HomeMy WebLinkAboutStaff ReportCITY OP COJJJ- GE STATION
Howse of 7exas A6-Af University
REZONING REQUEST
FOR
100 Graham Road
11-00500036
REQUEST: M-1 Light Industrial to C-3 Light Commercial
SCALE: 1.70 acres
LOCATION: 100 Graham Road, generally located at the intersection of
Graham Road and Wellborn Road.
APPLICANTS: Dale Browne, McClure & Browne Engineering
PROJECT MANAGER: Matthew Hilgemeier, Staff Planner
mhilgemeier@cstx.gov
RECOMMENDATION: Approval
Planning and Zoning Commission Page 1 of 7
April 7, 2011
G
7f
W
K
H
Z
W
r
0.
O
J
W
W
Planning and Zoning Commission Page 2 of 7
April 7, 2011
Me"� c
P'060 v°
0Q0 / `� I �� QJG rc / N.P� \ / J�J•=!7 U °aI
z
/Z.. v O16 pc
m c m pve>.Q
r E LNL
M NC� S
�JO')-l��
gY��C`b-qr �7 /w y( / �v/j� (� / <. /ro / _•�. Ir / �g Uo`o c0 g� �''
��+��n
S+' �My
/.l 'Y' pUp.. p
-gi
1- \ !J y 5zzzow
40
w`°J`.A
< -g
T.
�o � NJ�7 ,, Pm �M NN.ry N %o.• oa
m, xU¢aff cam,
M
O M�N�p�p
c. G
�J
u go
m
o / 4 v� w
E t� O N
y .
/ / KKIYKQUU
Cary F-
'� Z
W
M EL
U EL
522 o
LLJ
9 _
Q
F Oa E E b;
6 ¢Kk7)
0
rn �
00 O1n
l
N QQl KKK
Planning and Zoning Commission Page 3 of 7
April 7, 2011
NOTIFICATIONS
Advertised Commission Hearing Date: April 7, 2011
Advertised Council Hearing Dates: April 28, 2011
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:
Edelweiss Gartens Neighborhood Association
Property owner notices mailed: 20
Contacts in support: None at the time of staff report.
Contacts in opposition: None at the time of staff report.
Inquiry contacts: Two residents had questions regarding the types of
uses allowed by right in C-3 Light Commercial zoning
districts.
ADJACENT LAND USES
Direction
Comprehensive
Zoning
Land Use
Plan
North
M-1 Light
Light
Suburban
Industrial across
Industrial/Manufacturing
Commercial across
Graham Road /
Facility across Graham
Graham Road
M-2 Heavy
Road / Vacant to the
(Major Collector)
Industrial to the
Northeast
Northeast
South
General Suburban
R-2 Duplex
Duplexes
Residential
East
General Suburban
R-2 Duplex
Duplexes
Residential
West
Business Park
A-O Agricultural
across F.M. 2154
Open
Vacant
Major Arterial
DEVELOPMENT HISTORY
Annexation: 1992
Zoning:
Final Plat:
Site development:
A-O Agricultural Open to M-1 Light Industrial (1993)
Unplatted
5,400 square foot office building (built sometime in the
1980's).
Planning and Zoning Commission Page 4 of 7
April 7, 2011
REVIEW CRITERIA
Consistency with the Comprehensive Plan: The subject property is designated
Suburban Commercial on the Comprehensive Plan Future Land Use and Character
Map. The Suburban Commercial land use designation is "generally 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 are located adjacent to major roads (arterials and collectors). Design of
these structures should be compatible in size, roof type and pitch, architecture, and
lot coverage with the surrounding single-family uses." The proposed change in
zoning classification from M-1 Light Industrial to C-3 Light Commercial is consistent
with the Suburban Commercial Future Land Use designation. Uses such as offices,
personal service shops, and retail sales, which are allowed by right by the C-3 Light
Commercial zoning district, are compatible with the uses intended for areas with a
Suburban Commercial Future Land Use designation.
The Comprehensive Plan states that small-scale office and neighborhood retail uses
are appropriate directly adjacent to the neighborhood provided that they are an
integrated component of the neighborhood with adequate buffering and transition for
noise, light, and parking intrusions. A change in zoning classification from light
industrial to light commercial will enable a better land use transition between
industrial and residential uses than is currently possible.
Additionally, the structure that currently exists on the property is similar in style, size
and roof pitch with the surrounding residential structures. If in the future if this site
were redeveloped, a C-3 Light Commercial zoning classification would require any
structure built on the property to meet the Non -Residential Architecture Standards of
Article 7 of the City of College Station Unified Development Ordinance. Under the
current M-1 Light Industrial zoning classification any new structures constructed on
this site are not required to meet the Non -Residential Architectural Standards.
2. Compatibility with the present zoning and conforming uses of nearby property
and with the character of the neighborhood: The properties to the south and the
east of the subject property are currently zoned and develop as residential duplexes
while the properties to the north are currently zoned and developed as light industrial
uses. The proposed change in zoning classification from light industrial to light
commercial would allow this property to develop with uses that are more compatible
with the surrounding residential properties than those uses allowed by right under
the current zoning classification such as outdoor storage of equipment and
materials, research laboratories, warehousing and distribution centers, and retail
wholesales and services.
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
requested change from a M-1 Light Industrial to a C-3 Light Commercial zoning
classification represents uses that the Comprehensive Plan anticipates as being
suitable for this area. The types of uses allowed by a C-3 zoning classification are
Planning and Zoning Commission Page 5 of 7
April 7, 2011
compatible with the surrounding light industrial uses and residential uses which
currently exist in the vicinity of subject 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:
Due to the subject property's close proximity to residential dwelling units, some
uses, which are allowed under the subject property's current M-1 Light Industrial
zoning district, are not suitable for this location. The structure that currently exists on
the subject property is used as offices which is allowed by both the current zoning
classification and the proposed zoning classification.
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 subject was zoned for industrial uses in 1993; however, since that time it has
remained undeveloped except for the existing office building that was built sometime
in the 1980's. There are 14.72 acres of developed, M-1 Light Industrial zoned
property in the vicinity of the subject property. Of the 14.72 acres of property zoned
for light industrial uses, 9.22 acres are currently developed and 5.55 acres are
undeveloped.
rdcCThe City of College Station
'� R -1
A-0
R 1
k
R 1
f
�saW^'y li
rf
s
�I
i
R 1 '
�
Y
A - 0 seo,em Pmpeny
R 2,[
x.
„v
i
R-1
A 0;
There are currently 19.24 acres of property zoned for C-3 Light Commercial uses in
the City of College Station; 18.56 acres of which are developed and 0.68 acres are
undeveloped.
Planning and Zoning Commission Page 6 of 7
April 7, 2011
6. Availability of water, wastewater, stormwater, and transportation facilities
generally suitable and adequate for the proposed use: The subject tract is
adjacent to a 12-inch water main and separate 12-inch wastewater main which runs
along Graham Road. This property is located within the Graham Road Sanitary
Sewer Impact Fee Area ($316.07/LUE) and is located in the Lick Creek Drainage
Basin. However, the subject property is not located within a FEMA regulated Special
Flood Hazard Area. Further development of this site will be required to be in
compliance with the City's Storm Water Design Guidelines. This site will continue to
take access to Graham Road, which is designated as a 2 Lane Major Collector —
Suburban Context on the City's Thoroughfare Plan. The existing infrastructure
serving this site would adequately serve any new or future redevelopment of this site
for uses allowed in C-3 Light Commercial zoning districts.
STAFF RECOMMENDATION
Staff recommends approval of the zoning amendment based on its general compliance
with the Comprehensive Plan. A change in zoning from light industrial to light
commercial allows for uses that are more compatible with the adjacent residential uses.
In addition, the neighborhood might benefit from the architectural standards that would
be required with the proposed rezoning from industrial uses to commercial uses.
SUPPORTING MATERIALS
1. Application
2. Rezoning map (provided in packet)
Planning and Zoning Commission Page 7 of 7
April 7, 2011