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REZONING REQUEST
FOR
GREENS PRAIRIE RD
10-00500190
REQUEST: A-O Agricultural Open to C-1 General Commercial
SCALE: 1.04 Acres
LOCATION: 2270 Greens Prairie Rd W
APPLICANTS: Parviz Vessali, Brazos Land Development, LLC
PROJECT MANAGER: Matthew Hilgemeier, Staff Planner
mhilgemeier@cstx.gov
RECOMMENDATION: Approval
Planning and Zoning Commission Page 1 of 7
October 21, 2010
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Planning and Zoning Commission Page 2 of 7
October 21, 2010
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Planning and Zoning Commission
October 21, 2010
Page 3 of 7
0
NOTIFICATIONS
Advertised Commission Hearing Date
Advertised Council Hearing Dates:
October 21, 2010
November 10, 2010
0
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:
Castlegate Homeowner Association
Property owner notices mailed
Contacts in support:
Contacts in opposition:
Inquiry contacts:
ADJACENT LAND USES
9
Zero at the time of writing this staff report.
Zero at the time of writing this staff report.
One at the time of writing this staff report.
Direction
Comprehensive Plan
Zoning
Land Use
North
Freeway/Expressway
A-O Agricultural Open
William D. Fitch
Parkway
South
Estate
A-O Agricultural Open
Large-lot home sites
East
Growth Area II /
C-1 General
Vacant
Urban
Commercial
West
Growth Area II /
C-1 General
Vacant and Forest
Urban and
Commercial
Ridge Elementary
Institutional
DEVELOPMENT HISTORY
Annexation:
Zoning:
Final Plat:
Site development:
2002
Agricultural Open (2002)
N/A
Vacant
REVIEW CRITERIA
1. Consistency with the Comprehensive Plan: The subject property was previously
developed as part of the Greens Prairie Road right-of-way until 2005, when Green Prairie Road
was realigned to its current location. At that time, the City abandoned this portion of right-of-way
and the applicant acquired the property through the Quit Claim process. The subject property is
located between two properties which are zoned C-1 General Commercial and owned by the
applicant. A change from an A-O Agricultural Open zoning classification to a C-1 General
Commercial will allow the applicant to combine the three properties into one building plot for
future development (See graphic below).
Planning and Zoning Commission Page 4 of 7
October 21, 2010
The City of College Station Future Land Use and Character Map designates the subject
property as Urban, while the City of College Station Concept Map classifies this area as
Growth Area Il. The Urban land use designation generally allows for areas that have a very
intense level of development activities. These areas will tend to consist of townhomes,
duplexes, and high-density apartments. The Comprehensive Plan states that the Urban
portion of Growth Area II should be used for intense land use activities including general
commercial activities, office uses, and vertical mixed-use. The applicant's request to change
the zoning classification to C-1 General Commercial will allow the property to develop in a
manner that is consistent with the Urban land use designation.
2. Compatibility with the present zoning and conforming uses of nearby property and
with the character of the neighborhood: The subject property is bounded to the east and
west by property that is currently zoned C-1 General Commercial. Both properties are
owned by the applicant and are undeveloped at this time. The property located to the
southwest of the subject property is developed as the Forest Ridge Elementary. Rezoning
the subject property from A-O Agricultural Open to C-1 General Commercial would be a
continuation of the adjacent properties' zoning classification.
I 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 to a C-1 General Commercial zoning classification represents uses that the
Comprehensive Plan anticipates as being suitable for this area. The change from an
Agricultural Open zoning classification to a General Commercial zoning classification will
allow the applicant to consolidate the subject property with the adjacent vacant property for
future development.
Planning and Zoning Commission Page 5 of 7
October 21, 2010
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
property consists of land that was previously classified as the Greens Prairie Road public
right-of-way prior to that road being realigned in 2005. Due to the small size (1.04 acres)
and narrow configuration of the subject property(approximately 85 feet wide by
approximately 630 feet long), there is not adequate space available for the type of uses
allowed in A-O Agricultural Open zoning district. Furthermore, because the subject property
is surrounded by properties that are currently zoned C-1 General Commercial, those uses
allowed in the Agricultural zoning district would not be suitable in this location.
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
potential for this property to develop as a use allowed by its current A-O, Agricultural Open
zoning classification is limited due to the property's small size and unique location. While
there is vacant, commercially-zoned property located adjacent to the subject property, the
proposed rezoning will allow the applicant to consolidate the subject property and the
adjacent property currently zoned C-1 General Commercial, which is owned by the
applicant, into one lot for future development.
6. Availability of water, wastewater, stormwater, and transportation facilities generally
suitable and adequate for the proposed use: Water service is currently not available to
serve the subject property; however, there is an existing 8-inch waterline approximately 500
feet to the west which may be extended to the tract at the time of site development. These
utilities will be required to be designed and constructed in accordance with the BCS Unified
Design Guidelines. The subject tract has an existing 8-inch sanitary sewer line crossing the
property on the north side, which is adequate for the proposed use. The property is located
within the Spring Creek Sanitary Sewer Impact Fee Area. The property is located within the
Spring Creek Drainage Basin; however, it does not appear that any portion of the tract is
designated as FEMA Special Flood Hazard Area. Development of the 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.
This property has frontage on Greens Prairie Road, which is classified as a Major Collector
on the City of College Station Thoroughfare Plan. A traffic impact analysis was not required
for the subject property due to the proposed size of the project. By itself, the subject
property did not generate enough trips (52 trips per peak hour) to surpass the LIDO
threshold of 150 vehicles trips per the peak hour and therefore a traffic impact analysis was
not required to rezone the property from A-O Agricultural Open to C-1 General Commercial.
However, a traffic impact analysis may be required at time of site plan, when the subject
property is combined with the adjacent commercial properties to form one larger building
plot.
STAFF RECOMMENDATION
Staff recommends approval of this rezoning request due to the subject property's small size and
adjacency to commercially- zoned properties. The current A-O Agricultural Open zoning
classification would not allow it to develop in a manner that is consistent with the surrounding
area. The Comprehensive Plan states that this portion of Growth Area II should be used for
intense land use activities including general commercial activities, office uses, and vertical
mixed-uses. A change from an A-O Agricultural Open zoning classification to a C-1 General
Planning and Zoning Commission Page 6 of 7
October 21, 2010
Commercial zoning classification allows the applicant to combine the adjacent commercial
zoned properties into one building plot, increasing the development potential for this area.
SUPPORTING MATERIALS
1. Application
2. Rezoning map (provided in packet)
Planning and Zoning Commission Page 7 of 7
October 21, 2010