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Home My WebLink AboutStaff Report(*/9 CITY Of, COL-EGB S vr1ON Horne of %exatA&M University' REZONING REQUEST FOR 1600 UNIVERSITY DR EAST 13-00900197 REQUEST: O Office with OV Corridor Overlay to GC General Commercial with OV Corridor Overlay SCALE: One lot on approximately 4.4 acres LOCATION: 1600 University Dr East, generally located at the southwest corner of Glenhaven Drive and University Drive East APPLICANT: Jesse Durden, CapRock Texas PROJECT MANAGER: Morgan Hester,S taff Planner mhester@cstx.gov RECOMMENDATION: A request has been submitted for this property to amend the Comprehensive Plan from Institutional/Pubic to General Commercial. The Planning & Zor lg Commission heard this request on October 17, 2013 and recommended approval with a 4-0 vote. City Council will hear this request and make the final action at their November 14, 2013 meeting. Contingent on City Council's approval of the Comprehensive Plan Amendment request, Staff recommends approval of the proposed rezoning. Planning & Zoning Commission Page 1 of 6 November 7, 2013 Planning & Zoning Commission Page 2 of 6 November 7, 2013 CD z c O A IF C �s�rioo �o�zZ�v0 W F.P 4i rn m E 4 11 �� LD 9�, •N ti0y�� 6�y VrR'UKY SDI' rvm j zzzorcs ¢e J p,O u Al e �� // ♦�� .L. ry �G�� ry •.�,.{ m a d'�7j ^•p� b. i m mya mm�ca OVG� i p y�� NVE=aa' W mam ! w { W ? Q m ra EEcY m U y Al �x�om0'u°ma IV Ct LLJ a LU _f' > ch z LU w m \ n > Uy�r rYy' m \ ainm m `` l/• 1ii Kw KC�NpF Planning & Zoning Commission Page 3 of 6 November 7. 2013 NOTIFICATIONS Advertised Commission Hearing Date: November 7, 2013 Advertised Council Hearing Dates: November 25, 2013 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: Summerglen HOA Post Oak Forest HOA Contacts in support: Contacts in opposition: Inquiry contacts: ADJACENT LAND USES None at the time of this report. None at the time of this report. None at the time of this report. Direction Comprehensive Plan Zoning Land Use North (across General Commercial Restaurants and University Drive East) General Commercial with OV Corridor retail Overlay Neighborhood T Townhome with Glenhaven Estates South Conservation NPO Neighborhood (Single-family Prevailing Overlay residential) East (across General Commercial Glenhaven Drive) Institutional/Public with OV Corridor Scott & White Clinic Overlay Neighborhood T Townhome with Glenhaven Estates West Conservation NPO Neighborhood (Single-family Prevailing Overlay residential) DEVELOPMENT HISTORY Annexation: August 1958 Zoning: R-3 Townhouse (back portion of property) March 1981 A-P Administrative Professional (front portion of property) March 1981 A-P Administrative Professional (back portion of property) December 1984 OV Corridor Overlay January 1992 Final Plat: June 1985 Glenhaven Estates Phase 6 Site development: Scott & White Offices REVIEW CRITERIA 1. Consistencywith the Comprehensive Plan: The subject property is designated at Institutional/Public on the Comprehensive Plan. GC General Commercial is not consistent with this designation. A Comprehensive Plan Amendment request is currently being processed for this property to amend the Future Land Use and Character Map from Institutional/Public to General Commercial. Planning & Zoning Commission Page 4 of 6 November 7, 2013 2. Compatibility with the present zoning and conforming uses of nearby property and with the character of the neighborhood: The subject property is currently zoned O Office and abuts a single-family area, designated as Neighborhood Conservation on the Comprehensive Land Use Plan. The existing medical clinic acts as a transition between the single-family residential areas and University Drive East and the major commercial activities that occur along it. With the proposed General Commercial zoning, an increased amount of traffic can be anticipated. The Unified Development Ordinance requires screening and buffering between commercial and residential properties. Permitted development would include all uses within the General Commercial zoning district. 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 for this property is GC General Commercial from O Office. Immediately adjacent to this property is an area zoned T Townhorne, a single-family use in an area designated as Neighborhood Conservation on the Comprehensive Plan. A GC General Commercial zoning will allow for development that is more intense than what is permitted in the current O Office zoning district. Requirements are in place to protect single-family properties that abut commercial developments, such as a buffering, allowable building height, and permitted site lighting, but these will not mitigate all impacts. This property is a corner lot along a major arterial with a signalized intersection. 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 current O Office zoning of the property acts as a transitional buffer from University Drive East to the abutting single-family development. Office uses typically operate during working hours of 8:00 am to 5:00 pm which limits the amount of noise and need for site lighting in the evening. Uses that are permitted in this zoning typically do not cater to the general public and create less traffic than a commercial development. 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 as a justification for the request that the Scott & White clinic will relocate to the new hospital in the Medical District, leaving this property with an office land use that will no longer be marketable. It is understood that the current owner is restricting the use of the property so it may not be used for medical use. Adjacent property, across Glenhaven Drive, owned by the same party is currently zoned GC General Commercial though also designated Institutional/Public on the Comprehensive Plan. 6. Availability of water, wastewater, stormwater, and transportation facilities generally suitable and adequate for the proposed use: Water service to the property is provided by an existing 16-inch water main running along the south side of University Drive East and an 8-inch waterline along he west side of Glenhaven Drive. Domestic and fire flow demands may necessitate future water main extensions at the time of site development. There are currently two 8-inch sanitary sewer mains extending across Glenhaven Drive to serve the property. The proposed General Commercial land use may create more intensity and preliminary analysis of the system has indicated that there is available capacity to serve this type of development. Planning & Zoning Commission Page 5 of 6 November 7, 2013 The subject tract is located in the Carters Creek drainage basin. No portion of the property has been designated FEMA Special Flood Hazard Area. Development of the subject tract will be required to meet the requirements of the City's Storm Water Design Guidelines, and site development impacts on the drainage system will be evaluated further at that time. The current zoning is O Office and could generate up to approximately 749 vehicles per day (VPD). The proposed GC General Commercial zoning could generate up to approximately 2,200 VPD, a net increase of 1,451 VPD. TxDOT's 2009 traffic counts along University Drive East in this area are 34,000 VPD and the City's travel demand model projected to 2011 indicates a volume of 42,000 VPD. In this area, University Drive East has a capacity of 60,000 VPD with a level of service (LOS) "D" being at 50,000 VPD. University Drive East's capacity is sufficient; however, changes may have to be made to the traffic signal timing along this corridor. At the time of site changes, a Traffic Impact Analysis (TIA) will be required if more than 150 vehicle trips are generated in the peak hour. STAFF RECOMMENDATION A request has been submitted for this property to amend the Comprehensive Plan from Institutional/Public to General Commercial. The Planning & Zoning Commission heard this request on October 17, 2013 and recommended approval with a 4-0 vote. City Council will hear this request and make the final action at their November 14, 2013 meeting. Contingent on City Council's approval of the Comprehensive Plan Amendment request, Staff recommends approval of the proposed rezoning. SUPPORTING MATERIALS 1. Application 2. Rezoning map Planning & Zoning Commission Page 6 of 6 November 7. 2013