texas. APPLICANT: Mitchell & Morgan, LLP PROJECT MANAGER: Jason Schubert, AICP, Principal Planner jschubert@cstx.gov RECOMMENDATIONS: At their March 10, 2015 meeting, the Parks and Recreation Advisory Board recommended approval of the additional parkland fees as one of the proposed community benefits to help offset the proposed meritorious modifications. Staff recommends approval of the rezoning request. Planning &Zoning Commission Page 1 of 8 March 19, 2015 0 0 C.) 1.C) 1,4 LJ C' tl 44 i r$ '7/ ;*''A spa r l a� t� }� " , iii� ��} , r r c+-� Sti t�-�', �yac'i�� �+wy"•"m� � `,ie � r d fie'. 'r`eh ,4 rts a a .� 4E F itt W t CJ W LU :i.".4-'-‘„ * (Q`t 'A �* . u_.,..:• ,' ,***'-.Mf r z ,�..7.-'-''t r -7,—=,., +a : 1, + ` IK.!,1 } , (+., .q, t rx a. ..-. - 7 i , > w 3g 1 c dPe Fes 'r�..-q Planning &Zoning Commission Page 2 of 8 March 19, 2015 • • 0 \e / \./ ., /F \ t._ tv a a m y _ a , LY. 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J4.'Y:s..� " n 2 Ijj a top b$ 1 ^''X'.1/7:,/ .- / k .,et9 0 ININ"-„,,, ...,'/ i/ ','k N MUJIMY0I- u .614 I N Planning &Zoning Commission Page 3 of 8 March 19, 2015 0 NOTIFICATIONS Advertised Commission Hearing Date: March 19, 2015 Advertised Council Hearing Date: April 9, 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: None Property owner notices mailed: 14 Contacts in support: None Contacts in opposition: None Inquiry contacts: One ADJACENT LAND USES Direction Comprehensive Plan Zoning Land Use North (across Urban PDD Planned Planned Holleman Drive South) Natural Areas Reserved Development District commercial South (across North Rural N/A (ETJ) Acreage single- Dowling Road) family lots East Utilities R Rural Vacant West Urban PDD Planned Multi-family Natural Areas Reserved Development District DEVELOPMENT HISTORY Annexation: 2002 Zoning: A-O Agricultural Open (upon annexation), rezoned PDD Planned Development District (2008) for multi-family and commercial uses. Final Plat: Unplatted Site development: Vacant with walking paths and a pond used for irrigation. REVIEW CRITERIA 1. Consistency with the Comprehensive Plan: The subject area is designated on the Comprehensive Plan Future Land Use and Character Map as Urban and Natural Areas Reserved and is located in Growth Area VI. The Urban designation is generally for areas that should have a very intense level of development activities. These areas will tend to consist of townhomes, duplexes, and high-density apartments. General commercial and office uses, business parks, and vertical mixed-use may also be permitted within growth and redevelopment areas. The Natural Areas Reserved designation is generally for areas that represent a constraint to development and that should be preserved for their natural function or open space qualities. These areas include floodplains and riparian buffers, as well as recreation facilities. The proposed zoning permits multi-family and retains natural open space in an existing pond area and floodplain. The proposed land use is consistent with the Comprehensive Plan. 2. Compatibility with the present zoning and conforming uses of nearby property and with the character of the neighborhood: The subject tract is part of an existing PDD Planning &Zoning Commission Page 4 of 8 March 19, 2015 Planned Development District that has other multi-family and commercial uses. The property to the east is owned by the City of College Station and is anticipated to be used for expansion of the existing water facilities. The property to the south across North Dowling Road is developed as rural residential lots. The Concept Plan retains a 35-foot buffer area along North Dowling Road that includes landscaping, fence, and berm to help mitigate the intensity of the development with the less intense development to the south. 3. Suitability of the property affected by the amendment for uses permitted by the district that would be made applicable by the proposed amendment: The proposed PDD zoning allows for multi-family uses and the retains the existing pond area. Multi-family development is suitable for the subject tract in that it has a relative proximity to the Texas A&M University campus and is located in an area of largely other multi-family developments. 4. Suitability of the property affected by the amendment for uses permitted by the district applicable to the property at the time of the proposed amendment: The existing PDD Planned Development District allows for multi-family uses and a small commercial site along Holleman Drive South. The subject tract is suitable for these uses. 5. Marketability of the property affected by the amendment for uses permitted by the district applicable to the property at the time of the proposed amendment: The applicant states the marketability of the multi-family is still very viable though the small commercial area is very difficult. Commercial areas tend to develop following residential development. 6. Availability of water, wastewater, stormwater, and transportation facilities generally suitable and adequate for the proposed use: The subject property is located adjacent to a 12-inch water main along Holleman Drive South and an 8-inch water main at the intersection of Junction Boys Road and Brownstone Drive. An 8-inch sanitary sewer main stubs to the tract from the property to the west. New water mains and sanitary sewer Imes will be extended through the property to support future development. The existing utilities appear to be adequate to support the proposed zoning on the property. The subject property is located in the Whites Creek Drainage Basin and development of the subject property is required to meet the minimum standards of the City's Storm Water Design Guidelines. The subject property is encroached by FEMA Special Flood Hazard Area - Zone A, in which no base flood elevations have been determined. The subject property is located adjacent to two roadways identified on the Thoroughfare Plan, Holleman Drive South (4-lane major collector) and North Dowling Road (2-lane major collector). The alignment of the proposed public roadway would allow for the potential realignment of North Dowling Road to Holleman Drive South at the intersection with Market Street. A Traffic Impact Analysis (TIA) was submitted with the rezoning. The signalizai:ion of the existing intersection of Holleman Drive South and Market Street would likely be warranted and has been identified as mitigation with development in the area. Final traffic mitigation measures will be determined prior to site development. REVIEW OF CONCEPT PLAN The Concept Plan provides an illustration of the general layout of the proposed building and parking areas as well as other site related features. In proposing a PDD, an applicant may also Planning &Zoning Commission Page 5 of 8 March 19, 2015 0 request variations to the general platting and site development standards provided that those variations are outweighed by demonstrated community benefits of the proposed development. The Unified Development Ordinance provides the following review criteria as the basis for reviewing PDD Concept Plans: 1. The proposal will constitute an environment of sustained stability and will be in harmony with the character of the surrounding area; 2. The proposal is in conformity with the policies, goals, and objectives of the Comprehensive Plan, and any subsequently adopted Plans, and will be consistent with the intent and purpose of this Section; 3. The proposal is compatible with existing or permitted uses on abutting sites and will not adversely affect adjacent development; 4. Every dwelling unit need not front on a public street but shall have access to a public street directly or via a court, walkway, public area, or area owned by a homeowners association; 5. The development includes provision of adequate public improvements, including, but not limited to, parks, schools, and other public facilities; 6. The development will not be detrimental to the public health, safety, welfare, or materially injurious to properties or improvements in the vicinity; and 7. The development will not adversely affect the safety and convenience of vehicular, bicycle, or pedestrian circulation in the vicinity, including traffic reasonably expected to be generated by the proposed use and other uses reasonably anticipated in the area considering existing zoning and land uses in the area. General The Concept Plan is mainly multi-family with some open spaces areas. The commercial pad site identified on the existing PDD (area B3) has been removed from the proposed Concept Plan. The potential future realignment of North Dowling Road has been moved to the west to allow it to occur at the existing Market Street intersection with Holleman Drive South, which is planned to be signalized with the development in the area. The proposed multi-family will remain based on R-4 Multi-Family zoning district requirements which has a maximum density of 20 units per acre. The multi-family areas are proposed to be gated with main entry/exit boulevard driveways along the proposed Junction Boys Road and an exit only driveways on Holleman Drive South and North Dowling Road. The maximum height of buildings will be limited to three stories and architecture elements that may be as tall as 70 feet. These heights are the same as the existing PDD and similar to other multi-family developments in the area. A multi-use path is proposed along the proposed public road through the tract and the private hike/bike trail along the portion of North Dowling Road carries over from the existing PDD. The hike/bike trail systems is intended to provide connection between the residential and commercial areas of the original PDD as well as provide recreational opportunities for the residents. A 35-foot to 50-foot wide buffer area remains proposed along the existing North Dowling Road to buffer the proposed multi-family areas from the adjacent single-family and rural areas. This buffer area will consist of a separating berm averaging 4 feet in height with a fence located on Planning &Zoning Commission Page 6 of 8 March 19, 2015 the development side of the berm and landscaping. The berm transition up and down so as to along 70 percent of North Dowling Road's frontage. The buffer will serve as a community benefit as multi-family developments are not required to buffer along rights-of-way and this will help transition the developments to the existing single-family and rural area outside of the City. Meritorious Modifications The applicant has requested the following meritorious modifications: • Allow for block length variances along North Dowling Road. This modification request carries forward from the existing PDD approved in 2008. The current block length requirement is 660 feet for areas designated Urban in the Comprehensive Plan. A public roadway is proposed to bisect the tract and there are few alternatives to this remaining portion of the original PDD area. • Allow for 20-foot curb radii at intersections to create a more pedestrian friendly environment. This modification request carries forward from the existing PDD approved in 2008. The allowable range of curb return radii is between 25 and 30 feet. The tighter radii will shorten the distance for pedestrians to cross an intersection and create a more pedestrian friendly environment. • Allow for cottages (single detached units) and duplexes to be constructed within the PDD (R-4 based) category. This modification request carries forward from the existing PDD approved in 2008. The new MF Multi-Family district adopted in December 2014 allows this by right though the applicant has chosen to retain the R-4 Multi-Family district as the base district that does not allow these units on the same lot as multi-family units. • Allow five-bedroom units types to allow up to five unrelated individuals in a dwelling unit. This modification has been added to clarify what was already anticipated with the existing PDD approved in 2008. A mix of three, four, and five-bedroom units with an average of 4.31 bedrooms per unit is proposed with the development. The applicant has included more explanation as part of their application and is proposing to provide additional parkland dedication fees for the additional bedrooms over the average of four bedrooms per unit as described in the Community Benefits section. Community Benefits The applicant has identified the following community benefits to offset the proposed meritorious modifications: • The detention will be provided in the irrigation pond area. This feature along Holleman Drive South provides for a nice view corridor from the street. • There is a hike/bike trail along the internal public street that the public will be able to enjoy. • There is only one access driveway from the residential area as well as the one connection of the public road to North Dowling Road. Keeping this number to a minimum will help ease the North Dowling Road traffic concerns that may arise from the adjacent single family residential properties. • Additional parkland dedication fees to pay the cost differential between having all four bedroom units and the additional bedrooms provided as a result of having five-bedroom units. The development currently anticipates an average of 4.31 bedrooms per unit. The Parks and Recreation Advisory Board recommended approval of this community benefit at their March 10, 2015 meeting. STAFF RECOMMENDATION Staff recommends approval of the rezoning request. Planning &Zoning Commission Page 7 of 8 March 19, 2015 SUPPORTING MATERIALS 1. Application 2. Rezoning Map 3. Proposed Concept Plan 4. Existing Concept Plan Planning &Zoning Commission Page 8 of 8 March 19, 2015