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HomeMy WebLinkAboutStaff ReportPlanning & Zoning Commission April 16, 2009 Page 2 of 7 44 IL l .ate - /. ;,,` >•�eC �',.>§h ���♦.•J a: \� i.p'aC�,"_y�;Y ✓'_w j Mf v>� 17 fj7 ki J E Iv I F <J i t / G L l LL, J.1 � n rSr Llx V\ na-r. I 1 11 W 3 4LLI ; Q / Q Li k. J N .y<L'aa Planning & Zoning Commission April 16, 2009 Page 3 of 7 45 Planning & Zoning Commission April 16, 2009 Page 4 of 7 46 NOTIFICATIONS Advertised Commission Hearing Date: April 16, 2009 Advertised Council Hearing Dates: May 18, 2009 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: Raintree HOA Contacts in support: 0 Contacts in opposition: 0 Inquiry contacts: 1 ADJACENT LAND USES Direction Comprehensive Plan Zoning Land Use Floodplains and PDD, Planned Floodplain and North Streams and Retail Development Academy Regional Single -Family Raintree Subdivision South Residential, Medium R-1, Single Family and Vacant along SH Density and Office 6 East Floodplains and A-O, Agricultural Vacant Streams Open West Highway None State Highway 6 South DEVELOPMENT HISTORY Annexation: 1971 and 1977 Zoning: Front portion zoned R-1, Single Family Residential (upon annexation) Rear portion zoned A-O, Agricultural Open (upon annexation) Final Plat: Unplatted Site development: Vacant REVIEW CRITERIA 1. Changed or changing conditions in the subject area or the City: The subject property was designated as Mixed Use and Floodplain and Streams in the original 1997 Comprehensive Plan. The Comprehensive Plan defines Mixed Use as: Areas which encourage mixing of compatible land uses such as retail/commercial, office, parks, multifamily, and attached single-family. These uses are developed together in a manner that allows interaction between the uses and that allows each use to support the other uses. The residential uses provide the patrons for the office and commercial uses. The layout of these land uses must take into consideration pedestrian linkages, landscape buffers between the uses, shared site improvements and vehicular Planning & Zoning Commission April 16, 2009 Page 5 of 7 47 circulation. The success of these mixed uses areas is directly related to the sensitive master planning of the site layout. The East Bypass Small Area Action Plan retained the Mixed Use designation but recommended that Planned Development districts (PDD) be used in areas shown as Mixed Use to help mitigate the development impacts on surrounding properties. In 2003, the Mixed -Use Opportunity Study was adopted which removed Mixed Use from the Land Use Plan. The Study changed the designation from Mixed Use to Single -Family Residential, Medium Density on a portion of the subject tract and retained the Floodplain and Streams designation on the remainder. The Single -Family designation was selected as the most appropriate land use for this area based on the findings of the East Bypass Small Area Action Plan. The proposed update to the Comprehensive Plan designates the property as Suburban Commercial and Natural Areas - Reserved. The Suburban Commercial designation is for commercial activity that caters primarily to nearby residents versus the larger community or region. Designated areas are generally small in size and adjacent to major roads. Design of structures in these areas are intended to be compatible in size, roof type and pitch, architecture, and lot coverage with the surrounding single-family uses. The proposed Natural Areas - Reserved designation is intended for areas that represent a constraint to development and that should be preserved for their natural funtion or open space qualities. These areas include floodplains and riparian buffers, as well as recreation facilities, in some instances. The requested change to Planned Development for a mix of hotel, condominiums, restaurant, and office use would be most compatible with the Urban or Urban Mixed Use designations in the proposed Comprehensive Plan update - not the proposed Suburban Commercial, Planned Development is not proposed as a land use designation the new Comprehensive Plan. Although there has been change to the designation on this property three times since the adoption of the 1997 Plan, the surrounding areas have developed in accordance with the Plan. There are no changed conditions since the most recent 2003 amendment to warrant a change to the land use plan. 2. Compatibility with the remainder of the Comprehensive Plan: The property is situated between floodplain in Wolf Pen Creek (designated a Priority 5 suburban greenway in the Greenways Master Plan) and the Raintree Subdivision. The City has attempted to purchase a portion of this property in the past year in order to preserve the floodplain on this tract. In addition to the protection and preservation of open space, the greenway also serves as a buffer over 600 feet in width between existing retail and residential land uses. Placing regional -oriented commercial, like a hotel, and its associated traffic adjacent to residential uses is contrary to the adopted policies in the Comprehensive Plan to protect, preserve, and enhance existing and future neighborhoods by minimizing intrusive and incompatible land uses and densities. The property has frontage on State Highway 6 lending itself towards non-residential uses. However, given its adjacency to an established single-family neighborhood, office or neighborhood retail would be more appropriate along this portion of the highway frontage. There are also concerns from the neighborhood about additional commercial traffic along the frontage road, and access from Appomattox Drive. Subdivision regulation requirements Planning & Zoning Commission April 16, 2009 Page 6 of 7 48 will require that Appomattox be extended unless waivers are granted through the platting process. STAFF RECOMMENDATION Staff recommends denial based on the intensity of the uses proposed in the planned development, which are incompatible with the adjacent neighborhood; the intrusion upon the natural buffer provided by the existing floodplain; and the lack of changed conditions since the adoption of the current land use plan. SUPPORTING MATERIALS 1. Application 2. Comprehensive Plan Amendment (provided in packet) Planning & Zoning Commission April 16, 2009 Page 7 of 7 49 i"; ri' r!r FCttu.Lt;1:5'I:al :u i �nl!"iiN1' 1'• i.1': q�li'J!AJ AitlriY-. P Bntfofrn E pc, , E U ONLY Csae No. r E Da!e SubmllMd 73� ' to COMPREHENSIVE PLAN AMENDMENT APPLICATION (Check all applicable) Fxl Land Use Amendment ❑ Thoroughfare Amendment ❑ alignment I location 171 ciassfrication The following items must be submitted by the established deadline dates for consideration: [7 Two (2) copies of a fully dimensioned map on 24" X 36"paper showing: Az Laid gtfacYO; b. Present zoning of properly and zoning classification of all abutting properties; ir, Current land use plan classification and proposed land use plan changes; d. Current land use classification of all abutting property; e. Current and proposed thoroughfare alignments ❑R General location and address of property; Aooy-& HMI'*c{rt�i[. r+v:r` f r .5- ❑N Total acres of property; and (4'274c,96 ® All applicable comprehensive Plan Amendment Request fofm(s) completed in full. The following Information must be completed before an application is accepted for review. APPLICANT INFORMATION: (if different from owner, a complete affidavit shall he required) Name: Jane Kee, IPS Group E-mail: janegipsgroup.us Street Address: 511 University Drive E. Suits 2D5 City: CS State:TX Zip Code; 77840 Phone Number: 546 9259 Fax Nurrber:260-3564 e L.0F'Z'4 ... 7'v{a i—ZLt!ZZak �f.11-•Fvi-i'A�;; x=.c -w ,. ;�_!._(?.� PROPERTY OWNER'S INFORMATION: Name: MtG111Thelma,trustee Street Address: 2100 WALNUT GROVE CT E-mad: City: CS State: TX Zip Code: 77645 Phone Number. Fax Number: Page 1 of ] 50 COMPREHENSIVE PLAN AMENDMENT REQUEST FORM Current Land Use Plan designation: Medium Density Single Family and Fioodplalns,i S reams Requested Land Use Plan designation: Planned Development Explain the reason for this Land Use Plan amendment. To enable ayoliration for a PDD ar P-MUD zoning request. The development oropgsal is for a small hotel with residentiel condominium soave and meeting moms and a restaurant or office owpamel. Identify what condltlons have changed to warrant a change in the land use plan designation: The plan is over 14 years old and the current update process indicates that this highway frontage property is better suited to some sort of suburban eornmeraial rather than Sipple farnil residential How does the requested land use designation further the goals and objectives of the City of College Station Comprehensive Plan? This land use designation is the first step in assuring that the adjacent neighborhood will be involved in the development. Once this land use designation is approved, a request for a rezoning g M) ar P-tb9UD witl he made which includes a canoeot plan. Rt this Roint the developer can work with the neighbors an any adjacency issues or other areas of concern. Through this land use designation and ultimate rezoning the developer will not only work to preserve the floodplain portion of the tract hy, consalidating development on the southeen portion, but will work with the City s Greenways Manager to configure a weenway dedication that wlll_be mutua€ly beneficial. Preliminary conversations have been held with Raintree representatives and more will continue as this process moves forward. Explain why the requested lend use designation is more appropriate than the existing designation. The current designation and zoning includes the portion of wolf, pen creek that is an this tract. The current zoning designation of R-1 Single Family would allow reclamation of a targee portion of the preenwav, This will be necessary to see an flaonomical roturrr on what would have to he a -small tot single family development: The proposed designation will allow a preservation of floodMain and an opportunit for r neiahboringresidents to be involved through the use of the planned development classification and ultimate ly,the PQQ zoning district. The applicant bes rAmpared this appl+dation and certifies that fire Nofs dafedherefn and exhibits attachad hereto are [rue and correct. Signature chit-[1he Date 51