Title
Conduct a Public Hearing to Consider/Discuss/Act on a Request to Rezone the Subject Property from "PD" - Planned Development District and "CC" - Corridor Commercial Overlay District to "PD" - Planned Development District and "CC" - Corridor Commercial Overlay District, Generally to Modify the Development Standards, Located on the Southeast Corner of U.S. Highway 380 (University Drive) and Hardin Boulevard, and Accompanying Ordinance
Summary
COUNCIL GOAL: Direction for Strategic and Economic Growth
(1C: Provide a strong economy by facilitating a balance between industrial, commercial residential and open space)
MEETING DATE: September 18, 2018
DEPARTMENT: Planning
CONTACT: Jennifer Arnold, AICP, Interim Director of Planning
Samantha Pickett, AICP, Planning Manager
Melissa Spriegel, AICP, Planner I
RECOMMENDED CITY COUNCIL ACTION: Staff recommends approval of the proposed rezoning request with the following special ordinance provisions:
1. The subject property shall develop in accordance with Section 146-113 (“C3” - Regional Commercial District), and Section 146-101 (“CC” - Corridor Commercial Overlay District) of the Zoning Ordinance, and as amended, except as follows:
a. Hotel/motel uses on Lot 13 shall generally develop as shown on the attached Site Layout.
b. Hotel/motel uses shall not be permitted on Lots 7, 8, 9, 10, 11, 12, or 14 as shown on the attached Site Layout.
c. All buildings on the subject property shall be restricted to a maximum height of 55 feet.
d. Any plats submitted for development of the subject property shall generally conform to the attached Site Layout.
APPLICATION SUBMITTAL DATE: July 10, 2018 (Original Application)
August 7, 2018 (Revised Submittal)
August 10, 2018 (Revised Submittal)
ITEM SUMMARY: The applicant is requesting to rezone approximately 42.07 acres of land from “PD” - Planned Development District and “CC” - Corridor Commercial Overlay District to “PD” - Planned Development District and “CC” - Corridor Commercial Overlay District, generally to modify the development standards.
ZONING:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
“PD” - Planned Development District Ordinance No. 2018-05-042 (Commercial Uses) and “CC” - Corridor Commercial Overlay District |
Undeveloped Land |
|
North |
“C2” - Local Commercial District (Commercial Uses), “SUP” - Ordinance No. 2016-11-087 (Motor Vehicle Fuel Sales Facility) and “CC” - Corridor Commercial Overlay District |
380 Crossing at Headington Heights and Costco |
|
South |
“AG” - Agricultural District (Agricultural Uses) and “PD” - Planned Development District Ordinance No. 93-04-05 (Office and Light Manufacturing Uses) |
Undeveloped Land |
|
East |
“PD” - Planned Development District Ordinance No. 1281 (Office and Light Manufacturing Uses) and “CC” - Corridor Commercial Overlay District |
Raytheon |
|
West |
“C2” - Local Commercial District (Commercial Uses), “PD” - Planned Development District Ordinance No. 1883 (Office and Light Manufacturing Uses) and “CC” - Corridor Commercial Overlay District |
Cockrill Middle School and 380 Commons at Headington Heights |
PROPOSED ZONING: The applicant is requesting to rezone the subject property, generally to modify the development standards. The property was rezoned in May of 2018 for commercial uses with additional regulations for hotel/motel uses, lot layout, and height limitations. Due to the restrictive nature of the regulations, the applicant is requesting to rezone to modify the language to allow for some flexibility in the development standards. While the proposed standards still maintain the same regulations (hotel on Lot 13, no hotels on lots 7-12, height limit of 55’ and a plat in conformance with the layout), the language changes allow for some modifications to be made at the Staff level, such as the exact layout of the hotel and lot lines, so long as it generally conforms to the exhibit shown.
Given the proposed changes are minor in nature and remain consistent with the nearby commercial development, Staff is of the professional opinion that the proposed rezoning request is appropriate for the subject property. As such, Staff recommends approval of the proposed rezoning request.
CONFORMANCE TO THE COMPREHENSIVE PLAN: The Future Land Use Plan (FLUP) designates the subject property for office uses. The FLUP modules diagram designates the subject property as Office Park within a significantly developed area. The Comprehensive Plan lists factors to be considered when a rezoning request is being considered within a significantly developed area:
• Comprehensive Plan Goals and Objectives: The proposed rezoning request is generally in conformance with the goals and objectives of the Comprehensive Plan. In particular, the proposed zoning change would help the community attain the goal of “Economic Development Vitality for a Sustainable and Affordable Community” through the stated objective of the Comprehensive Plan, a “balanced development pattern” and “balanced commercial development along major highway corridors”.
• Impact on Infrastructure: The proposed rezoning request should have a minimal impact on the existing and planned water, sewer and thoroughfare plans in the area.
• Impact on Public Facilities/Services: The proposed rezoning request should have a minimal impact on public services, such as schools, fire and police, libraries, parks and sanitation services.
• Compatibility with Existing and Potential Adjacent Land Uses: The properties located adjacent to the subject property are zoned for commercial, office, and light manufacturing uses. The proposed rezoning request should remain compatible with the surrounding properties.
• Land Use and Tax Base Summary: Module 16 is currently comprised of approximately 12% residential uses and 88% non-residential uses (including agricultural and institutional uses). The proposed rezoning request will have no impact on the anticipated land uses in this module. Estimated tax revenues in Module 16 are comprised of approximately 23% from residential uses and 77% from non-residential uses (including agricultural uses). Estimated tax revenues by type in Module 16 are comprised of approximately 77.4% ad valorem taxes and 22.6% sales and use taxes.
• Concentration of a Use: The proposed rezoning request should not result in an over concentration of commercial land uses in the area.
OPPOSITION TO OR SUPPORT OF REQUEST: Staff has received no comments in support or opposition to this rezoning request.
BOARD OR COMMISSION RECOMMENDATION: On August 28, 2018 the Planning and Zoning Commission voted 6-0-0 to recommend approval of the proposed rezoning request.