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Comp Plan CITY OF COLLEGE STATION COMPREHENSIVE PLAN AMENDMENT FOR LONGMIRE DR (COMP) 08-00500054 REQUEST: Single-Family Residential Medium Density to Neighborhood Retail and Office SCALE: 14.15 acres LOCATION: 3690 & 3695 Longmire Drive, generally located on both the east and west sides of Longmire Drive, south of the intersection of Longmire Drive and Bridle Gate Drive. APPLICANT: IPS Group PROJECT MANAGER: Jennifer Prochazka, AICP, Senior Planner jprochazka@cstx.gov RECOMMENDATION: Denial Planning&Zoning Commission Page 1 of 6 April 17,2008 61 'o E b 0. o t J rOr O `4 n 0s >e = :,,: 0, 2..T.,,0 5u . c \ r,1 d O e i� I;; 7V r�V� O N. s , 6. i .. \ % 071"7 p - V vp ���y"y' SSzzzOEs +, 11.1:. 4_ kki 4,1; .4 , . t i 114..- . gii,„ g gk 4* . .4-4 • �► � � goo\ 44e 11 \ttik l',.4.T.. 1$ IA �l � �S119*��• � 41- VCWl ic4 O l'►� d' .3=V�aa d' . 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' <V N‘ kj \ 0mV �jjtv6 s`\ \ \ \\ _ C.7 r9a COmn a,-ry QsyLu 0'�\ 0 4_ \ \ toac�c� Lu �cS. 4� \ I- LIJ \ \ : 4t4,O..� ; �``re X44 ri o 2 \ # Jib\ WY 11666 V 4 \OA! .; \ r NIL x 81. �C�n Art* O \l t• i. e m oo� N \ I I I . 1 Planning&Zoning Commission Page 3 of 6 April 17,2008 63 NOTIFICATIONS Advertised Commission Hearing Date: April 17, 2008 Advertised Council Hearing Dates: May 8, 2008 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: Bridle Gate Estates HOA Springbrook HOA Contacts in support: None Contacts in opposition: 2 Inquiry contacts: 2 ADJACENT LAND USES Direction Comprehensive Plan Zoning Land Use Undeveloped property North Single-Family Medium A-O and R-1 and Single-Family Density (Bridle Gate Subdivision) Single-Family South Single-Family Medium R-1 and A-O (Lakeview Estates) Density and Undeveloped property Commercial East Single-Family Medium A-O (SecurCare self- Density storage) West Single-Family Medium R-1 Single-Family (Dove Density Crossing Subdivision) DEVELOPMENT HISTORY Annexation: 1983 Zoning: A-O Final Plat: Unplatted Site development: Vacant REVIEW CRITERIA 1. Changed or changing conditions in the subject area or the City: Since the development of the Comprehensive Plan, the area has experienced development of primarily single-family residential subdivisions, including Bridle Gate Estates and the Dove Crossing Subdivision. In 2004, Longmire Drive was extended through this area, dividing the property and creating the street frontage for the two tracts. While Longmire had not been constructed at the time that the property was designated as Single-Family Medium Density Planning&Zoning Commission Page 5 of 6 April 17,2008 65 • FOR OFFICE USE ONLY Case No. tois -94 Date Submitted I-0g 10 COMPREHENSIVE PLAN AMENDMENT APPLICATION (Check all applicable) X Land Use Amendment The following items must be submitted by the established deadline dates for consideration: p7Two (2)copies of a fully dimensioned map on 24"X 36"paper showing: a. Land affected; b. Present zoning of property and zoning classification of all abutting properties; c. Current land use plan classification and proposed land use plan changes; d. Current land use classification of all abutting property; /e. Current and proposed thoroughfare alignments /GAofeneral location and address of property; otal acres of property; and ll applicable Comprehensive Plan Amendment Request form(s) completed in full. THIS APPLICATION ISA REVISION TO A PREVIOUSLY SUBMITTED APPLICATION (CASE#05-132). THE APPLICATION NEVER MOVED FORWARD THROUGH THE PROCESS. APPLICANT INFORMATION: Name: IPS Group E-mail: iane4ipsgroup.us Street Address: 511 University Drive Suite 205, College Station.Texas 77845 Phone Number: 979.846.9259 Fax Number: PROPERTY OWNER'S INFORMATION: Name: J.K. Development. LLP E-mail: iimjc vptnet.com Street Address: PO Box 3321, Bryan Texas. 77805 Phone Number: 979.693.7655 Fax Number. 979.693.0909 COMPREHENSIVE PLAN AMENDMENT REQUEST FORM Current Land Use Plan designation: Single Family Residential —medium density Requested Land Use Plan designation: Neighborhood Retail and Office Explain the reason for this Land Use Plan amendment: The lamer surrounding area is developed with very dense single-family development. Both tracts are now located on a major collector roadway and would be better suited to provide supportive uses for the lamer residential area, including light retail and office uses. 67 LONGMIRE DR (COMP) 08-00500054 This item is to amend the Comprehensive Land Use Plan from Single-Family Residential Medium Density to Neighborhood Retail and Office The property is approximately 14 acres and is located on both the east and west sides of Longmire south of its intersection with Bridle Gate Drive. The request is shown on the screen... Since the development of the Comprehensive Plan, the area has experienced development of primarily single-family residential subdivisions, including Bridle Gate Estates and the Dove Crossing Subdivision. In 2004, Longmire Drive was extended through this area, dividing the property and creating the street frontage for the two tracts. While Longmire had not been constructed at the time that the property was designated as Single-Family Medium Density on the Land Use Plan, it was depicted on the Thoroughfare Plan and was presumably considered when the Land Use Plan was developed. Staff feels that non-residential development of this scale will be incompatible with the future Land Use Plan. To provide a comparison, this property is approx. 7 times larger than the Champion Creek Development in front of Raintree. Do recognize...A non-residential use, such as Office or Neighborhood Retail, may be appropriate on the tract that lies east of Longmire Drive because of its size, limited depth, and adjacency to commercial development. New Slide: The Comprehensive Plan states that both Office and Neighborhood Retail uses are generally dependent on good access to local arterials. While Longmire Drive connects to arterials in the larger system, it is designated as a major collector on the Thoroughfare Plan. STAFF RECOMMENDATION Based on the designation of the surrounding properties on the Land Use Plan and the existing pattern of development, both being primarily single-family, staff recommends denial of the applicant's proposal. This recommendation is based on its existing context in the land use plan, and on the request that was made. Staff has concerns that the alteration of this land use will have a domino affect on several adjacent undeveloped tracts of land, which would occur in a piecemealed fashion without the benefit of a larger study and significant public input. The applicant held a Neighborhood meeting earlier this week, which I attended. Will discuss. I have had 8 calls about this request. All were in opposition to the request based on the potential for non-residential uses. Some stated specific concerns, such as gas stations. Planning&Zoning Commission rt- 1; I if, Page 1 of 1 April 17,2008 ' May 8, 2008 Regular Agenda Longmire Drive Comprehensive Plan Amendment This item is for consideration of an ordinance amending the Land Use Plan element of the Comprehensive Plan from Single-Family Residential Medium Density to Office for just over 14.15 on Longmire Drive, south of its intersection with Bridle Gate Drive. kbekrt Pz The original request was for both office and„neighborhood commercial - the applicants amended their request to office based on eighborhood desires and Planning & Zoning Commission's direction. -- >f . Vv 1ci 0- V ka�� c-- G i� vv z, "i'\j-")\ I wanted to point out that the ordinance attached to your packet is an earlier iteration that includes the neighborhood retail. The ordinance has been amended to reflect the new request. Recommendation(s): The Planning and Zoning Commission voted 5-1 to recommend approvaLat their April 17th meeting. LC& Based on the designation of the surrounding properties on the Land Use Plan and the existing pattern of development, both being primarily single-family, staff recommended _ denial of the ap cant's proposal. COLA c�� — may. Summary:CA-1 1. Changed ok``changing conditionsin the subject area or the City: Since the development of the Comprehensive Plan, the area has experienced development of primarily single-family residential subdivisions, including Bridle Gate Estates and the Dove Crossing Subdivision, as was anticipated by the Comprehensive Plan. In 2004, Longmire Drive was extende roug is area, dividing the property and creating the street frontage for the two tracts. While Longmire had not been constructed at the time that the property was designated as Single-Family Medium Density on the Land Use Plan, it was depicted on the Thoroughfare Plan and was presumably considered when the Land Use Plan was developed. 2. Compatibility with the remainder of the Comprehensive Plan: Like the subject property, the surrounding area is designated as Single-Family Medium Density on the Land Use Plan. Staff feels that non-residential development of this scale will be incompatible with the future Land Use Plan for the surrounding area. The Comprehensive Plan states that Office uses are generally dependent on good access to local arterials. While Longmire Drive connects to arterials in the larger system, it is designated as a major collector on the Thoroughfare Plan. `7} RC io'-\Y\IZ.€S A non-residential use, such as Office, may be appropriate on the tract that lies east of Longmire Drive because of its size, limited depth, and adjacency to commercial development. Office development may also be appropriate on a portion of the tract that lies to the west of Longmire Drive, but, at this point, staff is uncomfortable making a specific recommendation based on a piecemealed approach in this area with a lack of changed conditions (based on what the Comprehensive Plan anticipated). There are several undeveloped tracts in close proximity to the subject property that would need to be included in a larger study with an opportunity for public input and participation.1This will be accomplished with the update of the Comprehensive Plan that is currently underway. �4 • &Cc \N-QMO 00A._ Longmire Comprehensive Plan Amendment / Rezoning Notes: WEST of Longmire: Preferred scenario of Single Family west of Longmire? • Comp plan currently shows Single Family • The comp plan calls for Office in "areas permitting medium-scale development of tax- generating developments such as office parks, corporate offices, and office lease space. These uses are usually dependent on good access to highways and local arterials. (Longmire is major collector) • The comp plan calls for Neighborhood Commercial in "areas permitting neighborhood- scale development of tax-generating developments such as small retail centers, service commercial, restaurants, etc. These uses are generally dependent on good access to local arterials." EAST of Longmire: • The eastern tract is 2.064 acres and abut AO property that is developed as SecurCare. The property to the north is developed as single-family and the property to the south is undeveloped and zoned AO. • Properties along Longmire, between Graham Road and Barron Road are currently developed for Single-Family or are vacant. A development pattern of nonresidential uses along Longmire is prevalent to the north, but the land use pattern to the north differs from that to the south. • Many uses/zoning along the northern part of Longmire existed prior to the development of the current comp plan "Small house-style offices" were proposed at one time - PDD option? LUP would be the same. • There must be a street connection through the portion of the property abutting Dove Crossing to Longmire, regardless of the land use. The Subdivision Regulations do not allow for dead-end streets. There will be a street stubbed out in Dove Crossing that needs to be extended into this property. • If non-residential land uses are proposed, staff would prefer that they be located across Longmire from other non-residential uses, instead of across from an existing single- family development. • Based on land use policies and the pattern of surrounding existing development, some portions of the property should be developed as residential. Objectives of the comp plan include: o Promote a reduction of land use intensity as development approaches established and future residential areas (step down approach) o Encourage compatible in-fill development in areas between neighborhoods o Protect the integrity of residential areas by minimizing intrusive and incompatible land uses and densities • The abutting tract with frontage on Graham Road is 11.6 acres (together they would be about 25 acres) • The following existing sites in College Station are for reference: Identify what conditions have changed to warrant a change in the land use plan designation: 1. The extension of Lonamire has improved circulation in the area and increased the amount of traffic that drives by this site. 2. The development of hundreds of single-family homes in the area has increased the need for retail and office uses in closer proximity than currently exists. 3. The development of hundreds of smaller single-family homes in the area has encouraged overcrowding, parking problems and noise issues. This tract could only develop equally small or smaller residential housing units due to its configuration. How does the requested land use designation further the goals and objectives of the City of College Station Comprehensive Plan?This change provides neighborhood retail uses in a location accessible to many residential developments without residents having to travel farther to Rock Prairie Rd. The Office land use can provide work locations close to and easily accessible to surrounding residential areas. This change creates an environment where there are a mix of land uses in the overall area rather than providing more homes in an already congested area or Irving to crowd residential, office and retail on one tract of insufficient size. Explain why the requested land use designation is more appropriate than the existing designation. Both tracts can now serve the needs of all the surrounding residential homes as well as provide a buffer for existing development from the noise and traffic along Longmire. The applicant has prepared this application and certifies that the facts stated herein and exhibits attached hereto are true and correct. ars-- A on, 3- -O8 Jim/Jackso ,Partner J.K. Development Date 68 on the Land Use Plan, it was depicted on the Thoroughfare Plan and was presumably considered when the Land Use Plan was developed. 2. Compatibility with the remainder of the Comprehensive Plan: Like the subject property, the surrounding area is designated as Single-Family Medium Density on the Land Use Plan. Staff feels that non-residential development of this scale will be incompatible with the future Land Use Plan. The Comprehensive Plan states that both Office and Neighborhood Retail uses are generally dependent on good access to local arterials. While Longmire Drive connects to arterials in the larger system, it is designated as a major collector on the Thoroughfare Plan. At the time of development, City ordinances will require the extension of a residential street from the Dove Crossing Subdivision through this property, as well as an extension into the vacant property to the north. A non-residential use, such as Office or Neighborhood Retail, may be appropriate on the tract that lies east of Longmire Drive because of its size, limited depth, and adjacency to commercial development. Office or Neighborhood Retail may also be appropriate on a portion of the tract that lies to the west of Longmire Drive, but because of the size of the tract, staff believes that at least some portion should be developed as a residential use. At this point, staff is uncomfortable making a specific recommendation based on a piecemealed approach in this area. There are several undeveloped tracts in close proximity to the subject property that would need to be included in a larger study with an opportunity for public input and participation. This will be accomplished with the update of the Comprehensive Plan that is currently underway. STAFF RECOMMENDATION Based on the designation of the surrounding properties on the Land Use Plan and the existing pattern of development, both being primarily single-family, staff recommends denial of the applicant's proposal. SUPPORTING MATERIALS 1. Application 2. Map of Comprehensive Plan Amendment request (included in packet) Planning&Zoning Commission Page 6 of 6 April 17,2008 66