Loading...
HomeMy WebLinkAboutZ-8907 Staff AnalysisFILE NO_: Z-8907 Owner: PPP Group A, LLC Applicant: Stephen Bowie Location: Northeast, southeast and southwest corners of Lindsey Road and Interstate 440 Request: Rezone from R-2 to C-3 and 1-2 Purpose: Future development Existing Use: Undeveloped A. PUBLIC WORKS COMMENTS: No Comments- B. PUBLIC NOTIFICATION: All owners of property located within 200 feet of the site and the East Roosevelt Neighborhood Association were notified of the public hearing. C. LAND USE ELEMENT: This request is located in the Port and College Station/Sweet Home Planning Districts. The Land Use Plan shows Commercial (C) for the northeast tract, Industrial (1) for the southeast tract and some of the western tract with the remainder of the western tract shown for Mining (M). The commercial category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. The industrial category encompasses a wide variety of manufacturing, warehousing research and development, processing, and industry related office and service activities. Industrial development typically occurs on an individual tract basis rather than according to an overall development plan. The mining category provides for the extraction of various natural resources such as bauxite, sand, gravel, limestone, granite or other. Mining uses will include assurances that these resources be properly managed so as not to create a hazard, nuisance or the disfigurement or pollution of the land. The applicant has applied for a rezoning from R-2 (Single Family District) to C-3 (General Commercial District) to allow for the development FILE NO.: Z-8907 (Cont. of the site shown for Commercial on the Plan and 1-2 (Light Industrial District) to allow for the development of the site shown for Industrial and Mining on the Plan. There is a separate item to change the Mining area to Industrial on this agenda. Master Street Plan: Lindsey Road is a Collector on the Master Street Plan. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. BICYCLE PLAN: There is a Class III Bike Route shown along Lindsey Road. Bike Routes require no additional right-of-way or pavement markings, but only a sign to identify and direct the route. D. STAFF ANALYSIS: PPP Group A, LLC owner of 39.62 acres of property located at the northeast, southeast and southwest corners of Lindsey Road and Interstate 440, is requesting to rezone the property from "R-2" Single Family District to "C-3" General Commercial District and "1-2" Light Industrial District. The rezoning is proposed to allow future development of the sites. The 5.04 acre property at the northeast corner of Lindsey Road and 1-440 is proposed to be rezoned from R-2 to C-3. The site is undeveloped and covered mostly with high grass and small trees. The City's Remmel Park and access drive are located along the north and east property boundaries, with Fourche Creek just further north. Undeveloped property, the Clinton National Airport and a small pocket of single family residences along E. Roosevelt Road are located further north. Interstate 440 is located along the south property line. Undeveloped C-3 zoned property is located across Lindsey Road to the west. The 15.43 acre property at the southeast corner of Lindsey Road and 1-440 is proposed to be rezoned from R-2 to 1-2. The site is undeveloped and mostly tree covered. 1-440 is located along the north property line, with a railroad right-of- way along the south property line. A mixture of light industrial uses is located across the tracks to the south, along the north and south sides of Lindsey Road (zoned 1-2). A creek is located along the east property line, with undeveloped property across Lindsey Road to the west. The 19.15 acre property at the southwest corner of Lindsey Road and 1-440 is proposed to be rezoned from R-2 to 1-2. The site is undeveloped and partially covered with grass and trees. Railroad and 1-440 rights -of -way are located along the north property line. Undeveloped property of which a portion appears to have 2 FILE NO.: Z-8907 Cant. been previously mined is located to the west. A mixture of light industrial uses is located to the south and east across Lindsey Road (zoned 1-2). The City's Future Land Use Plan designates the property at the northeast corner of Lindsey Road and 1-440 as "Commercial". The southeast property is designated as "Industrial", as is the east portion of the southwest property. The west portion of the southwest property is showing "Mining". A Land Use Plan Amendment to change the "Mining" area to "Industrial" is a separate item on this agenda. Staff is supportive of the requested zoning. Staff views the request as reasonable. With the exception of the "Mining" area, the City's Future Land Use Plan supports the rezoning request. The proposed rezoning to C-3 and 1-2 represents a continuation of the zoning and land use pattern in this general area. Staff believes the rezoning will have no adverse impact on the adjacent properties or the general area. With respect to the subject property at the northeast corner of Lindsey Road and 1-440, the paved access drive to Remmel Park crosses the property, along the east and west property lines. The park sign also appears to be located on this property. The applicant has been made aware of this issue and has been put in touch with a representative of the Parks Department to resolve the issue. Based on conversation with the applicant, it is likely that an access easement will be granted to recognize the existing driveway. E. STAFF RECOMMENDATION: Staff recommends approval of the requested C-3 and 1-2 rezoning. PLANNING COMMISSION ACTION: (JANUARY 30, 2014) The applicant was present. There were no objectors present. Staff presented the application with a recommendation of approval. There was no further discussion. The item was placed on the Consent Agenda and approved as recommended by staff. The vote was 9 ayes, 0 nays and 2 absent. 3 January 30, 2014 ITEM NO.: 1.1 Owner: PPP Group A, LLC Applicant: Stephen Bowie FILE NO.: Z-8907 Location: Northeast, southeast and southwest corners of Lindsey Road and Interstate 440 Request: Rezone from R-2 to C-3 and 1-2 Purpose: Future development Existing Use: Undeveloped 0 PUBLIC WORKS COMMENTS: No Comments. PUBLIC NOTIFICATION: All owners of property located within 200 feet of the site and the East Roosevelt Neighborhood Association were notified of the public hearing. C. LAND USE ELEMENT: This request is located in the Port and College Station/Sweet Home Planning Districts. The Land Use Plan shows Commercial (C) for the northeast tract, Industrial (1) for the southeast tract and some of the western tract with the remainder of the western tract shown for Mining (M). The commercial category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. The industrial category encompasses a wide variety of manufacturing, warehousing research and development, processing, and industry related office and service activities. Industrial development typically occurs on an individual tract basis rather than according to an overall development plan. The mining category provides for the extraction of various natural resources such as bauxite, sand, gravel, limestone, granite or other. Mining uses will include assurances that these resources be properly managed so as not to create a hazard, nuisance or the disfigurement or pollution of the land. The applicant has applied for a rezoning from R-2 (Single Family District) to C-3 (General Commercial District) to allow for the development January 30, 2014 FILE NO.: Z-8907 of the site shown for Commercial on the Plan and 1-2 (Light Industrial District) to allow for the development of the site shown for Industrial and Mining on the Plan. There is a separate item to change the Mining area to Industrial on this agenda. Master Street Plan: Lindsey Road is a Collector on the Master Street Plan. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. BICYCLE PLAN: There is a Class III Bike Route shown along Lindsey Road. Bike Routes require no additional right-of-way or pavement markings, but only a sign to identify and direct the route. D. STAFF ANALYSIS: PPP Group A, LLC owner of 39.62 acres of property located at the northeast, southeast and southwest corners of Lindsey Road and Interstate 440, is requesting to rezone the property from "R-2" Single Family District to "C-3" General Commercial District and 1-2" Light Industrial District. The rezoning is proposed to allow future development of the sites. The 5.04 acre property at the northeast corner of Lindsey Road and 1-440 is proposed to be rezoned from R-2 to C-3. The site is undeveloped and covered mostly with high grass and small trees. The City's Remmel Park and access drive are located along the north and east property boundaries, with Fourche Creek just further north. Undeveloped property, the Clinton National Airport and a small pocket of single family residences along E. Roosevelt Road are located further north. Interstate 440 is located along the south property line. Undeveloped C-3 zoned property is located across Lindsey Road to the west. The 15.43 acre property at the southeast corner of Lindsey Road and 1-440 is proposed to be rezoned from R-2 to 1-2. The site is undeveloped and mostly tree covered. 1-440 is located along the north property line, with a railroad right-of- way along the south property line. A mixture of light industrial uses is located across the tracks to the south, along the north and south sides of Lindsey Road (zoned 1-2). A creek is located along the east property line, with undeveloped property across Lindsey Road to the west. 2 January 30, 2014 O.: 1.1 (Cont.) FILE NO.: Z-8907 The 19.15 acre property at the southwest corner of Lindsey Road and 1-440 is proposed to be rezoned from R-2 to 1-2. The site is undeveloped and partially covered with grass and trees. Railroad and 1-440 rights -of -way are located along the north property line. Undeveloped property of which a portion appears to have been previously mined is located to the west. A mixture of light industrial uses is located to the south and east across Lindsey Road (zoned 1-2). The City's Future Land Use Plan designates the property at the northeast corner of Lindsey Road and 1-440 as "Commercial". The southeast property is designated as "Industrial", as is the east portion of the southwest property. The west portion of the southwest property is showing "Mining". A Land Use Plan Amendment to change the "Mining" area to "Industrial" is a separate item on this agenda. Staff is supportive of the requested zoning. Staff views the request as reasonable. With the exception of the "Mining" area, the City's Future Land Use Plan supports the rezoning request. The proposed rezoning to C-3 and 1-2 represents a continuation of the zoning and land use pattern in this general area. Staff believes the rezoning will have no adverse impact on the adjacent properties or the general area. With respect to the subject property at the northeast corner of Lindsey Road and 1-440, the paved access drive to Remmel Park crosses the property, along the east and west property lines. The park sign also appears to be located on this property. The applicant has been made aware of this issue and has been put in touch with a representative of the Parks Department to resolve the issue. Based on conversation with the applicant, it is likely that an access easement will be granted to recognize the existing driveway. E. STAFF RECOMMENDATION: Staff recommends approval of the requested C-3 and 1-2 rezoning. PLANNING COMMISSION ACTION: (JANUARY 30, 2014) The applicant was present. There were no objectors present. Staff presented the application with a recommendation of approval. There was no further discussion. The item was placed on the Consent Agenda and approved as recommended by staff. The vote was 9 ayes, 0 nays and 2 absent. 3 January 30, 2014 ITEM NO.: 1 _ FILE NO.: LU14-24-0 Name: Land Use Plan Amendment — Sweet Home Planning District Location: SE corner of Lindsey Road and 1-440 Request: Mining to Industrial Source: Stephen W. Bowie, Cor Mundi Investments PROPOSAL / REQUEST: This Land Use Plan amendment is in the Sweet Home Planning District from Mining to Industrial. The industrial category encompasses a wide variety of manufacturing, warehousing research and development, processing, and industry related office and service activities. Industrial development typically occurs on an individual tract basis rather than according to an overall development plan. The change requested is for future development. EXISTING LAND USE AND ZONING: The property is wooded and currently zoned R-2 Single Family and is about 9 acres ± in size. To the north lie Interstate 1-440, the Fourche Creek, and C-3 General Commercial along the freeway. To the north of that are more R-2 and 1-1 Industrial Park and 1-2 Light Industrial for the airport uses. To the west, is an area of C-3 General Commercial along Bankhead Drive south of 1-440. To the south and to the east is more R-2 and some 1-2. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: On March 18, 2003, multiple changes were made north of the freeway for the airport and its related uses as part of an overall review of the area. On November 16, 1999, multiple changes were made in the College Station area as part of an overall review of the area. To the north lies Interstate 1-440 and beyond that lies a band of Commercial along the freeway and Park / Open Space PK/OS along the Fourche Creek. Public Institutional and Light Industrial is shown for the airport uses to the north of those. To the west, is an area of Commercial along Bankhead Drive south of 1-440. To the south and to the east is Residential Low Density RL Industrial I and Mining M. Between the Mining and the Commercial is a bank of PK/OS. January 30, 2014 ITEM NO.: 1 Cont.) FILE NO.: LU14-24-01 MASTER STREET PLAN: Lindsey Road is shown as a Collector on the plan. Directly to the north it connects to Interstate 440 with an interchange. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. BICYCLE PLAN: There is a Class III bikeway along this section of Lindsey Road. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. PARKS: Pratt Remmel Park lies immediately north of 1-440 on the east side of the interchange and provides a boat launch into Fourche Creek. HISTORIC DISTRICTS: There are no city recognized historic districts that would be affected by this amendment. ANALYSIS: Properties along Pratt Remmel Road and east of the application area along Lindsey Road are mostly developed with a variety of scales of development. The uses are freight terminals, general manufacturing, paper distributing, air conditioning providers, food wholesalers, and industrial supply companies combined with some small scale commercial uses. To the east and south of the application area is undeveloped land. The Fed Ex terminal is the closest - developed property to the application area and is located on the west side of Pratt Remmel Road. This application area is part of a larger application area by the same owners. Z-8907 is on this agenda. The majority of the area south of 1-440 that they are asking to be zoned to industrial is currently shown as Industrial on the plan. This change would consolidate their holding being shown as Industrial on the Plan. The area proposed to be changed to show Industrial is in the northern one -quarter of the area presently shown as Mining. It is approximately 9 of the 58 acres currently shown as Mining. It is currently wooded. About one third of the current mining area immediately south of the application consists of a larger pond and a smaller pond. This pond is on a different owner's property. It January30, 2014 ITEM NO.: 1 (Co FILE NO_: LU14-24-01 appears that they may have been borrow pits at one time, the remnants of a past mining operation. In a review of past aerial photos since the 1997 flyover, it appears that the mining has stopped and the pond is slowly increasing in size to cover the entirety of the borrow pit. With the mining stopped in this area shown as Mining, the natural resource is either exhausted or for some reason not being pursued at this time. This change to Industrial on the Land Use Plan would be a continuation of the general pattern of Industrial in the area. The Future Land Use Plan shows Industrial to the south and east of this site for approximately 5,000 acres. This includes the port area and industrial park. With the larger borrow pit as a barrier, the change to Industrial along the freeway and railroad frontage could provide opportunities for this land to develop. The change to Industrial could be considered a less intensive use than Mining since the practice of mining in this vicinity is strip mining. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood association: East Roosevelt Neighborhood Association. Staff has received no comments from area residents. STAFF RECOMMENDATIONS: Staff believes the change is appropriate. PLANNING COMMISSION ACTION: (JANUARY 30, 2014) The item was placed on the consent agenda for approval. By a vote of 9 for, 0 against and 2 absent the consent agenda was approved. 3