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HomeMy WebLinkAboutStaff Report STAFF REPORT Project Manager: Trey Fletcher, AICP — Senior Planner Date: March 24, 2005 Email: tfletcher©cstx.gov Item: Public hearing, presentation, discussion, and possible action on a REZONING for the Pebble Creek Development Company for a portion of a tract consisting of 22.692 acres and generally located at the southwest corner of Greens Prairie Road and Pebble Creek Parkway from R-4, Multi-family to R-1, Single-family Residential; from R-4 and R-1 to A-P, Administrative-Professional; and R-4 to C-3, Light Commercial. Applicant: Davis Young, Pebble Creek Development Company Staff Recommendations: Staff recommends approval of the rezonings as requested. Item Summary: The request was previously considered by the Commission last month. Due to a notification error, this item is being brought back to the Commission for consideration. The purpose of the rezoning request is to align the zoning in conformity with the recent comprehensive plan amendments that were approved for this tract integrating a mix of uses as defined by the arrangement of R-1, A-P and C-3 zoning districts. Comprehensive Plan Considerations: The Land Use Plan element of the Comprehensive Plan indicates that this parcel is designated for Planned Development. Implementation of this land use designation may be facilitated with various approaches including the application for a PDD, P-MUD or a more traditional zoning district such as C-3 and A-P as was referenced when approving the Comprehensive Plan Amendment application. This notion is also supported by the Mixed Use Opportunities Study that was completed in 2003. The proposed single-family residential area is a continuation of the residential pattern that exists at the northern end of Spearman Drive. The proposed office uses are shown adjacent to existing and proposed single-family residential development and provide a land use transition area between future light and general commercial uses that may occur nearer the intersection of Greens Prairie Road and Pebble Creek Parkway. During the process to amend the land use plan last year, many residents raised concerns about the proximity of adjacent land uses and buffering. In response to those concerns, the applicant proposes a 45' buffer between the R- 1 residential lots in Pebble Creek and the proposed commercial districts, being A-P and C-3 as well as the existing C-1. P:IG gpf. veVomertsoceslPlanning&Zoning Comnassion1Legel Review 20051Aprii 71Pebble Creek►ezoning.DOC Spearman Drive, a minor collector, is planned to be extended through this parcel. The alignment was amended last year in conjunction with the aforementioned Comprehensive Plan Amendment application from Pebble Creek Parkway to intersect with Greens Prairie Road opposite the new fire station benefiting from the median opening. Pebble Creek Parkway is also planned to be extended to the north and west from Greens Prairie Road ultimately intersecting with the northbound frontage road immediately south of Christ United Methodist Church. The realignment of Spearman Drive, extension of Pebble Creek Parkway and road improvement in the area will afford increased access to this parcel from surrounding residential areas while providing improved circulation in the area. Item Background: Annexed: 1983 Rezoned: The current zoning configuration of R-4, Multi-family and C-1, General Commercial was established in 1990. This request does not affect the portion zoned C-1. Platted: This parcel has not been platted. Recent actions: No development activity has occurred on this parcel. The Land Use Plan was amended last year from a combination of Institutional and Single-family Residential Low Density. Also last year Spearman Drive, a planned minor collector, was realigned from Pebble Creek Parkway to intersect with Greens Prairie Road opposite the new fire station benefiting from the same median opening. Development activity in the vicinity: Early phases of the Pebble Creek subdivision exist to the south, while the Stone Forest subdivision has been developed to the west. The City of College Station is constructing Fire Station#5 across Greens Prairie Road from this parcel. 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 3. Application 4. Infrastructure and Facilities PAGROUPIDevelopment ServicesbPlanning&Zoning CommissionVLegal Review 20051Apni 71Pebble Creek rezoning.DOC /+�s.J - f NtAn/1AC i.nc.nu STAFF REPORT Project Manager: Trey Fletcher, AICP — Senior Planner Date: Feb. 17, 2005 Email: tfletcher@cstx.gov Item: Public hearing, presentation, discussion, and possible action on a REZONING for the Pebble Creek Development Company for a portion of a tract consisting of 22.692 acres and generally located at the southwest corner of Greens Prairie Road and Pebble Creek Parkway from R-4, Multi-family to R-1, Single-family Residential; from R-4 and R-1 to A-P, Administrative-Professional; and R-4 to C-3, Light Commercial. Applicant: Davis Young, Pebble Creek Development Company Staff Recommendations: Staff recommends approval of the rezonings as requested. Item Summary: The purpose of the rezoning request is to align the zoning in conformity with the recent comprehensive plan amendments that were approved for this tract integrating a mix of uses as defined by the arrangement of R-1, A-P and C-3 zoning districts. Comprehensive Plan Considerations: The Land Use Plan element of the Comprehensive Plan indicates that this parcel is designated for Planned Development. Implementation of this land use designation may be facilitated with various approaches including the application for a PDD, P-MUD or a more traditional zoning district such as C-3 and A-P as was referenced when approving the Comprehensive Plan Amendment application. This notion is also supported by the Mixed Use Opportunities Study that was completed in 2003. The proposed single-family residential area is a continuation of the residential pattern that exists at the northern end of Spearman Drive. The proposed office uses are shown adjacent to existing and proposed single-family residential development and provide a land use transition area between future light and general commercial uses that may occur nearer the intersection of Greens Prairie Road and Pebble Creek Parkway. During the process to amend the land use plan last year, many residents raised concerns about the proximity of adjacent land uses and buffering. According to the application, the developer has requested that a strip approximately 130' wide between the existing homes and the existing and proposed commercial areas as a transitional area in addition to "using the buffer requirement that triples the depth of the buffer area" to 45'. Spearman Drive, a minor collector, is planned to be extended through this parcel. The alignment was amended last year in conjunction with the aforementioned Comprehensive Plan Amendment application from Pebble P:IGROUPIHTLTRIPZLTRIPROD\PZ20051P0010727.DOC Created on 2/15/2005 8:02 AM Creek Parkway to intersect with Greens Prairie Road opposite the new fire station benefiting from the median opening. Pebble Creek Parkway is also planned to be extend to the north and west from Greens Prairie Road ultimately intersecting with the northbound frontage road immediately south of Christ United Methodist Church. The realignment of Spearman Drive, extension of Pebble Creek Parkway and road improvement in the area will afford increased access to this parcel from surrounding residential areas while providing improved circulation in the area. Item Background: Annexed: 1983 Rezoned: The current zoning configuration of R-4, Multi-family and C-1, General Commercial was established in 1990. This request does not affect the portion zoned C-1. Platted: This parcel has not been platted. Recent actions: No development activity has occurred on this parcel. The Land Use Plan was amended last year from a combination of Institutional and Single-family Residential Low Density. Also last year Spearman Drive, a planned minor collector, was realigned from Pebble Creek Parkway to intersect with Greens Prairie Road opposite the new fire station benefiting from the same median opening. Development activity in the vicinity: Early phases of the Pebble Creek subdivision exist to the south, while the Stone Forest subdivision has been developed to the west. The City of College Station is constructing Fire Station #5 across Greens Prairie Road from this parcel. 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 3. Application 4. Infrastructure and Facilities PAGROUPI HTLTRIPZLTRIPRODIPZ20051P0010727.DOC Created on 2/15/2005 8:02 AM INFRASTRUCTURE AND FACILITIES Water: Is available to this parcel. A water report will be required upon platting of the parcel. Sewer: Is available to this parcel. A wastewater report will be required upon platting of the parcel. Streets: This parcel is adjacent to Greens Prairie Road, a major arterial, Pebble Creek Parkway, a major collector, and the planned extension of Spearman Drive is within the area of the parcel. Off-site Easements: None are known to be required at this time. Drainage: Drainage is to the northwest (Lick Creek watershed). Floodplain: This parcel is in a Flood Zone X. Oversize request: None has been requested at this time. Impact Fees: None NOTIFICATION: Legal Notice Publication(s): The Eagle; 3-22-2005 and 3-29-2005 Advertised Commission Hearing Dates(s): 4-7-2005 Advertised Council Hearing Dates: 4-14-2005 Number of Notices Mailed to Property Owners within 200': 58 Response Received: Staff has received several phone calls. A resident in the Stone Forest development expressed concern about the proximity and nature of proposed uses between the residential area and the planned extension of Spearman Drive proposed for A-P zoning. Three Pebble Creek residents have called generally to inquire about the nature and extent of the proposed zoning districts. Concerns were generally about buffering proposed along the southern property line of the request adjacent to lots in Pebble Creek. PAGROUPVDevelopmenf SenricesPlanning&Zoning Conor issionVLegal Review 20051April 7Pebble Creek rezoning.DOC n.,.. s �-*nnawfaac •.nc n*• (iV4ra CITY OF COLLEGE STATION Planning&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: PEBBLE CREEK DEVELOPMENT CO. DAVIS YOUNG RE: PEBBLE CREEK FAX: 979-690-6081 FROM: Lisa Lindgren,Staff Assistant DATE: February 25,2005 RE: Agenda&Staff Report P&Z Meeting, March 3, 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 March 3, 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 (409) 979-3570 if you should have any questions. Thanks. INFRASTRUCTURE AND FACILITIES Water: Is available to this parcel. A water report will be required upon platting of the parcel. Sewer: Is available to this parcel. A wastewater report will be required upon platting of the parcel. Streets: This parcel is adjacent to Greens Prairie Road, a major arterial, Pebble Creek Parkway, a major collector, and the planned extension of Spearman Drive is within the area of the parcel. Off-site Easements: None are known to be required at this time. Drainage: Drainage is to the northwest (Lick Creek watershed). Floodplain: This parcel is in a Flood Zone X. Oversize request: None has been requested at this time. Impact Fees: None NOTIFICATION: Legal Notice Publication(s): The Eagle; 2-15-2005 with correction on 2-16-2005; and 3-6-2005 Advertised Commission Hearing Dates(s): 3-3-2005 Advertised Council Hearing Dates: 3-22-2005 Number of Notices Mailed to Property Owners within 200': 35 Response Received: Staff has received one phone call from a resident in the Stone Forest development concerned about the proximity and nature of proposed uses between the residential area and the planned extension of Spearman Drive proposed for A-P zoning. P:IGROUPWTLTRIPZLTRIPRODIPZ20051P0010727.DOC Created on 2/15/2005 8:02 AM 4(ff" CITY OF COLLEGE STATION Planning&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: PEBBLE CREEK DEVELOPMENT CO. DAVIS YOUNG RE: PEBBLE CREEK FAX: 979-690-6081 FROM: Lisa Lindgren,Staff Assistant DATE: April 5,2005 RE: Agenda&Staff Report P&Z Meeting, April 7, 2005 Following this coversheet is a copy of the Staff Report that was prepared for the above referenced project. Please keep in mind that staffs 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 April 7, 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 (409)979-3570 if you should have any questions. Thanks.