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HomeMy WebLinkAboutStaff Report Valley Park Center — FM 2818 at Hwy 60 Rezoning Support Information 1.) List the changed or changing conditions in the area or in the city which make this zone change necessary. Perhaps this parcel was originally thought to be suitable for retail development due to its frontage on FM 2818. However, with the construction of the interchange at Hwy 60 (which limited access to the parcel and affected elevations and visibility), and with the depth of the TXDOT right of way, the parcel is no longer suitable for retail. 2.) Indicate whether or not this zone change is in accordance with the Comprehensive Plan. If it is not, explain why the Plan is incorrect. Due to 1) the site 's limited visibility form FM 2818, which is caused by the interchange at Hwy 60, 2) the depth of the TXDOT right of way, 3) situs characteristics, such as the proximity of the A &M Research Park and the airport, combined with the lack of households within a three mile radius, the property is best suited for light industrial use. The area was largely undeveloped when the Comprehensive Plan was established. 3.) List any other reasons to support this zoning change. Supporters of this request include the Todd McDaniel with the Research Valley Partnership (EDC), Steve Pittman of Coldwell Banker United Realtors, as well as the College Station Planning and Development Staff. STAFF REPORT Project Manager: Trey Fletcher, Sr. Planner Report Date: July 25, 2005 Email: tletcher@cstx.gov Meeting Date: August 4, 2005 Item: Public hearing, presentation, discussion, and possible action on a Rezoning for 9.68 acres out of the J.E. Scott League located at 400 Harvey Mitchell Parkway South from C -1, General Commercial to C -2, Commercial - Industrial. Applicant: Southcorp Holdings I, L.P. owner and agent for Por Nada Joint Venture, owner Staff Recommendations: Staff recommends approval of the rezoning. Item Summary: The applicant is requesting most of the parcel from C -1 to C -2 in order to develop light industrial and office uses. The remaining area would stay C -1.The property to the west is zoned A -O, Agricultural Open and is owned by Texas A &M University. Properties to the north are zoned C -1, General Commercial. Across FM 2818 and FM 60 is land owned by TAMU, and is zoned R -1 and C -U, respectively. Comprehensive Plan Considerations: The Land Use Plan shows this area as Regional Retail. Regional Retail is defined in the Comprehensive Plan as "areas permitting regional -scale development of tax generating developments such as retail centers, service commercial, restaurants, etc. These uses are generally dependent on good access to highways and major arterials." The F &B Small Area Plan (2003) evaluated this area generally between FM 2818 and Turkey Creek Road, north of FM 60. The land use portion of this plan acknowledged this notion and provided additional thoroughfare access to the interior of the area (see Infrastructure & Facilities comments), and suggested that Regional Retail while still appropriate in this location should also accommodate C -2 and Tight industrial uses. Consideration for this was based on several factors, including: • Limited access from FM 2818 • Limited visibility due to the grade separation and elevated speed limits • Beneficial proximity to Easterwood Airport, Research Park, and truck routes Due to the proximity to Easterwood Airport, an Avigation and Clear Zone Easement exists at the southernmost portion of the parcel. In this area, land uses and height are restricted. According to the Easterwood Airport Master Plan: P:IGROUPIDevelopment ServiceslPlanning & Zoning CommissionlLegal Review 20051August 41Valley Park rezoning 05- 123.DOC Created on 7/27/2005 4:54 PM "The airport's 65 DNL contour, within the approach to Runway 16, extends off of airport property northward across FM 60 and FM 2818 encompassing mostly Texas A &M property. However, the noise contour also encompasses land between FM 2818 and Turkey Creek Road north of FM 60. A review of aerial photographs reveals that most of the land inside the 65 DNL noise contour west of FM 2818 is vacant, although a few residences and one business front along the service road on the north side of FM 60. Land use in this area is shown on the City of College Station's Land Use Plan as Industrial along FM 60 and Retail Regional along FM 2818. The city's zoning for this area consists of Agricultural -Open, Planned Industrial, and General Commercial. All of these zonings are compatible with noise levels of 65 DNL." Much of the area to the west remains in the College Station Extra- territorial Jurisdiction (ETJ) and is surrounded by the City of College Station and City of Bryan to the north. Item Background: Annexed: 1970 Rezoned: No data Platted: Two tracts (2.0 -acre and 9.63 acres); a preliminary plat application incorporating both has been filed (05 -129) Development activity in the vicinity: Approximately 7.5 acres along F &B Road were annexed by petition in 2004. The tract was rezoned from A -O to C -1, in 2004. A preliminary plat has been approved for the same area. A mini - storage warehouse was proposed on a portion of the property. Related Advisory Board Recommendations: N/A 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 denial; 3. Table indefinitely; or, 4. Defer action to a specified date. Supporting Materials: 1. Location Map 2. Aerial Map 3. Application 4. Infrastructure and Facilities P:IGROUPIDevelopment ServiceslPlanning & Zoning CommissionlLegal Review 20051August 41Valley Park rezoning 05- 123.DOC Created on 7/27/2005 4:54 PM INFRASTRUCTURE AND FACILITIES Water: An 18" water line is available for extension from the intersection of F &B Road and FM 2818. Sewer: No municipal sewer exists in the area. This utility is being made available through an existing Inter -local Agreement (ILA) with Texas A &M University. Streets: The parcels have frontage along Harvey Mitchell Parkway South (FM 2818) which is shown as a Freeway on the Thoroughfare Plan. There is no frontage road. A future Minor Collector is shown along the western property line to extend from the FM 60 Frontage Road and back to Turkey Creek Road. This planned facility will be incorporated into the development. Currently, a Minor Collector is a 60 -foot right -of -way. The new Bryan - College Station Design Guidelines propose increasing this requirement to 70 feet. Off -site Easements: None are required at this time. Drainage: Surface drainage to TxDOT right -of -way to the south and east. Flood Plain: None, shown as Flood Zone X. Oversize request: None requested at this time. NOTIFICATION: Legal Notice Publication(s): The Eagle; 7 -19 -2005 and 8 -7 -2005 Advertised Commission Hearing Dates(s): August 4, 2005 Advertised Council Hearing Dates: August 23, 2005 Number of Notices Mailed to Property Owners within 200': 8 Response Received: None, as of date of staff report. P :IGROUP1Development Services\Planning & Zoning CommissionlLegal Review 20051August 411/alley Park rezoning 05- 123. DOC Created on 7/27/2005 4 :54 PM Valley Park item This item is to rezone nearly 10 acres from C -1 General Commercial to C -2 Commercial — Industrial near the interchange of FM 2818 and FM 60. Item Summary: The applicant is requesting most of the parcel to be rezoned from C -1 to C -2 in order to develop light industrial and office uses. The remaining area would stay C- The property to the west is zoned A -O, Agricultural Open c � and is owned by Texas A &M University. Properties to the north are zoned C -1, General Commercial. Across FM 2818 and FM 60 is land owned by TAMU, and is zoned R -1 and C -U, respectively. / 914 7 0 51(4144d4,49 Comprehensive Plan Considerations: The Land Use Plan shows this area as Regional Retail. Regional Retail is defined in the Comprehensive Plan as "areas permitting regional -scale development of tax generating developments such as retail centers, service commercial, restaurants, etc. These uses are generally dependent on good access to highways and major arterials." The F &B Small Area Plan (2003) evaluated this area generally between FM 2818 and Turkey Creek Road, north of FM 60. The land use portion of this plan acknowledged this notion and provided additional thoroughfare access to the interior of the area (see Infrastructure & Facilities comments), and suggested that Regional Retail while still appropriate in this location should also accommodate C -2 and Tight industrial uses. Consideration for this was based on several factors, including: • Limited access from FM 2818 • Limited visibility due to the grade separation and elevated speed limits • Beneficial proximity to Easterwood Airport, Research Park, and truck routes Due to the proximity to Easterwood Airport, an Avigation and Clear Zone Easement exists at the southernmost portion of the parcel. In this area, land uses and height are restricted. o�ie r, - 1/lie? C - 2 ,r,91/4A--f s ( ,r3 t w / ve (s' 4_ 0 - 4�€ r� co 1 fld �h ° oe.S LI) / ++€ A•cording to Easterwood Airport's Master 'Ian. reCe Aircr. noise levels in the vicinity of a' sorts are determined on an a nual average -daily basi - utilizing the Day Night Average So d Level (DNL) n.' e metric. ci cif All S Ar, The DNL is a m-as e of cumulative noise exposure occurring over a 24 . r period, averaged over the entire year. "The arp.rt's 65 DNL contour, wi ''n the approach to Runwa 16, extends off of airport pro. - rty northward acro s FM 60 and FM 2818 encompass l g mostly Teias A &M property. However, the noise conto also encompasses land between FM 2818 and Turkey Creek Road north of FM 60. •st of the land inside the 65 DNL n.' e contour west of F 2818 is vacant, although a ew residences and one bu . iness front along the orth side of the FM 60 service. L: nd use in this - ea is shown on the Land Use Plan a . Industria along FM 60 and Retail Regional along 28 :. The city's zoning for this area consists of Agricult al -Open, Planned Industrial, and General Comme cial. All of these zonings are compatible with oise leve . of 65 DNL." Where the ommunity determine that residential or school us -s must be allowed, me. ures to achieve outdoor o indoor NLR of at least 25 dB a 'd 30 dB should be in v orporated into building codes and be onsidered in indivklual approvals. Normal residential construction can be ex. - cted to provide a NLR of ; dB, thus, the reduction re. irements are o► -n stated as 5, 10 or 15 dB over standard 5 uction and normally assume mechanical ve ation an. . osed windows year round. However the use of NLR criteria ill not eliminate out oor noise problems. 4 7 -ff 1115111411 CITY OF COLLEGE STATION Planning et-- Development Services CITY OF COLLEGE STATION PLANNING & DEVELOPMENT SERVICES 1101 Texas Avenue South, PO Box 9960 College Station, Texas 77842 Phone (979)764 -3570 / Fax (979)764 -3496 TO: SOUTHCORP HOLDINGS I, L.P. RE: J3 SCOTT LEAGUE, 400 HARVEY MITCHELL PARKWAY FAX: 713- 355 -4275 FROM: Lisa Lindgren, Staff Assistant DATE: August 3, 2005 RE: Agenda & Staff Report P &Z Meeting, August 4, 2005 Following this coversheet is a copy of the Staff Report that was prepared for the above referenced project. Please keep in mind that staff's responsibility is to provide the Planning & Zoning Commission with all pertinent facts of a development case, but that staff is not acting as an advocate for the applicants. Therefore, it is in the applicant's best interest to send a representative to the Planning & Zoning Commission meeting to speak on behalf of the proposal. This item is scheduled for the August 4, 2005, Planning & Zoning Commission Meeting. This meeting will begin at 7:00 P.M. in the City Hall Council Chambers., 1101 Texas Avenue. I have included a copy of the agenda for this meeting. Please contact our office at (979) 764 -3570 if you should have any questions. Thanks.