HomeMy WebLinkAbout03/07/2013 - Agenda Packet - Planning & Zoning Commission
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AGENDA
PLANNING&ZONINGCOMMISSION
WM
ORKSHOP EETING
M7,2013,6:30PM
ARCH AT
CHCC
ITY ALLOUNCIL HAMBERS
1101TA
EXAS VENUE
CS,T
OLLEGE TATIONEXAS
1.Call the meeting to order.
2.Discussion of consent and regular agenda items.
3.Discussion of Minor and Amending Plats approved by Staff.
Final Pat ~ Amending Plat ~ West Park B5 L1RB & 2RB ~2 R-1 Lots ~ 315 Fidelity
(M. Hester)
Street
4.Presentation, discussion, and possible action regarding the status of items within the 2013
(J. Schubert)
P&Z Plan of Work (see attached).
5.Presentation, discussion, and possible action regarding the P&Z Calendar of Upcoming
Meetings.
Thursday, March 14, 2013 ~ City Council Meeting ~ Council Chambers ~ Workshop
6:00 p.m. and Regular 7:00 p.m.
Thursday, March 21, 2013 ~ Planning & Zoning Meeting ~ Council Chambers ~
Workshop 6:00 p.m. and Regular 7:00 p.m.
6.Discussion, review and possible action regarding the following meetings: Design Review
Board, Joint Parks / Planning & Zoning Subcommittee, South Knoll Neighborhood Plan
Resource Team, BioCorridor Board, Zoning District Subcommittee, and Wellborn
District Plan Resource Team.
7.Discussion and possible action on future agenda items A Planning & Zoning Member
may inquire about a subject for which notice has not been given. A statement of specific
factual information or the recitation of existing policy may be given. Any deliberation
shall be limited to a proposal to place the subject on an agenda for a subsequent meeting.
8.Adjourn.
Consultation with Attorney {Gov't Code Section 551.071} ; possible action.
The Planning and Zoning Commission may seek advice from its attorney regarding a pending and contemplated litigation subject or attorney-client privileged
information. After executive session discussion, any final action or vote taken will be in public. If litigation or attorney-client privileged information issues arise as to
the posted subject matter of this Planning and Zoning Commission meeting, an executive session will be held.
Notice is hereby given that a Workshop Meeting of the College Station Planning & Zoning Commission, College Station, Texas will be held on March 7, 2013
at 6:30 PM at City Hall Council Chamber,1101 Texas Avenue, College Station, Texas. The following subjects will be discussed, to wit: See Agenda.
Posted this the day of March,2013 at .
,
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CITY OF COLLEGE STATION, TEXAS
By _____________________________
Sherry Mashburn, City Secretary
By _____________________________
Frank Simpson, Interim City Manager
I, the undersigned, do hereby certify that the above Notice of the Workshop Meeting of the Planning & Zoning Commission of the City of College Station,
Texas, is a true and correct copy of said Notice and that I posted a true and correct copy of said notice on the bulletin board at City Hall, 1101 Texas
www.cstx.gov. The Agenda and Notice are readily accessible to the general public at all times. Said
Notice and Agenda were posted on March ,2013, at and remained so posted continuously for at least 72 hours preceding the scheduled time of
said meeting.
This public notice was removed from the official posting board at the College Station City Hall on the following date and time: ______________________ by
_________________________.
Dated this _____ day of_____________, 2013.
CITY OF COLLEGE STATION, TEXAS
By_____________________________
Subscribed and sworn to before me on this the day of_______________, 2013.
Notary Public- Brazos County, Texas
My commission expires:
This building is wheelchair accessible. Handicap parking spaces are available. Any request for sign interpretive service must be made 48 hours before the
meeting. To make arrangements call (979) 764-3541 or (TDD) 1-800-735-2989. Agendas may be viewed onwww.cstx.gov. Planning and Zoning Commission
meetings are broadcast live on Cable Access Channel 19.
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AGENDA
PLANNING & ZONING COMMISSION
RM
EGULAR EETING
M7,2013,7:00..
ARCH AT PM
CHCC
ITY ALLOUNCIL HAMBERS
1101A
TEXAS VENUE
CS,T
OLLEGE TATIONEXAS
1.Call meeting to order.
2.Pledge of Allegiance.
Hear Citizens.
3.At this time, the Chairman will open the floor to citizens wishing to
address the Commission on planning and zoning issues not already scheduled on tonight's
agenda. The citizen presentations will be limited to three minutes in order to
accommodate everyone who wishes to address the Commission and to allow adequate
time for completion of the agenda items. The Commission will receive the information,
ask city staff to look into the matter, or will place the matter on a future agenda for
discussion. (A recording is made of the meeting; please give your name and address for
the record.)
All matters listed under Item 4, Consent Agenda, are considered routine by the Planning &
Zoning Commission and will be enacted by one motion. These items include preliminary plans
and final plats, where staff has found compliance with all minimum subdivision regulations. All
items approved by Consent are approved with any and all staff recommendations. There will not
be separate discussion of these items. If any Commissioner desires to discuss an item on the
Consent Agenda it will be moved to the Regular Agenda for further consideration.
Consent Agenda
4..
4.1Consideration, discussion, and possible action on Absence Requests from meetings.
Jerome Rektorik ~ March 7, 2013
4.2Consideration, discussion, and possible action to approve meeting Minutes.
February 21, 2013 ~ Workshop
February 21, 2013~ Regular
4.3Presentation, discussion, and possible action on a Preliminary Plan for Champions
Subdivision consisting of two lots on approximately 7.5 acres located at 4080 State
Highway 6 South, generally located between Secure Care Self Storage and Style
Case # 13-00900019 (T. Rogers)
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4.4Presentation, possible action, and discussion on a Final Plat for The Barracks II
Section 300 Subdivision consisting of one lot on approximately 12.5 acres located at
300 Deacon Drive, generally located between Old Wellborn Road and Holleman
Case # 12-00500179
Drive South, north of the Buena Vida Subdivision.
(M. Robinson)
Regular Agenda
5.Consideration, discussion, and possible action on items removed from the Consent
Agenda by Commission action.
6.Public hearing, presentation, discussion, and possible action regarding an amendment to
the Code of Ordinances of the City of College Station, Texas by rezoning approximately
7.5 acres located at 4080 State Highway 6 South from PDD Planned Development
District to PDD Planned Development District,with amendments to the previously-
Case #13-00900020 (T. Rogers)
approved concept plan.
7.Discussion and possible action on future agenda items A Planning & Zoning Member
may inquire about a subject for which notice has not been given. A statement of specific
factual information or the recitation of existing policy may be given. Any deliberation
shall be limited to a proposal to place the subject on an agenda for a subsequent meeting.
8.Adjourn.
Consultation with Attorney {Gov't Code Section 551.071} ; possible action.
The Planning and Zoning Commission may seek advice from its attorney regarding a pending and contemplated litigation subject or attorney-
client privileged information. After executive session discussion, any final action or vote taken will be in public. If litigation or attorney-client
privileged information issues arise as to the posted subject matter of this Planning and Zoning Commission meeting, an executive session will be
held.
Notice is hereby given that a Regular Meeting of the College Station Planning & Zoning Commission, College Station, Texas will be held
on March 7, 2013 at 7:00 p.m. at City Hall Council Chambers,1101 Texas Avenue, College Station, Texas. The following subjects will
be discussed, to wit: See Agenda.
Posted this the _____ day of March, 2013, at _______
CITY OF COLLEGE STATION, TEXAS
By _____________________________
Sherry Mashburn, City Secretary
By _____________________________
Frank Simpson, Interim City Manager
I, the undersigned, do hereby certify that the above Notice of Meeting of the Planning & Zoning Commission of the City of College
Station, Texas, is a true and correct copy of said Notice and that I posted a true and correct copy of said notice on the bulletin board at
www.cstx.gov. The Agenda and Notice are readily
accessible to the general public at all times. Said Notice and Agenda were posted on March ___, 2013, at _______ and remained so
posted continuously for at least 72 hours preceding the scheduled time of said meeting.
This public notice was removed from the official posting board at the College Station City Hall on the following date and time:
______________________ by _________________________.
Dated this _____ day of_____________, 2013.
CITY OF COLLEGE STATION, TEXAS
By_____________________________
Subscribed and sworn to before me on this the day of_______________, 2013.
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2013 Planning & Zoning Commission Plan of Work
Comprehensive Plan Implementation
Implementation of Adopted Plans
Summary:Project Dates:
2/14/13: Council discussion regarding board
Implementation of adopted master plans and
compositions for Medical District MMD #1 & #2.
neighborhood, district, and corridor plans, namely:
Central College Station, Eastgate, and Southside Area
neighborhood plans, and Bicycle, Pedestrian, and
Greenways, Parks and Recreation, Water, Waste
Water, and Medical District master plans.
Staff Assigned: P&DS StaffAnticipated Completion: On-going
Wellborn District Plan
Summary:Project Dates:
2/18/13: Design Workshop at Wellborn Community
Development of a district plan for the recently annexed
Center.
Wellborn area that contains elements of a rural historic
community with a unique character that residents of the
2/19/13: Design Workshop Open House at Wellborn
area desire to retain.
Community Center.
3/5/13: Open House at Wellborn Community Center at
6 pm.
3/21/2013: Draft plan delivered at P&Z Workshop.
3/28/2013: Draft plan delivered at Council Workshop.
Staff Assigned: M. RobinsonAnticipated Completion: Spring 2013
Economic Development Master Plan
Summary:Project Dates:
2/7/12: Master Plan update at P&Z Workshop.
Development of a Master Plan to provide consistent
direction on how the City will help ensure its economic
health for years to come while providing a positive
business development environment.
Staff Assigned: R. HeyeAnticipated Completion: Spring 2013
South Knoll Area Neighborhood Plan
Summary:Project Dates:
2/12/13: Public meeting regarding biking and walking
Development of a neighborhood plan for a number of
at South Knoll Elementary.
unique neighborhood areas. The plan area is generally
bounded by Holleman Drive, Welsh Avenue, Wellborn
2/19/13: Public meeting regarding HOAs and
Road, Harvey Mitchell Parkway, and Texas Avenue.
neighborhood associations at South Knoll Elementary.
2/26/13: Public meeting regarding on-street parking at
South Knoll Elementary at 7 pm.
Staff Assigned: J. Prochazka, M. HesterAnticipated Completion: Summer 2013
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Neighborhood Parking
Summary:Project Dates:
2/21/13: Task Force Final Report presented at P&Z
Analyze neighborhood parking issues by engaging
Regular meeting.
stakeholders and working in a Joint Task Force
Subcommittee with Council. Implement recommended
2/28/13: Task Force Final Report presented at Council
solutions.
Regular meeting.
Staff Assigned: B. Cowell, T. Rogers
Anticipated Completion: Winter 2012/2013
Residential Zoning Districts
Summary:Project Dates:
2/7/12: Outline presented at P&Z Regular meeting.
Create and adopt new residential zoning districts to
implement the future land use and character
2/22/13: P&Z Subcommittee meeting.
designations identified in the Comprehensive Plan.
3/8/13: P&Z Subcommittee meeting at 8:30 am at
City Hall.
Staff Assigned: J. Prochazka, T. RogersAnticipated Completion:
Medical District Zoning Districts
Summary:Project Dates:
Create and adopt Medical and Urban Village zoning
districts to implement the new future land use and
character designations established by the Medical
District Master Plan.
Staff Assigned: J. Prochazka, M. RobinsonAnticipated Completion:
Research and Education
Plan Implementation
Summary:Project Dates:
The linkage between the Comprehensive Plan, Master
Plans, and Neighborhood, District, and Corridor Plans.
The linkage between regulations, funding, etc and plan
implementation.
Staff Assigned: P&DS StaffAnticipated Completion:
Character and Urban Design
Summary:Project Dates:
The purpose and definition of community character,
urban design, and the role they play in community
vitality and success.
Staff Assigned: P&DS Staff
Anticipated Completion:
Affordable Housing and Community Development
Summary:Project Dates:
Receive updates regarding affordable housing and
other community development efforts.
Staff Assigned: P&DS StaffAnticipated Completion: On-going
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Single-Family and Multi-Family Housing Markets
Summary:Project Dates:
Discuss impact of large amount of new multi-family
units and single-family dwellings being used for student
rental purposes on the local housing market.
Staff Assigned: P&DS StaffAnticipated Completion:
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Absence Request Form
For Elected and Appointed Officers
Jerome Rektorik
Name
2/27/2013
Request Submitted on
3/7/2013
I will not be in attendance at the meeting on
for the reasonspecified:(Date)
Gala Event for Texas A&M
Jerome Rektorik
Signature
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PRELIMINARY PLAN
for
Champions Subdivision
13-00900019
SCALE:
Two lots on 7.547 acres
LOCATION:
4080 State Highway 6 South, generally located between Secure
ZONING:
PDD Planned Development District
APPLICANT:
Natalie Ruiz, IPS Group
PROJECT MANAGER:
Teresa Rogers, Staff Planner
trogers@cstx.gov
BACKGROUND:
The PDD rezoning for this 7.5-acre tract is schedule for
consideration at the March 28, 2013 City Council meeting. It
includes a proposal for a funeral home along with additional
Suburban Commercial and Office uses. The proposed
Preliminary Plan proposes a private access easement from State
Highway 6 to Longmire Drive. In addition, the plan includes the
provision of a public Access Way adjacent to the private drive.
RECOMMENDATION:
Staff recommends approval with the condition that the applicant
secure Texas Department of Transportation approval of the
proposed driveway location to State Highway 6.
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DEVELOPMENT HISTORY
Annexation:
October 1983
Zoning:
A-O Agricultural-Open (upon annexation)
PDD Planned Development District (2012)
Site development:
Vacant
COMMENTS
Water:
The subject property will be served by City of College Station.
There are existing 8-inch and 24-inch water mains available to
serve the property. Public waterlines will be required to be
extended through the site in accordance with the B/CS Unified
Design Guidelines with platting.
Sewer:
The subject property will be served by City of College Station.
There is an existing 8-inch sanitary sewer line which will provide
service to the site. Public sanitary sewer lines will be required to
be extended through the site in accordance with the B/CS Unified
Design Guidelines with platting.
Off-site Easements:
No off-site easements are being proposed at this time.
Drainage:
Drainage is mainly to the southeast within the Lick Creek
Drainage Basin. Drainage required with site development shall be
designed and constructed in accordance with the BCS Unified
Design Guidelines.
Flood Plain:
There is no FEMA designated floodplain on this property.
Greenways:
No greenway dedication is required or proposed.
Pedestrian Connectivity:
A public Access Way is proposed to run from Longmire Drive
through the site and terminate at a crosswalk into the main
entrance of the proposed funeral home in Lot 1. The Access Way
will include a 5-foot sidewalk within the 15-foot public access
easement.
Bicycle Connectivity:
Bicycle lanes exist on Longmire Drive. No additional bicycle
connectivity is required or proposed.
Streets:
The Thoroughfare Plan designates State Highway 6 as a
Freeway/Expressway and Longmire Drive as a Major Collector.
The main entrance to the site is proposed off State Highway 6
frontage roads, which will require Texas Department of
Transportation (TxDOT) approval. Additional access is proposed
from Longmire Drive.The PDD approved by Council in July 2012
and the proposed PDD revisions included a waiver to provide a
public street or a public way from State Highway 6 to Longmire
Drive and street projections to adjacent unplatted tracts. Right-of-
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way (ROW) dedication of 3.5-feet is required on Longmire Drive in
order for the site to be in compliance with the Thoroughfare Plan.
Oversize Request:
None requested.
Parkland Dedication Fees:
No parkland dedication is required or proposed.
Impact Fees:
N/A
REVIEW CRITERIA
Compliance with Comprehensive Plan and Unified Development Ordinance:
1.The
subject property is designated Suburban Commercial on the Comprehensive Plan Future
Land Use and Character Map. The proposed subdivision is consistent with this designation
in addition to the land use designations surrounding the subject tract which include
Suburban Commercial and General Suburban.
Compliance with Subdivision Regulations:
2.With the waivers granted in the approved
PDD for block length and street projections, the proposed Preliminary Plan is in compliance
with the Subdivision Regulations contained in the Unified Development Ordinance.
STAFF RECOMMENDATION
Staff recommends approval with the condition that the applicant secure Texas Department of
Transportation approval of the proposed driveway location to State Highway 6.
SUPPORTING MATERIALS
1. Application
2. Copy of Preliminary Plan
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FINAL PLAT
for
The Barracks II Ph 300
12-00500179
SCALE:
One lot on 12.5 acres
LOCATION:
300 Deacon Dr W
ZONING:
PDD Planned Development District
APPLICANT:
Heath Phillips, Heath Phillips Investments, LLC
PROJECT MANAGER:
Matt Robinson, AICP, Senior Planner
mrobinson@cstx.gov
RECOMMENDATION:
Staff recommends approval of the Final Plat.
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DEVELOPMENT HISTORY
Annexation:
2002
Zoning:
A-O Agricultural Open upon annexation
A-O Agricultural Open to PDD Planned Development District
(2011); PDDPlanned Development District to PDD Planned
Development District to revise layout and add additional use
(2012)
Preliminary Plat:
2011, revised in October 2012
Site Development:
Phase 100 of the development has been completed.
COMMENTS
Parkland Dedication:
N/A – Commercial lot.
Greenways:
N/A
Pedestrian Connectivity:
Sidewalks are provided on both sides of all streets within the
development.
Bicycle Connectivity:
Bike lanes are currently provided along Deacon Drive West (Major
Collector) and Towers Parkway (Minor Collector).
Impact Fees:
The subject tract is located within the Steeplechase Sanitary
Sewer Impact Fee Area and will be required to pay $357.74/LUE
attime of building permit.
REVIEW CRITERIA
Compliance with Subdivision Regulations:
The proposed Final Plat is in compliance with the
Subdivision Requirements contained in the Unified Development Ordinance.
STAFF RECOMMENDATIONS
Staff recommends approval of the Final Plat.
SUPPORTING MATERIALS
1.Application
2.Copy of Final Plat
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REZONING REQUEST
for
4800State Highway 6 South
13-00900020
REQUEST:
PDD Planned Development District to PDD Planned Development
District to amend the Concept Plan.
SCALE:
7.547 acres (three phases)
LOCATION:
4080 State Highway 6 South
APPLICANT:
Natalie Ruiz, IPS Group
PROJECT MANAGER:
Teresa Rogers,Staff Planner
trogers@cstx.gov
PROJECT OVERVIEW
:The existing Concept Plan currently allows a funeral home in
addition to neighborhood commercial uses with maximum building
sizes of 8,000 square feet in Phase 1.Phases 2 and 3 allow
neighborhood commercial and office uses with maximum building
sizes of 8,000 square feet and 6,000 square feet, respectively.
Under the current PDD, variations were granted to allow
modifications to streetscaping requirements on Longmire Drive
and waivers to street projections, block length, and sidewalk
requirements.
This request amends the current Concept Plan of the PDD with a
change in the base zoning district to SC Suburban Commercial.
The applicant is requesting an increase in allowable building size
for Phase 1 to 15,000 square feet.In addition, further
modifications are being sought to streetscaping requirements for
Phase 1 and sign standards for Phases 1, 2, and 3.
RECOMMENDATION:
Staff recommends approval of the proposed PDD with the
condition the rezoning maintain compliance with the base zoning
district standards for all building plot signage, for streetscaping
along State Highway 6, and for construction of the Access Way
with Phase 1 of the development.
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NOTIFICATIONS
Advertised Commission Hearing Date: March 7, 2013
Advertised Council Hearing Dates: March 28, 2013
The following neighborhood organizations that are registered with the City of C
Neighborhood Services have received a courtesy letter of notification of this public hearing:
Springbrook HOA and Bridle Gate Estates HOA
Property owner notices mailed: 22
Contacts in support: None
Contacts in opposition: 1
Inquiry contacts: 2
ADJACENT LAND USES
DirectionComprehensivePlanZoningLand Use
NorthSuburban CommercialGC General Self Storage
Commercial
South
Suburban Commercial R-1 Single-Family Single-Familyand
and General SuburbanResidential and GC Office
General Commercial
East(across SH 6)
GeneralCommercialGC General Office
Commercial
West(across
Suburban CommercialR-1 Single-Family Single-Family
Longmire Drive)
Residential
DEVELOPMENT HISTORY
Annexation:
October 1983
Zoning:
A-O Agricultural-Open upon annexation
PDD Planned Development District in July 2012
Final Plat:
Unplatted
Site development:
Vacant
REVIEW CRITERIA
1. Consistency with the Comprehensive Plan:
The subject tract is designated as Suburban
Commercial on the Comprehensive Plan Future Land Use and Character Map. The
proposed development is consistent with this designation in addition to the land use
designations surrounding the subject tract which include Suburban Commercial and General
Suburban. Phase 2 and 3 (closest to Longmire Drive) will allow neighborhood-compatible
uses meeting Suburban Commercial and Office zoning districts that are compatible with the
surrounding neighborhoods.
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2. Compatibility of the proposed request with the present zoning and conforming uses
of nearby property and with the character of the neighborhood:
The proposed PDD will
enable the development of Suburban Commercial and Office type uses, with the addition of
a funeral home in Phase 1 closest to State Highway 6. The funeral home is more intense
than typically appropriate for a Suburban Commercial land use designation, but the location
and situation of this phase make the land use more suitable. The adjacent land uses are a
self-storage complex with outdoor storage facilities and a construction office/design studio
for residential construction. Both adjacent properties are zoned GC General Commercial,
which does allow for the use of a funeral home. The portion of the proposed development
that abuts residential uses will be restricted in both land use and height to ensure
compatibility with the neighborhood.
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
land uses permitted through the proposed PDD include those allowed in the SC Suburban
Commercial district and O Office district. In addition, Phase 1, located adjacent to State
Highway 6, will also include the ability to have a funeral home. This addition does not
include the use of a crematorium. Generally funeral homes are not a neighborhood-
oriented land use, but due to its proximity to State Highway 6 and the existing GC General
Commercial land uses directly north and south, the use is suitable by adding additional
architectural features to assist the structure in blending with the nearby residences. Phases
2 and 3 will include neighborhood-oriented commercial and office uses that will also have a
residential-style of architecture. These land uses are suitable adjacent to single-family and
are appropriate placed along Longmire Drive (Major Collector).
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
property is currently zoned PDD Planned Development District, which allows for the
development of a funeral home in Phase 1 and Suburban Commercial and Office uses in
Phases 2 and 3.The current zoning district is suitable for the property due to the close
presence of State Highway 6 and Longmire Drive. In addition, the property is located
between two existing commercial sites and a vacant property zoned for commercial uses.
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
property can currently be marketed under the existing PDD Planned Development District
zoning. However, the applicant is requesting a modification to increase the maximum size
of buildings in order to prepare for anticipated future expansion.
6. Availability of water, wastewater, stormwater, and transportation facilities generally
suitable and adequate for the proposed use:
When the proposed development proceeds
through the platting process, 3.5-feet of right-of-way (ROW) dedication will be required along
Longmire Drive in order for the site to be in compliance with the Thoroughfare Plan.A
proposed driveway to State Highway 6 would need approval from the Texas Department of
Transportation.
There are existing 8-inch and 24-inch water mains available to serve this property. There
are also existing 8-inch sanitary sewer lines which may provide service to the site. Drainage
is mainly to the southeast within the Lick Creek Drainage Basin.Drainage and other
infrastructure required with site development shall be designed and constructed in
accordance with the BCS Unified Design Guidelines. Existing infrastructure appears to be
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adequate for the proposed use.Access to the site will be available via the State Highway 6
Frontage Road and Longmire Drive.
REVIEW OF CONCEPT PLAN
The applicant has provided the following information related to the purpose and intent of the
proposed zoning district:
The purpose of the PDD is to allow the development of the subject property in
activities along the Earl Rudder Freeway frontage and stepping down
commercial development intensity closer to Longmire Drive and the residential
neighborhoods.
The proposed Concept Plan includes uses permitted through SC Suburban Commercial for
Phases 1 and 2 and O Office for Phase 3. Crematoriums, fuel sales, and commercial
amusements are expressly prohibited. The estimated building plot square footage is 50,000
with maximum building sizes of 15,000 square feet for Phase 1, 8,000 square feet for Phase 2,
and 6,000 square feet for Phase 3.The maximum building height is two stories and a 24-foot
eave height for a two story structure and the overall height maximum is 35-feet to the peak of
the roof.
Base Zoning and Meritorious Modifications
The applicant is proposing to develop the PDD in three phase areas. Phase 1 shown on the
Concept Plan is based on SC Suburban Commercial standards and uses and will allow the
additional land use of a funeral home. Phase 2 is based on SC Suburban Commercial
standards and uses. For both Phase 1 and 2 commercial amusements, fuel sales, and
crematoriums are prohibited. Phase 3 is based on O Office standards and uses.
At the time of plat and site plan, the project will need to meet all applicable site development
standards and platting requirements of the UDO for the SC Suburban Commercial andO Office
zoning classifications, except where meritorious modifications are granted with the PDD zoning.
The applicant is requesting the following meritorious modifications:
1. UDO Section 7.6.D.1-- Longmire
Street trees are required to be located within 50 feet of a public right-of-way. On the
subject tract, overhead power lines interfere with this requirement causing the applicant
to seek the meritorious modification. The request is to increase the allowable distance
from the Longmire Drive right-of-way up to 60 feet. Council approved this modification
with the previous PDD rezoning.
2. UDO Section 7.6.D.1- Phase 1
Street trees are required to be located within 50 feet of a public right-of-way. For Phase
1, the applicant is requesting streetscape trees be distributed throughout Phase 1 as
designed by a registered landscape architect, rather than along the street. The
streetscaping requirement is in place to minimize adverse effects on surrounding
property owners and ensure high quality development is maintained throughout the
community. Streetscaping requirements are provided to ensure landscaping is
consistently provided adjacent to roadways. Staff does not believe there is merit to
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justify the modification, as there is sufficient flexibility within the existing ordinance to
meet this requirement.
3. UDO Section 8.3
According to subdivision regulations, block lengths over 900 linear feet must be broken
along a street that abuts land designated as Suburban Commercial in the
Comprehensive Plan Future Land Use and Character Map. Block length is required to
be broken by the extension of a public street or a public way.
The applicant is requesting modification of this requirement for both State Highway 6
and Longmire Drive. The applicant is proposing an alternate connection between the
rights-of-way through their private parking lots. This connection will be provided through
aprivate cross access easement and will be determined at platting or site plan submittal.
This drive is proposed for construction with Phase 1.Council approved this modification
with the previous PDD rezoning.
4.
When a property is platted that abuts other unplatted tracts, the property is required to
project a public street or Pubic Way to the tracts to enable future vehicular connections.
The subject property abuts unplatted tracts on its northern side that are not conducive to
a new public connection particularly if a public street or public way is not being extended
through the tract. Council approved this modification with the previous PDD rezoning.
5.
Signs are permitted according to the applicable zoning districts in order to promote an
attractive community, foster traffic safety, and enhance the effective communication and
exchange of ideas and commercial information. The applicant is requesting
modifications to sign allowances for all phases of the development. The proposal
includes a freestanding sign in accordance with GC General Commercial standards for
Phase 1 and a freestanding sign in accordance with SC Suburban Commercial
standards for Phases 2 and 3. This property is adjacent to single-family subdivisions
that are not compatible with the requested increased sign height and number. In
addition, this building plot is allowed one freestanding sign that does not exceed the
eave height of the building or a number of low profile signs that equals the number of
structures. Staff does not believe there is sufficient merit to justify the modification, as
required by the UDO.
The Unified Development Ordinance provides the following review criteria for PDD
Concept Plans:
1. The proposal will constitute an environment of sustained stability and will be in
harmony with the character of the surrounding area:
The proposed development will consist
of structures that are compatible with the surrounding neighborhoods by using materials
commonly used within the residential area. Under the SC Suburban Commercial zoning district
each building is required by ordinance to provide architectural relief elements. The proposed
land uses being neighborhood-oriented, with the exception of a funeral home, will provide a
variety of land uses within an easy distance to nearby residential units for vehicle and
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pedestrian traffic. The proposal will be in harmony with the character of the surrounding area if
staff conditions are added to the Concept Plan.
2. The proposal is in conformity with the policies, goals, and objectives of the
Comprehensive Plan, and any subsequently adopted Plans, and will be consistent with
the intent and purpose of this Section:
The Concept Plan reflects the policies, goals and
objectives of the Comprehensive Plan as it relates to land use and character, connectivity, and
neighborhood integrity,with the addition of the stated staff conditions. The Suburban
Commercial designation in the Comprehensive Plan Future Land Use and Character Map is
intended for development that is compatible with surrounding residential uses, as proposed with
this PDD. Upon platting, the subject property will be required to provide additional right-of-way
along Longmire Drive in order to comply with the Thoroughfare Plan. In addition, several
components are proposed to promote and protect neighborhood integrity:
a) Buildings within Phase 1 will have 35-percent masonry (stone, brick, tile, or a concrete
product simulating one of these materials) on the primary entrance façade and 15- to 20-
percent on other facades visible from a right-of-way. No percentages have been specified
for Phases 2 and 3. There are increased minimum percentages from Non-Residential
Architectural Standards which require 25-percent on façades facing a right-of-way and 10-
percent on all other facades visible from a right-of-way .
b) The dumpster will be located away from residential uses.
c) Maximum building height is 2 stories and 24-foot eave height for a 2 story structure. Overall
height maximum is 35-feet to the peak of the roof.
3. The proposal is compatible with existing or permitted uses on abutting sites and will
not adversely affect adjacent development:
The proposed land use with the addition of some
compatibility components is consistent with the level of development occurring in the immediate
vicinity. The development abutting State Highway 6 on the northern and southern sides include
self storage and office. Development has not occurred on the northern side of the subject tract
on the Longmire Drive side, though this area is zoned O Office andGC General Commercial.
When using standard development requirements, Suburban Commercial and Office uses will be
compatible adjacent to the abutting single-family residences and add a variety of land uses in
the area which increases the interest and versatility of the area. The modification request to
streetscape on State Highway 6, increased signage, and delay of Access Way construction are
not items compatible to a Suburban Commercial area.
4. Every dwelling unit need not front on a public street but shall have access to a public
street directly or via a court, walkway, public area, or area owned by a homeowners
association:
There are no residential uses proposed for this development.
6. The development includes provision of adequate public improvements, including, but
not limited to, parks, schools, and other public facilities:
The development includes a
proposed Access Way, which will be dedicated during the platting process. The applicant is
proposing the sidewalk within the Access Way be constructed as each phase is developed,
however the sidewalk should be constructed with Phase 1 in compliance with platting
requirements. Private cross access will be provided for traffic to go between each phase of
development and to adjacent properties. In addition, right-of-way will be dedicated along
Longmire Drive when the applicable phases are platted. Meritorious modifications are being
requested for street projections. A public sidewalk currently exists along Longmire Drive.
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7. The development will not be detrimental to the public health, safety, welfare, or
materially injurious to properties or improvements in the vicinity:
This development will
not be detrimental to the public health, safety, welfare, or materially injurious to properties or
improvements in the vicinity if the proposed staff conditions are added to the Concept Plan.
8. The development will not adversely affect the safety and convenience of vehicular,
bicycle, or pedestrian circulation in the vicinity, including traffic reasonably expected to
be generated by the proposed use and other uses reasonably anticipated in the area
considering existing zoning and land uses in the area:
The dedication of an Access Way,
applicable when platted, will provide pedestrian and bicycle accommodations through the
subject tract which would also be accommodated through the provision of the required public
street/Public Way. A vehicular access point may be accommodated on State Highway 6
through the use of a deceleration lane.
STAFF RECOMMENDATION
Staff recommends approval of the proposed PDD with the condition the rezoning maintain
compliance with the base zoning district standards, including signage and streetscaping along
State Highway 6, and construction of the Access Way occur with Phase 1 of the development.
SUPPORTING MATERIALS
1. Application
2. Rezoning Map
3. Concept Plan
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