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HomeMy WebLinkAboutStaff Report(*0rq" CITY OF COLLEGE STATION Home of Texas A M University® REZONING REQUEST FOR 13500 ROCK PRAIRIE RD 11-00500207 REQUEST: A-O Agricultural Open to R-1 B Single Family Residential SCALE: 65 Acres LOCATION: 13500 Rock Prairie Rd APPLICANTS: City of College Station PROJECT MANAGER: Matt Robinson, Senior Planner mrobinson@cstx.gov RECOMMENDATION: Approval with condition that a 50-foot conservation easement be provided along the eastern border of the property adjacent to Lick Creek Park and that a minimum lot size for the subdivision be no less than 12,000 square feet. Planning and Zoning Commission Meeting Page 1 of 6 January 19, 2012 Planning and Zoning Commission Meeting Page 2 of 6 January 19, 2012 Planning and Zoning Commission Meeting Page 3 of 6 NOTIFICATIONS Advertised Commission Hearing Date: January 19, 2012 Advertised Council Hearing Dates: February 9, 2012 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 Williams Creek HOA None at time of staff report None at time of staff report Direction Comprehensive Plan Zoning Land Use North 4-Lane Minor Arterial Estate A -OR Rural Residential Subdivison Single Family Residences (Wlliams Creek Subdivision South Natural Areas -Protected A-O Agricultural Open Lick Creek Park East Natural Areas -Protected A-O Agricultural Open Lick Creek Park West Restricted Suburban A-O Agricultural Open Vacant DEVELOPMENT HISTORY Annexation: 1983 & 1994 Zoning: A-O Agricultural Open upon annexation Final Plat: Unplatted Site development: Largely vacant, with an existing oil well near the middle of the tract. REVIEW CRITERIA Consistency with the Comprehensive Plan: The proposed R-1 B Single -Family Residential zoning request is in general compliance with the Future Land Use and Character Map designation of the Comprehensive Plan. The Comprehensive Plan calls for a Restricted Suburban land use, which is generally for areas that should have a moderate level of development activity consisting of medium -density single-family residential lots averaging 8,000 square feet. While, the proposed R-1 B zoning designation is consistent with the Comprehensive Plan, staff is recommending a minimum lot size of 12,000 square feet in order to fit in with the general existing character of the area. Lots within the Williams Creek Subdivision to the north are all one acre or greater, while lots within the Pebble Creek Subdivision to the southwest average roughly 15,000 square feet. 2. Compatibility with the present zoning and conforming uses of nearby property and with the character of the neighborhood: Properties to the north that are across Rock Planning and Zoning Commission Meeting Page 4 of 6 January 19, 2012 Prairie Road, are part of the Willams Creek Subdivision and are zoned A -OR Rural Residential Subdivision with all lots being 1-acre or greater. Property to the west is currently undeveloped and zoned A-O Agricultural Open. However, the Future Land Use and Character Map of the Comprehensive Plan designates a Restricted Suburban land use, which would consist of residential lots of a similar size to the proposed rezoning. Additionally, the Pebble Creek Subdivision, which is located to the southwest, has lots that are comparable to the lot size proposed with the rezoning. Property to the east is Lick Creek Park, one of only two regional parks within College Station park system. In an effort to limit the impact of homes adjacent to a regional nature park, staff is recommending that a 50-foot conservation easement be placed along the eastern border of the property along the common property line with the park. This easement would prohibit the placement of structures, fences and the disturbance of existing vegetation within 50-feet of Lick Creek Park. 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 rezoning includes medium density single-family residential uses, with staff recommending a minimum lot size of 12,000 square feet. Given the existing single family residential development in the area (Williams Creek Subdivision and Pebble Creek Subdivision), and the future land uses designated in the Comprehensive Plan for the immediate vicinity, the proposed rezoning would be suitable based on the current and proposed character of the area. The subject tract has an existing oil well near the center of the property. Currently, the well is not actively extracting oil. Given the proposed minimum lot size that staff is recommending as a condition, and similar situations existing across the city, staff feels that the property is suitable for residential development. Additionally, at the time of the subdividing of the tract, the layout of the lots and streets can be configured in a manner to limit impact of the oil well. 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 subject tract is currently zoned A-O Agricultural Open. Permitted uses in the A-O zoning district include low density residential, agricultural, or open space uses and are generally compatible with residential development. The uses permitted in the A-O district are generally less intense, generate less traffic, and have lower utility demands than the proposed medium density single-family residential 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 subject tract is currently zoned A-O Agricultural Open, which limits the potential development to agricultural, low -intensity residential, or open space uses. The proposed rezoning request is an effort to increase the marketability and development potential of the property. 6. Availability of water, wastewater, stormwater, and transportation facilities generally suitable and adequate for the proposed use: The subject tract is located adjacent to a 4- inch public water main, which runs along Rock Prairie Road. The tract is not currently located adjacent to or served by a public sanitary sewer system. The subject tract is located in the Lick Creek Drainage Basin and is not encroached by a FEMA designated Special Flood Hazard Area. Development of the subject tract would be required to meet the City's Planning and Zoning Commission Meeting Page 5 of 6 January 19, 2012 Storm Water Design Guidelines. The subject tract is located adjacent to and will take access from Rock Prairie Road, which is classified as a 4-Lane Minor Arterial on the City's Thoroughfare plan. STAFF RECOMMENDATION Staff recommends approval of the rezoning request with the condition that a 50-foot conservation easement be provided along the eastern border of the property adjacent to Lick Creek Park. While the easement would be permitted as part of the lot area, it would prohibit structures and fences from being placed within it, as well as prohibit existing vegetation from being removed from within it. In addition, staff is recommending that a condition be placed on the rezoning that sets the minimum lot size for the subdivision at no less than 12,000 square feet. SUPPORTING MATERIALS 1. Application Planning and Zoning Commission Meeting Page 6 of 6 January 19, 2012 (*0rq" CITY OF COLLEGE STATION Home of Texas A M University® REZONING REQUEST FOR 13500 ROCK PRAIRIE RD 11-00500207 REQUEST: A-O Agricultural Open to R-1 B Single Family Residential SCALE: 65 Acres LOCATION: 13500 Rock Prairie Rd APPLICANTS: City of College Station PROJECT MANAGER: Matt Robinson, Senior Planner mrobinson@cstx.gov RECOMMENDATION: Approval with condition that a 50-foot conservation easement be provided along the eastern border of the property adjacent to Lick Creek Park and that a minimum lot size for the subdivision be no less than 12,000 square feet. Planning and Zoning Commission Meeting Page 1 of 6 January 19, 2012 Planning and Zoning Commission Meeting Page 2 of 6 January 19, 2012 Planning and Zoning Commission Meeting Page 3 of 6 NOTIFICATIONS Advertised Commission Hearing Date: January 19, 2012 Advertised Council Hearing Dates: February 9, 2012 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 Williams Creek HOA None at time of staff report None at time of staff report Direction Comprehensive Plan Zoning Land Use North 4-Lane Minor Arterial Estate A -OR Rural Residential Subdivison Single Family Residences (Wlliams Creek Subdivision South Natural Areas -Protected A-O Agricultural Open Lick Creek Park East Natural Areas -Protected A-O Agricultural Open Lick Creek Park West Restricted Suburban A-O Agricultural Open Vacant DEVELOPMENT HISTORY Annexation: 1983 & 1994 Zoning: A-O Agricultural Open upon annexation Final Plat: Unplatted Site development: Largely vacant, with an existing oil well near the middle of the tract. REVIEW CRITERIA Consistency with the Comprehensive Plan: The proposed R-1 B Single -Family Residential zoning request is in general compliance with the Future Land Use and Character Map designation of the Comprehensive Plan. The Comprehensive Plan calls for a Restricted Suburban land use, which is generally for areas that should have a moderate level of development activity consisting of medium -density single-family residential lots averaging 8,000 square feet. While, the proposed R-1 B zoning designation is consistent with the Comprehensive Plan, staff is recommending a minimum lot size of 12,000 square feet in order to fit in with the general existing character of the area. Lots within the Williams Creek Subdivision to the north are all one acre or greater, while lots within the Pebble Creek Subdivision to the southwest average roughly 15,000 square feet. Planning and Zoning Commission Meeting Page 4 of 6 January 19, 2012 2. Compatibility with the present zoning and conforming uses of nearby property and with the character of the neighborhood: Properties to the north that are across Rock Prairie Road, are part of the Willams Creek Subdivision and are zoned A -OR Rural Residential Subdivision with all lots being 1-acre or greater. Property to the west is currently undeveloped and zoned A-O Agricultural Open. However, the Future Land Use and Character Map of the Comprehensive Plan designates a Restricted Suburban land use, which would consist of residential lots of a similar size to the proposed rezoning. Additionally, the Pebble Creek Subdivision, which is located to the southwest, has lots that are comparable to the lot size proposed with the rezoning. Property to the east is Lick Creek Park, one of only two regional parks within College Station park system. In an effort to limit the impact of homes adjacent to a regional nature park, staff is recommending that a 50-foot conservation easement be placed along the eastern border of the property along the common property line with the park. This easement would prohibit the placement of structures, fences and the disturbance of existing vegetation within 50-feet of Lick Creek Park. 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 rezoning includes medium density single-family residential uses, with staff recommending a minimum lot size of 12,000 square feet. Given the existing single family residential development in the area (Williams Creek Subdivision and Pebble Creek Subdivision), and the future land uses designated in the Comprehensive Plan for the immediate vicinity, the proposed rezoning would be suitable based on the current and proposed character of the area. The subject tract has an existing oil well near the center of the property. Currently, the well is not actively extracting oil. Given the proposed minimum lot size that staff is recommending as a condition, and similar situations existing across the city, staff feels that the property is suitable for residential development. Additionally, at the time of the subdividing of the tract, the layout of the lots and streets can be configured in a manner to limit impact of the oil well. 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 subject tract is currently zoned A-O Agricultural Open. Permitted uses in the A-O zoning district include low density residential, agricultural, or open space uses and are generally compatible with residential development. The uses permitted in the A-O district are generally less intense, generate less traffic, and have lower utility demands than the proposed medium density single-family residential 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 subject tract is currently zoned A-O Agricultural Open, which limits the potential development to agricultural, low -intensity residential, or open space uses. The proposed rezoning request is an effort to increase the marketability and development potential of the property. 6. Availability of water, wastewater, stormwater, and transportation facilities generally suitable and adequate for the proposed use: The subject tract is located adjacent to a 4- inch public water main, which runs along Rock Prairie Road. The tract is not currently located adjacent to or served by a public sanitary sewer system. The subject tract is located Planning and Zoning Commission Meeting Page 5 of 6 January 19, 2012 in the Lick Creek Drainage Basin and is not encroached by a FEMA designated Special Flood Hazard Area. Development of the subject tract would be required to meet the City's Storm Water Design Guidelines. The subject tract is located adjacent to and will take access from Rock Prairie Road, which is classified as a 4-Lane Minor Arterial on the City's Thoroughfare plan. STAFF RECOMMENDATION Staff recommends approval of the rezoning request with the condition that a 50-foot conservation easement be provided along the eastern border of the property adjacent to Lick Creek Park. While the easement would be permitted as part of the lot area, it would prohibit structures and fences from being placed within it, as well as prohibit existing vegetation from being removed from within it. In addition, staff is recommending that a condition be placed on the rezoning that sets the minimum lot size for the subdivision at no less than 12,000 square feet. SUPPORTING MATERIALS 1. Application Planning and Zoning Commission Meeting Page 6 of 6 January 19, 2012 February 9, 2012 Regular Agenda 13500 ROCK PRAIRIE RD (REZ) To: David Neeley, City Manager From: Bob Cowell, AICP, CNU-A, Executive Director of Planning & Development Services Agenda Caption: Public hearing, presentation, possible action, and discussion on a Rezoning from A-O Agricultural Open to R-1 B Single -Family Residential for 65 acres located at 13500 Rock Prairie Road, generally located west of Lick Creek Park. Relationship to Strategic Goals: Financially Sustainable City, Core Services and Infrastructure, Neighborhood Integrity, Diverse Growing Economy, Sustainable City Recommendation(s): The Planning and Zoning Commission considered this item at their January 19, 2012 meeting and voted 6-0 to recommend approval of the rezoning request with the following conditions: that a minimum lot size of 15,000 square feet be set; that a 50-foot conservation easement be placed along the east side of the property adjacent to Lick Creek Park that prohibits the placement of structures, fences and disturbance of existing vegetation; that a 100-foot conservation easement be placed along Rock Prairie Road prohibiting the placement of structures, fences and disturbance of existing vegetation; and that a 100-foot in radius conservation easement be placed around the oil well site. Summary: The Unified Development Ordinance provides the following review criteria for zoning map amendments: V ATAIAYES] V 1110=1:Ue1 1. Consistency with the Comprehensive Plan: The proposed R-1 B Single -Family Residential zoning request is in general compliance with the Future Land Use and Character Map designation of the Comprehensive Plan. The Comprehensive Plan calls for a Restricted Suburban land use, which is generally for areas that should have a moderate level of development activity consisting of medium -density single-family residential lots averaging 8,000 square feet. While, the proposed R-1 B zoning designation is consistent with the Comprehensive Plan, staff is recommending a minimum lot size of 12,000 square feet in order to fit in with the general existing character of the area. Lots within the Williams Creek Subdivision to the north are all one acre or greater, while lots within the Pebble Creek Subdivision to the southwest average roughly 15,000 square feet. 2. Compatibility with the present zoning and conforming uses of nearby property and with the character of the neighborhood: Properties to the north that are across Rock Prairie Road, are part of the Willams Creek Subdivision and are zoned A -OR Rural Residential Subdivision with all lots being 1-acre or greater. Property to the west is currently undeveloped and zoned A-O Agricultural Open. However, the Future Land Use and Character Map of the Comprehensive Plan designates a Restricted Suburban land use, which would consist of residential lots of a similar size to the proposed rezoning. Additionally, the Pebble Creek Subdivision, which is located to the southwest, has lots that are comparable to the lot size proposed with the rezoning. Property to the east is Lick Creek Park, one of only two regional parks within College Station park system. In an effort to limit the impact of homes adjacent to a regional nature park, staff is recommending that a 50-foot conservation easement be placed along the eastern border of the property along the common property line with the park. This easement would prohibit the placement of structures, fences and the disturbance of existing vegetation within 50-feet of Lick Creek Park. 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 rezoning includes medium density single-family residential uses, with staff recommending a minimum lot size of 12,000 square feet. Given the existing single family residential development in the area (Williams Creek Subdivision and Pebble Creek Subdivision), and the future land uses designated in the Comprehensive Plan for the immediate vicinity, the proposed rezoning would be suitable based on the current and proposed character of the area. The subject tract has an existing oil well near the center of the property. Currently, the well is not actively extracting oil. Given the proposed minimum lot size that staff is recommending as a condition, and similar situations existing across the city, staff feels that the property is suitable for residential development. Additionally, at the time of the subdividing of the tract, the layout of the lots and streets can be configured in a manner to limit impact of the oil well. 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 subject tract is currently zoned A-O Agricultural Open. Permitted uses in the A-O zoning district include low density residential, agricultural, or open space uses and are generally compatible with residential development. The uses permitted in the A-O district are generally less intense, generate less traffic, and have lower utility demands than the proposed medium density single-family residential 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 subject tract is currently zoned A-O Agricultural Open, which limits the potential development to agricultural, low -intensity residential, or open space uses. The proposed rezoning request is an effort to increase the marketability and development potential of the property. 6. Availability of water, wastewater, stormwater, and transportation facilities generally suitable and adequate for the proposed use: The subject tract is located adjacent to a 4- inch public water main, which runs along Rock Prairie Road. The tract is not currently located adjacent to or served by a public sanitary sewer system. The subject tract is located in the Lick Creek Drainage Basin and is not encroached by a FEMA designated Special Flood Hazard Area. Development of the subject tract would be required to meet the City's Storm Water Design Guidelines. The subject tract is located adjacent to and will take access from Rock Prairie Road, which is classified as a 4-Lane Minor Arterial on the City's Thoroughfare plan. Budget & Financial Summary: N/A Attachments: 1. Background Information 2. Aerial & Small Area Map (SAM) 3. Draft Planning & Zoning Commission Minutes — January 19, 2012 4. Ordinance