HomeMy WebLinkAbout00070510STAFF REPORT
Prepared by: Jessica Jimmerson Date: 12-27-00
Item: Public hearing, discussion and possible action on a rezoning request
consisting of 11.5 acres out of the Horse Haven Estates Subdivision from A-O,
Agricultural Open and R-1, Single Family Residential to PDD-B, Planned
Development District - Business located on the northbound frontage road of Earl
Rudder Frwy between Raintree Dr. and Harvey Rd. (00-225)
Applicant: Academy, Ltd.
Staff Recommendations: Staff recommends approval of the request.
Item Summary:
Type of Use Proposed:
Comprehensive Plan Considerations: The Land Use Plan shows this area to
be Mixed Use. -aF' R' ,.4a.._ is classified as a FregmwM j
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rezoning request is in compliance with the recently approve
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Development Policies:
Surrounding uses (existing and on future LUP):
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Item Background:
Annexed:
Rezoned:
Recent actions:
Development activity in the vicinity: L-kpl o55
J:IPZTE>MSRR.DOC
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00-225 00-225 00-225
BORISKIE, LYDIA PARTNERSHIP HERMANN, BURT & VIRGINIA MCGILL, DAVIS T TRUSTEE
C/O VIRGINIA HERMANN 2401 EARL RUDDER FRWY S 1119 VILLA MARIA RD
2401 EARL RUDDER FRWY S COLLEGE STATION, TX BRYAN, TX
COLLEGE STATION, TX
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STAFF REPORT
Prepared by: Jessica Jimmerson Date: 12-27-00
Item: Public hearing, discussion and possible action on a rezoning request
consisting of 11.5 acres out of the Horse Haven Estates Subdivision from A-O,
Agricultural Open and R-1, Single Family Residential to PDD-B, Planned
Development District - Business located on the northbound frontage road of Earl
Rudder Frwy between Raintree Dr. and Harvey Rd. (00-225)
Applicant: Academy, Ltd.
Staff Recommendations: Staff recommends approval of the request.
Item Summary/ Comprehensive Plan Considerations: The applicant is
requesting this rezoning to allow for a large retail center on the site. The Land
Use Plan shows this area to be Mixed Use as does the recently adopted East
Bypass Plan (EBP). The EBP also sets forth 4 Objectives and 15 suggested
Actions regarding how land use questions should be addressed by our
ordinances. (See Attached) A majority of the proposed action items are ones
that are being reviewed by the consultants through the City's current ordinance
revision process. Therefore, to date, the City has actually implemented none of
the action items. Nevertheless, staff used the East Bypass Plan as a tool in
evaluating the proposed PDD rezoning request.
The applicant began discussions with the City about this project prior to the
kickoff of the East Bypass Study, however the applicant did attempt to
incorporate some of the suggestions of the Study into the concept plan. In fact,
they met with not only the area residents, but also with the East Bypass Planning
Team. The result is a project that meets some, but not all, of the East Bypass
Plan Objectives.
The proposed rezoning has two major areas where it differs from the
suggestions in the EBP. First, the EBP would like to discourage large scale / big
box commercial developments. Academy is large scale / big box. However, the
EBP does not recommend completely prohibiting large scale / big box.
Therefore, staff looked at whether the potential negative impacts of a big box in
this location are being mitigated by the proposal. The approximate 4 acres of
floodplain, varying in width from approx. 120 ft. to approx. 500 ft. will be a very
large onsite buffer between the development itself and the southern property
line. Approximately 800 ft. will separate the development from existing
residential. Staff believes that this should mitigate most of the negative impacts
that would affect existing residents.
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Secondly, the EBP recommends that parking be placed at the side or in the rear
of buildings. Academy believed that the subject property was not wide enough
along the frontage road to allow, logistically, for the building to be placed at the
front of the property. To compensate for this, as well as, to address the
concerns over aesthetics in the EBP, Academy has proposed landscaping and
streetscaping that is more than triple the current requirements in the ordinance.
Staff believes that this should significantly soften the visual impact of the
development from the roadway.
Item Background: This property has been within the City limits for some time.
The current A-O zoning is the holding zone, which was placed on the property
when it came into the City. The small piece of the property that is currently
zoned R-1 is wholly contained within floodplain and is not intended to be
developed. This rezoning request is in compliance with the recently approved
Master Development Plan for Horse Haven Estates. Please note that the
property between the subject property and the existing development in Raintree
is what is known as the Daryl Grein property, that has had several rezoning
requests come before the Commission recently.
Commission Action Options: The Commission acts as a recommending body
on the question of rezoning, which will be ultimately decided by City Council.
The Commission options are:
1. Recommend approval of rezoning as submitted;
2. Recommend approval with physical conditions that will mitigate negative
impacts;
3. Recommend a less intense zoning classification;
4. Recommend denial;
5. Table indefinitely; or,
6. Defer action to a specified date.
Supporting Materials:
1. Location Map
2. Application
3. Infrastructure and Facilities
4. Excerpt from the East Bypass Plan
5. Letters in opposition
6. Copy of Concept Plan (for PDDs only)
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INFRASTRUCTURE AND FACILITIES
Water: Available water service is adequate for the proposed use.
Utilities may need to be extended through the property at the time of
platting.
Sewer: Available sewer service is adequate for the proposed use.
Utilities may need to be extended through the property at the time of
platting.
Streets: More than adequate access is available to this site by its
location on the Earl Rudder Freeway and the proposed Horse Haven
Lane which will be built to minor collector standards including sidewalks
on both sides of the street.
Off-site Easements: An off-site easement for drainage may be
required. This will be determined at the time of platting.
Drainage: This project will be required to comply with the City's
Drainage Ordinance at the time of platting and site planning.
Flood Plain: The latest Federal Emergency Management Agency
(FEMA) Flood Insurance Rate Maps show that portions of the site are
located within the Regulatory 100 Year Floodplain. It is the intention of
the applicant to work within the requirements and restrictions of the
City's existing Ordinances to fill a small portion of the 100-Year
Floodplain on the site. The applicant is proposing compensating
excavation to replace the volume of floodplain to be filled.
Greenways: It is also the intent of the applicant to convey the
remainder of the floodplain and floodway, approximately 4 acres, to the
City. This area is classified as a level 5 acquisition priority by the City's
Greenways Master Plan.
NOTIFICATION:
Legal Notice Publication(s): The Eagle; 12-20-00 and 1-10-00
Advertised Commission Hearing Dates(s): 1-4-00
Advertised Council Hearing Dates: 1-25-00
Number of Notices Mailed to Property Owners Within 200% 3
Response Received: One letter in opposition was received by staff as
of date of staff report. See attached.
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LAND USE
"I am afraid growth will be so staggering that it will have a dramatic negative impact on
the environment and the area. It is a really nice place to live. " - Resident
"Like it or not, the frontage roads on the Bypass are going to develop commercially and
personally believe commercial development is good if it is controlled growth. " - Resident
" I prefer it not look like Houston with businesses all along every inch. " - Resident
"More control, get tough. The city needs to be more restrictive in controlling
developers. " - Woodcreek resident
East Bypass Area Plan
29
Summary
Almost 60% of the approximately 2500 acres in the East Bypass area is currently
undeveloped. Because of this, future development is one of the major issues for current
residents. A large amount of undeveloped property fronts on Highway 6 and is under
pressure for commercial development. Residents continually express concerns about
maintaining quality of life & property values by limiting the intensity and impacts of
commercial & multi-family development. At the same time, residents recognized the
need for landowners to develop their land in an economically feasible manner. The
recommendations seek a balance between these needs. The issues include determining
acceptable land uses, mitigating the impacts of development and improving the quality of
development.
Land Use
Existing
Future
Rural or Vacant
57.8%
0%
Single Family
25.2%
46.2%
R.O.W
6.7%
9.8%
Mixed Use
0%
12.4%
Institutional
3.5%
3.5%
Commercial Amusement
1.0%
0%
General Retail
0.1%
0.3%
Office
3.6%
4.2%
Multi-family
0%
0.7%
Land Uses
The existing Land Use Plan shows most of the undeveloped land along Highway 6 as
Mixed-Use. This category allows greater flexibility and it has been the City's policy to
require PDD zoning for development proposals in this area. However, the flexibility of
Mixed-Use and PDD also create a degree of uncertainty for future land use and the
standards for future development. The land use recommendations include clarifying the
definition of Mixed-Use and standards for PDD zoning districts.
East Bypass Area Plan
22.9%
30
When asked what land uses (besides single-family) would be most suitable and
beneficial, top responses included:
Office / professional buildings 70%
Senior living facilities 736%
Neighborhood stores Restaurants 34%
Mixed Use 17%
Also of significant importance is the preservation of floodplains and open spaces. This
preservation serves multiple purposes including flood control, natural habitat, scenic
quality and opportunities for recreation. More discussion on open space preservation can
be found in the Parks, Open Spaces and Environment section of this plan.
Impacts of Development
Most residents agreed that a variety of land
uses might be acceptable depending on how
they are designed and developed. How future
development interacts with and impacts
existing development is the issue.
When participants were asked to list their top
three concerns about development of vacant
land the responses included:
94% of participants agreed
that without significant
growth management, new
development would
negatively impact the
community's quality of life.
Better and clearer performance standards for development need to be created to mitigate
potential impacts and ensure harmonious development.
East Bypass Area Plan 31
Quality of Development
In addition to controlling the impacts of development, residents clearly expressed
concerns about the quality of the development. Most of the emphasis was on visual
quality. Forty-six percent (46%) stated that development has had a negative impact on
the scenic quality of College Station.
The developments that are visible from Highway 6 will affect the character of the entire
community. Sixty-five percent (65%) listed the aesthetics of future development as a
primary concern. It is important to regulate the placement, design, color and
architecture of future buildings as well as landscaping to ensure that future development
contributes to the scenic quality and character of the community. A visual survey was
conducted to help determine the community's visual preferences. The results of the
visual survey can be found in Appendix I.
The following were stated as being most important for managing growth and future
development:
• Improve the visual quality and character of commercial, retail and office areas.
• Control the character of single-family residential development.
• Improve the quality and character of streets, sidewalks, lighting and street trees.
• Protect the natural environment and open space while allowing new development.
East Bypass Area Plan 32
Objectives and Action Recommendations
*Items that are being reviewed by consultants through current ordinance revision process.
Objective 1: Ensure that future development is compatible with existing residential
neighborhoods. Assessing the impacts of zoning proposals on traffic,
property values, light, noise and quality of life and providing better
transitions and buffers between residential and non-residential land uses.
Action: Develop an Overlay District to mitigate impacts of development on
existing neighborhoods and protect the visual quality of the corridor. The
zoning overlay could address issues such as citizen participation, buffers,
building heights, traffic and access, landscaping and aesthetics / design of
commercial development, light and other nuisances.
Action: Change the Development Permit process to minimize speculative clearing
and filling of land and discourage speculative rezoning requests.*
Action: Develop clearer development requirements and performance standards to
be used with the PDD zoning district.*
Action: Develop buffer requirements to mitigate impacts of development on
residential properties and protect the aesthetic quality of the area.*
Objective 2: Ensure that future land uses are compatible with existing
neighborhoods and uses. Maintain predominantly single-family
residential housing and associated uses. Encourage retail and office
developments that serve and benefit neighborhoods.
Action: Ensure that all future rezonings are consistent with the Land Use Plan and
policies in the Comprehensive Plan.
Action: Consider rezoning properties that are not currently zoned consistent with
the Land Use Plan. Identified properties include:
• C-I in front of Woodcreek
• C-I between Sebesta Rd. and Hwy 6
• C-2 on corner of Rock Prairie Rd. and Hwy 6
• C-3 on corner of Stonebrook and Rock Prairie Rd.
Action: Define preferred and acceptable mix of land uses that should be allowed in
the Mixed-Use areas. This should include discouraging traditional
apartment complexes and large-scale / big box commercial developments
in the East Bypass area. Preferred uses include neighborhood retail
development that serves the local area and office development with
features that minimize impacts.
Objective 3: Prevent development from impacting drainage and flooding in
existing areas and maintain drainage infrastructure.
East Bypass Area Plan
33
Action: Implement the Greenways Master Plan. Preserve floodplains as
greenways and wildlife preserves to prevent flooding and provide for open
space and connectivity.
Action: Amend drainage ordinance to discourage reclamation of 100 year
floodplain as per Greenways Master Plan and Comprehensive Plan.
Action: Develop regional coordination of drainage plans
Action: Identify problem areas and work with neighborhood groups to solve.
Action: Provide maintenance of drainage infrastructure and creeks to prevent
flooding and educate residents and assist (information resources)
neighborhood groups in maintenance of drainage facilities and structures.
Objective 4: Address urban design issues that will ensure visual quality and
pedestrian friendly development. Neighborhood discussions and the
visual survey brought to light several design issues including: sidewalks
should be separated from the curb, place parking to side or rear of
buildings, garages should be set back farther than the house, prevent
mailboxes from interfering with sidewalks, allow smaller front setbacks
where automobile access is in the rear of the property. On commercial
properties address access, parking lot arrangements, building placement
and aesthetics.
Action: Incorporate urban design elements into commercial standards.*
Action: Incorporate urban design elements into residential standards.*
Action: Incorporate urban design elements into subdivision standards.*
East Bypass Area Plan 34