HomeMy WebLinkAboutAgendaNovember 22, 2010
Regular Agenda
Scott & White Rezoning
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
Ordinance amending Chapter 12, "Unified Development Ordinance," Section 4.2, "Official
Zoning Map," of the Code of Ordinances of the City of College Station, Texas, specifically
rezoning 97.932 acres from A-O Agricultural Open, C-1 General Commercial, C-2
Commercial Industrial, and R-4 Multi -Family to POD Planned Development District for 4005
State Highway 6, generally located southeast of the intersection of State Highway 6 and
Rock Prairie Road.
Relationship to Strategic Goals: Financially Sustainable City Providing Response to Core
Services and Infrastructure, Neighborhood Integrity, and Diverse Growing Economy
Recommendation(s): The Planning and Zoning Commission considered this item at their
November 4, 2010 meeting and voted (6-0) to recommend approval of the rezoning
request. The Planning & Zoning Commission's recommendation included several conditions
related to land use, transportation, and infrastructure that were agreed with by the
applicant and are now included in the rezoning request. Staff also recommended approval of
the rezoning request.
Summary: The Unified Development Ordinance provides the following review criteria for
zoning map amendments:
REVIEW CRITERIA
1. Consistency with the Comprehensive Plan:
• The majority of Tracts 2, 3, and portions of Tract 1 are designated as Suburban
Commercial, which is generally for concentrations of commercial activities that
cater primarily to nearby residents versus the larger community or region.
According to the Comprehensive Plan, design of structures in these areas should
be compatible in size, roof type and pitch, architecture, and lot coverage with
single-family residential uses. The proposal in this area is consistent with the
Comprehensive Plan.
• The frontage along Earl Rudder Freeway (including Tracts 6, 7, and portions of
Tract 1) is designated as General Commercial. The General Commercial
designation is for concentrations of commercial activities that cater to both
nearby residents and to the larger community or region. It is preferred that
development in these areas be concentrated in nodes instead of developed in
strips. The proposal in this area is consistent with the Comprehensive Plan.
• The eastern portion of the property, including Tracts 4, 5, and portions of Tract
1, is designated as General Suburban. General Suburban is for areas that
generally consist of high -density single-family, but may also be used for
neighborhood commercial and office in growth areas. This portion of the
property does fall into Growth Area III. Growth Area III states that
neighborhood commercial and office activities are appropriate in this area as an
element of a planned development and shall incorporate specific design criteria
including, but not limited to, minimum open spaces, floor -to -area ratios, and
bufferyards. This area will be more restrictive than Suburban Commercial
(described above), and so should also take into consideration the design of
structures to ensure that they are compatible in size, roof type and pitch,
architecture, and lot coverage with single-family residential uses. The proposal
in this area is consistent with the Comprehensive Plan.
The subject property is also located within the Spring Creek District (Medical
Corridor) - a special planning area that at some point in the future will be
studied in further detail. The focus of the Spring Creek District Plan should be
linking current and future medical facilities into a cohesive district.
2. Compatibility with the present zoning and conforming uses of nearby property
and with the character of the neighborhood: The proposed PDD includes a hospital
campus at the heart of the property with periphery retail and office uses. As such, the
proposed zoning is generally compatible with the commercially zoned property located tc
the west. The property to the north, across Rock Prairie Road, is largely zoned A-O
Agricultural Open and is undeveloped. At the entrance to the Woodcreek Subdivision,
the Riviera Day Spa is zoned and developed as light commercial. The northeast corner
of Rock Prairie Road and State Highway 6 is developed as the Plazas at Rock Prairie
shopping center. The proposed PDD designation is compatible with the commercial
development in the area. If periphery tracts are developed with appropriate scale,
architectural features, limited land uses, and appropriate traffic management, as
proposed, the development may be compatible with the larger neighborhood to the
north. Previously, representatives of nearby neighborhoods have voiced concerns about
proposed commercial developments in close proximity to existing residential
neighborhoods. The primary concerns have focused on a potential lack of compatibility
of the land uses and an increase in traffic congestion in the area. The proposal includes
approximately 100 acres that is in the area of influence of a number of neighborhoods.
Suitability of the property affected by the amendment for uses permitted by the
district that would be made applicable by the proposed amendment: The subject
property is approximately 100 acres and under common ownership. There are several
land use and character designations on the property (as described above) that generally
allow for general commercial and neighborhood commercial type zoning. The requested
PDD includes uses that the Comprehensive Plan anticipates as being suitable for this
area over the 20-year Plan horizon.
This has been identified by the Fire Department as an area that is located within the 2.5
-mile ladder truck response area, and with the opening of the Barron Road overpass, is
now located in an approximately 1.5 -mile engine response area (the ISO engine
response recommendation).
Utility and transportation infrastructure do not currently exist to serve the development
of the entire property. The PDD zoning allows for the development of the property to be
phased in such a way that it will not exceed the capacity of the utility or roadway
infrastructure at any given time. The general suitability of the land for development,
including a discussion of the availability of water, wastewater and transportation
infrastructure is included in Review Criteria #6. No FEMA floodplain exists on the
property.
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: A
portion of the property is currently zoned A-O Agricultural Open. In this area, the A-O
district is used as a holding zone for property that is projected in the Comprehensive
Plan for conversion to more intensive urban use at such time as the need for the uses is
present and when it is possible to adequately serve development with necessary
infrastructure and public services. While the permitted uses in A-O, including low
density residential, agricultural or open space uses, are generally compatible with
residential development, not all agricultural uses may be appropriate on the property
due to its location and the level of development that has occurred in the area. Generally,
the uses permitted in the A-O district are less intense, generate less traffic, and have
lower utility demands than the proposed PDD uses. A-O uses generally have fewer
service, infrastructure and facility needs. The property is generally suitable for A-O
uses.
A portion of the property is zoned C-2 Commercial Industrial. Commercial Industrial is a
district that is designed to provide a location for businesses offering goods and services
to a limited segment of the general public. The uses permitted in this district generally
serve other commercial and industrial enterprises, and because of this, are not as reliant
on high -visibility site locations. The portion of the property zoned C-2 does not have
frontage on a public street. The property is generally suitable for C-2 uses.
A portion of the property is zoned C-1 General Commercial. General Commercial is a
district that is designed to provide goods and services to the general public and visitors.
The uses permitted in this district are generally dependant on good access and visibility.
The portions of the property zoned C-1 have frontage on Rock Prairie Road and State
Highway 6. The property is generally suitable for C-1 uses.
A large portion of the subject property is zoned R-4 Multi -Family Residential. This
portion of the subject property contains an active oil well that would need to be
considered with any residential development plans. The property is generally suitable
for R-4 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 existing zoning allows the property to be marketed for residential and agricultural
uses, general commercial, commercial industrial, and multi -family development.
A market analysis of the subject property has not been provided to the City; however,
the existing A-O, C-1 General Commercial, and C-2 districts permit a mix of agricultural,
residential, commercial, office, institutional, and light industrial uses, which are
consistent with other uses found along the east side of the Bypass. Some of the property
is zoned R-4 Multi -Family and was platted in anticipation of a multi -family development
in 2008 by the property owner. While, in general, this area of the City is not anticipated
to develop as multi -family housing (based on the Comprehensive Plan Land Use and
Character Map for the area), it can be assumed that the existing R-4 zoning on this
portion of the property may still be viable from a market perspective, based on past
development actions by the property owner. In general, multi -family housing in College
Station has very high occupancy rates, further indicating the strength of this market
opportunity.
6. Availability of water, wastewater, stormwater, and transportation facilities
generally suitable and adequate for the proposed use: There are existing water
lines along State Highway 6 and Rock Prairie Road that can adequately provide water to
this area. Required Water Master Plan lines also affect this property and will need to be
designed and constructed in conjunction with the development of the property. This
includes the potential for Scott & White to provide a small parcel of land that will be
used in the future by the City to construct a water tower.
Required Sewer Master Plan lines also affect this property, and will need to be designed
and constructed in conjunction with the development of the property. This property is
currently planned to gravity flow to the Lick Creek Wastewater Treatment Plant to the
south; however, the infrastructure, including sewer collection lines, is not yet in place to
support this. To provide timely sewer service to the Hospital, Clinic, and all adjoining
parcels, the City and Scott & White are in discussions to create a development
agreement whereby the City will construct a sewage lift station on the south side of the
Scott & White property that will pump the sewage to the south, along State Highway 6,
to empty into the existing Spring Creek trunk line.
The property is surrounded by State Highway 6 and Rock Prairie Road. State Highway E
is classified on the City's Thoroughfare Plan as Freeway/Expressway and Rock Prairie
Road is classified as a 4-Lane Major Arterial in this area, although it is currently
constructed to a rural collector standard. Site development includes the construction of
a 4-Lane Major Collector (Lakeway Drive), three 2-Lane Major Collectors (Medical
Avenue, Healing Way, and Scott & White Drive), and a system of private drives. The
collector roadways will include bike lanes and sidewalks to facilitate bicycle and
pedestrian movements through the site.
Access to the property will be from Rock Prairie Road and State Highway 6. Driveways
are proposed to be limited to the public and private street network proposed with this
PDD. No additional driveways will be permitted on Rock Prairie Road or State Highway 6
Frontage Road.
College Station's Unified Development Ordinance (UDO) requires the development and
submittal of a Traffic Impact Analysis (TIA) to help inform the Planning & Zoning
Commission and City Council on the question of Rezoning. In accordance with this
requirement, the applicant submitted a TIA that complies with the requirements outlined
in the UDO. The TIA has been provided as a supporting document to this report.
Observations and comments are as follows:
1. The Concept Plan includes the construction of all required thoroughfares,
based on the City's Comprehensive Plan.
2. Right -turn deceleration lanes will be required, per the UDO, for the access
points on the State Highway 6 Frontage Road at Lakeway Drive and Scott and
White Drive, and will comply with TxDOT standards. Right -turn deceleration
lanes will be required for access points on Rock Prairie Road at Scott and
White Drive and the private driveway across from Stonebrook Drive. All
deceleration lanes will comply with ASSHTO standards. A right -turn
deceleration is required by the UDO for any development that generates 25
trips ingress in the peak hour for roadways in excess of 40 mph and any
development that generates 50 trips ingress in the peak hour for roadways
below 40 mph.
3. The Traffic Impact Analysis (TIA) calls for a left -turn bay westbound to the
site on Rock Prairie Road and Stonebrook Drive. This area along Rock Prairie
Road will have to be widened to accommodate the left -turn bay.
4. The TIA reflects the operational improvements to Longmire and Rock Prairie
Road by the opening of the Barron Road overpass at State Highway 6, shifting
45% of the traffic on Rock Prairie Road to Barron Road. Staff agrees, based
on the findings in the TIA, that no upgrades are needed to Rock Prairie Road
west of State Highway 6 for the development of the hospital, medical clinic,
and 5,419 VPD equivalents (150,000 sq. ft. of additional Medical, Dental
Office land use trips generated). However, any trips generated beyond the
trips assigned to Tract 1 and the trips equivalent, as described above, will
require another TIA or amending of the TIA. Furthermore, the intersection at
Longmire and Rock Prairie Road will need operational improvements if trips
are generated above the_5,419 VPD equivalents.
REVIEW OF CONCEPT PLAN
The Concept Plan includes specific details for the development of Tract 1 — the hospital site
and the location of all public and private roads to be developed in the first phase. For all
other Tracts (2-7), land uses only are proposed. Prior to any site plan or development of
Tracts 2-7, a detailed revised Concept Plan will be required to be approved by the City
Council through a standard PDD rezoning process.
Purpose & Intent Statement
The applicant has stated the purpose and intent of this Planned Development to be for
development of a "Hospital, Medical Clinic, Medical Office, and future development."
Land Use
The proposed land uses for each tract are included as an attachment to this report and are
consistent with the Community Character and Land Use designations contained in the
Comprehensive Plan.
Access
Driveway locations limited to those shown on the Concept Plan for Tracts 1 and 4, and
exclude any further driveway access to Rock Prairie Road or State Highway 6.
Architectural Design
The applicant has proposed that for structures on Tracts 2, 3, 5, and the first 400 feet from
Rock Prairie Road on Tract 4, the buildings architecture, styles, and facades of the
structures will be similar to and consist of similar materials of those present in the
neighborhoods located across Rock Prairie Road. The roof pitch is proposed at 4:12.
Additionally, architectural standards for Tract 4 and along Rock Prairie Road will relate to
the "first layer" of buildings off of Rock Prairie Road, regardless of the distance from Rock
Prairie Road. The architectural and height limitations in this PDD were included to create
the desired character along the Rock Prairie corridor in that area.
The Hospital buildings will meet all minimum ordinance requirements besides those granted
as meritorious modifications. The applicant has provided the following information related to
the architectural design on Tract 1 — the hospital building:
Exterior materials of the front elevation's two-story base will include stone, brick and
glass. The addition of architectural metal panels will complete the material pallet for
the upper three floors. A strong vertical motif is developed with the stone pillars
along the two-story lobby/waiting concourse. The stone pillars are six feet wide and
occur along the concourse on 15-foot centers. The space between the pillars is
recessed 18 inches and in -filled with glass curtain wall providing a regular pattern of
articulation along the two-story base. The extension of the Gift Shop, Entry
Vestibule and Chapel outward along the concourse will provide additional articulation
elements. On the upper three floors the windows will protrude outward from the
building three feet continuing the articulation of the fagade of the building.
Lighting
The proposal includes restrictions on site lighting such that Tracts 2-5 will be limited to a
maximum mounting height of 12 feet and Tracts 1, 6, and 7 will be limited to a maximum
mounting height of 30 feet. The proposal provides for a more residential scale of lighting on
the tracts identified as either General Suburban or Suburban Commercial and allows for the
higher intensity commercial areas to use a type of lighting more appropriate to a general
commercial development.
Drainage & Stormwater
The proposal includes a wet pond on site for increased water quality. The applicant has
provided the following information regarding the wet pond:
This best management practice (BMP) will treat the entire site of Tract 1 for water
quality and provide approximately 93% total suspended solids (TCC) removal
efficiency. In addition to provide water quality, the pond will also detain the 2-, 10-,
25-, and 100- year storm events. The pond will also serve as an aesthetic landscape
feature and serve as the main focal point as you enter the site.
Stormwater run-off from the developed portions of the site will be collected in roof
drains, area inlet and curb inlets. The captured stormwater will be conveyed in
below -grade storm sewer conduit to the earth -wall wet pond providing both
detention and water quality. The wet pond will also serve as a source of landscape
irrigation water, ensuring the re -use of the Stormwater at least once.
Base Zoning and Meritorious Modifications
The applicant proposes to utilize C-1 General Commercial as the base, underlying zoning
district for standards not identified in the PDD. At the time of site plan and plat, the project
will need to meet all applicable site, architectural and platting standards required by the
Unified Development Ordinance except where meritorious modifications are granted with the
PDD zoning. The applicant has requested the following meritorious modifications:
1. Section 7.2.I "Number of Off -Street
Development Ordinance
The applicant has proposed the followinc
Parking Spaces Required" of the Unified
modified parking requirements:
. Use
Unit
S aces/Unit
UDO Re uirement
Da Care Center
250 s.f.
0.8
1
Hospital
Bed
2
As determined by
the Administrator
Medical or Dental
Clinic < 20,000
s.f.
200 s.f.
0.8
1
Office Building
250 s.f.
0.875
1
In addition, any use not specifically listed shall refer to the Unified Development
Ordinance and may be reduced by 20%. The applicant states that the proposed
modification will reduce the amount of impervious cover on site.
2. Section 7.2.0 "Dimensions & Access" of "Off -Street Parking Standards"
The applicant has proposed a minimum parking space size of not less than nine feet by
eighteen feet six inches (9'x18.5'). The Unified Development Ordinance requires a
minimum parking space size of nine feet by twenty feet (9'x20'), but allows for a length
as little as eighteen feet (18') if the space abuts a four -foot landscaped island or a six-
foot sidewalk. The applicant states that the proposed modification allows for safe
parking lot movements while reducing the impervious cover.
3. Section 5.4 "Non -Residential Dimensional Standards" of the Unified
Development Ordinance
The applicant is proposing the following setbacks for Tracts 1-7:
-. ` �
Tract 1
Tract 2 ;i,
Tract 3 -
Tract 4
Tract 5 .
Ttact 6
Tract 7
Min. Lot Area
None
None
None
None
None
None
None
Min. Lot Width
N/A
24'
24'
24'
24'
24'
24'
Min. Lot Depth
N/A
100,
100,
100,
100,
100,
100,
Min. Front
Setback
50'
35'
35'
35'
24'
35'
35'
Min. Side Setback
50'
15'
15'
A B
A B
A B
A B
Min. S.S. Setback
25'
25'
25'
15'
15'
15,
15,
Min. Rear Setback
25'
25'
25'
15'
15'
15'
15'
Max. Height
6
stories
(96')
2
stories
(30')
2
stories
(30')
4
stories
(50')
D
2
stories
(30')
C
4
stories
(50')
4
stories
(50')
C - Single- Family Height/Setback applies.
D - Buildings located on Tract 4 shall be limited to a maximum of 2 stories from Rock
Prairie Road to a depth of 400 feet. Beyond the 400 feet heights may rise to 3 stories
and buildings adjacent to Tract 1 shall be allowed to be up to 4 stories.
4. Section 7.3.C.7 "Geometric Design of Driveway Access" of the Unified
Development Ordinance
The applicant is proposing a modification to this section that would more clearly allow for
medians within driveways. The Unified Development Ordinance requires commercial
drives to be a minimum of 24 feet and a maximum of 36 feet in width. The applicant is
proposing that the total pavement width (minus the median) be permitted to range
between 24 and 36 feet. At the time of site plan, all drives will be designed to the
satisfaction of the Fire Department and meet minimum sight distance requirements. The
applicant states that the purpose of the added medians would be to add landscaping and
reduce the heat island effect of pavement.
Section 7.4 "Signs" of the Unified Development Ordinance
The applicant is requesting that a special sign package be permitted for Tract 1, the
hospital property. The proposal includes 29 signs that, due to their size, are considered
freestanding signs. In addition, the applicant is requesting to utilize their corporate logo
flag alongside the Country and State flags. Generally, corporate flags are permitted in
lieu of a freestanding sign. The applicant has stated that the modifications provide for
much needed directional signage for patients and emergency vehicles to locate their
appropriate entrances.
To offset this request, the applicant has proposed that each tract (Tracts 2-7) be
permitted only one freestanding sign and that the maximum height is 16 feet (relating
to the height of the primary sign for the hospital tract). All other sign standards will be
those of the C-1 General Commercial zoning district, with the exception that
freestanding signs will not be permitted on Tracts 4 and 5, and roof signs will not be
permitted on Tracts 2-5.
6. Section 7.9 B.3 "Building Materials" of the Unified Development Ordinance
The applicant is proposing to use 30% high grade architectural metal on the hospital
structure on Tract 1. The Unified Development Ordinance restricts the use of metal to
20% of a fagade. To offset this request, the applicant has proposed to limit metal on
other structures to a maximum of 15%. In addition, each tract will have to meet the
highest architectural standards of the Unified Development Ordinance, architectural
standards for building plots over 150,000 square feet of building area (regardless of the
building sizes constructed).
7. Section 7.9.E.3 11 Additional Standards for 50,000 s.f. or Greater" "Landscaping"
of the Unified Development Ordinance
The applicant is requesting that trees required to be planted in tree wells within a
sidewalk along primary facades be permitted to be planted in landscape areas instead.
S. Section 7.9.F.4 "Additional Standards for 150,000 s.f. or Greater of the Unified
Development Ordinance
The applicant is requesting that parking screening berms not be required for parking
areas located beyond 100 feet from the public right-of-way if the area between the
parking and the right-of-way remains as open space. The parking will be required to be
screened using another method such as landscaping to screen the parking.
9. Table V "Streets and Alleys" of the Bryan/College Station Unified Design
Guidelines
The applicant proposes a 2-lane Major Collector right-of-way width of 60 feet (Scott &
White Drive, Medical Avenue, Healing Way). Generally, 2-Lane Major Collectors are
required a right-of-way width of 77 feet with bike lanes. The 4-Lane Major Collector
(Lakeway) is proposed to have a right-of-way of 80 feet. Generally, 4-Lane Major
Collectors are required a right-of-way width of 99 -101 feet with bike lanes.
The Unified Development Ordinance provides the following review criteria for 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: The Concept Plan provides
for a hospital development at the core of the property with supporting uses along the
periphery, such as medical office and retail. Development of tracts located along the
periphery of the site along Rock Prairie Road are proposed to have increased aesthetic
requirements, and will have a scale and elements / materials similar and complementary
to the neighborhoods to the north. Driveways to Rock Prairie Road and the Frontage
Road are limited to those shown on the Concept Plan; all other drives will take access to
roadways proposed within the development.
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: The Concept Plan reflects
the Community Character and Land Use designations included in the Comprehensive
Plan. Along Rock Prairie Road and along the eastern portion of the site, the
Comprehensive Plan describes future development as General Suburban and Suburban
Commercial, calling for development that is compatible and complementary to existing
residential areas. The proposal includes elements that complement the surrounding
neighborhoods, such as increased aesthetic requirements, reduced scale, pitched roofs,
and materials complementary to the neighborhoods to the north along Rock Prairie
Road, as well as pedestrian scale lighting and increased open space throughout the
development.
3. The proposal is compatible with existing or permitted uses on abutting sites
and will not adversely affect adjacent development: The abutting properties are
largely vacant, but are shown for future General Commercial, Natural Areas - Reserved,
and General Suburban uses in the Comprehensive Plan. Tracts abutting areas shown
for General Suburban have included increased standards to complement and be
compatible with future residential development. Along the eastern property line the land
is zoned A-P Administrative Professional and could be developed for uses such as
personal service and office. The proposed development is similar to these uses and will
be complementary. Properties located along State Highway 6 Frontage Road are shown
for General Commercial. The Concept Plan includes uses similar (though slightly
restricted) to General Commercial zoning and includes increased aesthetic requirements.
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: No dwelling units are proposed.
5. The development includes provision of adequate public improvements,
including, but not limited to, parks, schools, and other public facilities: None
proposed.
6. The development will not be detrimental to the public health, safety, welfare,
or materially injurious to properties or improvements in the vicinity: Besides the
requested meritorious modifications, the proposed development will meet all City
requirements, and in some cases, exceed requirements.
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: The applicant has submitted a Traffic Impact Analysis, as required by the
Unified Development Ordinance. Based on the findings of the TIA, development will be
phased so that the roadways can adequately absorb the traffic. Site development
includes the construction of a 4-Lane Major Collector (Lakeway Drive), three 2-Lane
Major Collectors (Medical Avenue, Healing Way, and Scott & White Drive), and a system
of private drives. The collector roadways will include bike lanes and sidewalks to
facilitate bicycle and pedestrian movements through the site.
Budget & Financial Summary: N/A
Attachments:
1. Background Information
2. Aerial & Small Area Map (SAM)
3. Draft Planning & Zoning Commission meeting minutes (November 4, 2010)
4. Scott & White Proposal, including Concept Plan
S. List of Proposed Land Uses
6. Ordinance
BACKGROUND
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:
Property owner notices mailed:
Contacts in support:
Contacts in opposition:
Inquiry contacts:
ADJACENT LAND USES
Wilshire HOA
Sandstone HOA
Foxfire HOA
Amberlake HOA
Chadwick HOA
Stonebridge HOA
Stonebridge Court HOA
19
None as of date of staff report
Two as of date of staff report. Concerns related to
retail and office on periphery of tract and related
traffic.
Three as of date of staff report
Direction
Comprehensive
Zoning
Land Use
Plan
North
Suburban
A-O Agricultural-
Vacant, Riviera Day
Commercial and
Open, C-3 Light
Spa, Plazas at Rock
Restricted
Commercial, C-1
Prairie shopping
Suburban across
General
center across Rock
Rock Prairie Road
Commercial across
Prairie Road (Major
(Major Arterial)
Rock Prairie Road
Arterial)
Major Arterial
South
General
A-O Agricultural
Rural, Vacant
Commercial and
Open
Natural Areas -
Reserved
East
General Suburban
A-O Agricultural-
Rural, Vacant
in Growth Area III
Open, A-P
and General
Administrative
Commercial
Professional
West
General
C-1 General
Vacant and State
Commercial and
Commercial
Highway 6
Freeway
DEVELOPMENT HISTORY
Annexation:
1977 and 1983
Zoning:
Annexed as A-0 Agricultural -Open. A-0 to C-2 Commercial
Industrial in 1986; C-2 to R-5 Apartment/Medium Density in
1994; and R-5 renamed to R-4 Multi -Family in 2003.
Portions of the property along the State Highway 6 Frontage
Road and along Rock Prairie Road near its intersection with
State Highway 6 were zoned C-1 General Commercial in
2009. Rezoning of approximately 44 acres to C-1 General
Commercial was denied in 2009.
Final Plat:
A portion of the property was platted as Rock Prairie Heights
in 2008
Site development:
Largely vacant, with an on -site oil well
Proposed Land Uses
Tract 1:
• Extended Care Facility / Convalescent / Nursing Home
• Educational Facility, College & University
• Educational Facility, Indoor Instruction
• Educational Facility, Outdoor Instruction
• Educational Facility, Vocational / Trade
• Health Care, Hospitals
• Health Care, Medical Clinics
• Offices
• Scientific Testing / Research Laboratory
• Wireless Telecommunication Facilities- Intermediate*
Tract 2:
• Extended Care Facility / Convalescent / Nursing Home
• Educational Facility, College & University
• Educational Facility, Indoor Instruction
• Educational Facility, Primary & Secondary
• Government Facilities
• Health Care, Medical Clinics
• Parks
• Places of Worship
• Animal Care Facility, Indoor
• Art Studio / Gallery
• Commercial Amusements (C)
• Daycare, Commercial
• Drive-in / thru window*#
• Dry Cleaners & Laundry*
• Health Club / Sports Facility, Indoor*#
• Offices
• Personal Service Shop
• Printing / Copy Shop
• Restaurants
• Retail Sales & Service*
• Retail Sales & Service —Alcohol*
• Scientific Testing / Research Laboratory
• Utility *
• Wireless Telecommunication Facilities- Intermediate*
• Wireless Telecommunication Facilities- Unregulated
Tract 3:
• Extended Care Facility / Convalescent / Nursing Home
• Educational Facility, College & University
• Educational Facility, Indoor Instruction
• Educational Facility, Primary & Secondary
• Government Facilities
• Health Care, Medical Clinics
• Parks
• Places of Worship
• Animal Care Facility, Indoor
• Art Studio / Gallery
• Commercial Amusements (C)
• Daycare, Commercial
• Drive-in / thru window+
• Dry Cleaners & Laundry*
• Health Club / Sports Facility, Indoor+
• Offices
• Personal Service Shop
• Printing / Copy Shop
• Restaurants
• Retail Sales & Service*
• Retail Sales & Service — Alcohol*
• Scientific Testing / Research Laboratory
• Utility *
• Wireless Telecommunication Facilities- Intermediate*
• Wireless Telecommunication Facilities- Unregulated
Tract 4:
• Extended Care Facility / Convalescent / Nursing Home
• Educational Facility, College & University
• Educational Facility, Indoor Instruction
• Educational Facility, Primary & Secondary
• Educational Facility, Tutoring
• Educational Facility, Vocational / Trade
• Government Facilities
• Health Care, Medical Clinics
• Parks
• Places of Worship
• Animal Care Facility, Indoor
• Art Studio / Gallery
• Daycare, Commercial
• Drive-in / thru window*+
• Dry Cleaners & Laundry*
• Health Club / Sports Facility, Indoor+
• Offices
• Personal Service Shop
• Printing / Copy Shop
• Radio / TV Station / Studios
• Retail Sales & Service*
• Retail Sales & Service — Alcohol*
• Scientific Testing / Research Laboratory
• Utility *
• Wireless Telecommunication Facilities- Intermediate*
• Wireless Telecommunication Facilities- Major (C)
• Wireless Telecommunication Facilities- Unregulated
Tract 5:
• Extended Care Facility / Convalescent / Nursing Home
• Educational Facility, College & University
• Educational Facility, Indoor Instruction
• Educational Facility, Primary & Secondary
• Educational Facility, Tutoring
• Educational Facility, Vocational / Trade
• Government Facilities
• Health Care, Medical Clinics
• Parks
• Places of Worship
• Animal Care Facility, Indoor
• Art Studio / Gallery
• Daycare, Commercial
• Drive-in / thru window*
• Offices
• Parking as Primary Use (C)
• Personal Service Shop
• Printing / Copy Shop
• Radio / TV Station / Studios
• Scientific Testing / Research Laboratory
• Utility
• Wireless Telecommunication Facilities- Intermediate*
• Wireless Telecommunication Facilities- Major (C)
• Wireless Telecommunication Facilities- Unregulated
Tract 6:
• Extended Care Facility / Convalescent / Nursing Home
• Educational Facility, College & University
• Educational Facility, Indoor Instruction
• Educational Facility, Outdoor Instruction
• Educational Facility, Primary & Secondary
• Educational Facility, Tutoring
• Educational Facility, Vocational / Trade
• Government Facilities
• Health Care, Hospitals
• Health Care, Medical Clinics
• Parks
• Places of Worship
• Animal Care Facility, Indoor
• Art Studio / Gallery
• Car Wash *
• Commercial Garden / Greenhouse / Landscape Maint.*
• Commercial Amusements*
• Conference / Convention Center
• Country Club
• Daycare, Commercial
• Drive-in / thru window
• Dry Cleaners & Laundry
• Fraternal Lodge
• Fuel Sales`
• Health Club / Sports Facility, Indoor+
• Health Club / Sports Facility, Outdoor
• Hotels
• Night Club. Bar or Tavern (C)
• Offices
• Parking as Primary Use
• Personal Service Shop
• Printing / Copy Shop
• Radio / TV Station / Studios
• Restaurants
• Retail Sales — Single Tenant over 50,000 SF
• Retail Sales & Service*
• Retail Sales & Service —Alcohol*
• Theater
• Storage, Self Service
• Vehicular Sales, Rental, Repair and Service*
• Scientific Testing / Research Laboratory
• Utility *
• Wireless Telecommunication Facilities- Intermediate*
• Wireless Telecommunication Facilities- Major (C)
• Wireless Telecommunication Facilities- Unregulated
Tract 7:
• Extended Care Facility / Convalescent / Nursing Home
• Educational Facility, College & University
• Educational Facility, Indoor Instruction
• Educational Facility, Primary & Secondary
• Educational Facility, Tutoring
• Educational Facility, Vocational / Trade
• Government Facilities
• Health Care, Medical Clinics
• Parks
• Places of Worship
• Animal Care Facility, Indoor
• Art Studio / Gallery
• Car Wash *
• Commercial Garden / Greenhouse / Landscape Maint.*
• Commercial Amusements`
• Daycare, Commercial
• Drive-in / thru window*
• Dry Cleaners & Laundry
• Fuel Sales*
• Health Club / Sports Facility, Indoor+
• Hotels
• Night Club. Bar or Tavern (C)
• Offices
• Personal Service Shop
• Printing / Copy Shop
• Radio / TV Station / Studios
• Restaurants
• Retail Sales — Single Tenant over 50,000 SF
• Retail Sales & Service*
• Retail Sales & Service —Alcohol*
• Theater
• Scientific Testing / Research Laboratory
• Utility *
• Wireless Telecommunication Facilities- Intermediate*
• Wireless Telecommunication Facilities- Major (C)
• Wireless Telecommunication Facilities- Unregulated
* Land Use with Supplemental Standards (Refer to Article 5 of the Unified Development
Ordinance)
+ Drive-in / thru windows shall be limited to not include restaurants and Health clubs are limited
to 20,000 s.f.
# Health Clubs are limited to 20,000 square feet and Restaurant Drive-Thru permitted only on
portion of Tract 2 previously zoned C-1 General Commercial
(C) Conditional Use Permit