AGENDA CAPTION:
Title
Consider approval of Ordinance 2016-27, on the second of two readings, amending the Official Zoning Map of the City by rezoning 6.4 acres, more or less, out of the J.M. Veramendi Survey, Abstract No. 17, located at the northwest corner of Wonder World Drive and Hunter Road from “FD” Future Development District to “GC” General Commercial District with an overlay district of “PDD” Planned Development District; approving standards for said Planned Development District; including procedural provisions; and providing for penalties.
Body
Meeting date: August 2, 2016 (1st Reading)
September 20, 2016 (2nd Reading)
Department: Planning and Development Services
Funds Required: N/A
Account Number: N/A
Funds Available: N/A
Account Name: N/A
CITY COUNCIL GOAL: N/A
COMPREHENSIVE PLAN ELEMENT(s): Economic Development Goal 4 and Land Use Goal 1 and Goal 3
BACKGROUND:
The subject site consists of approximately 6.4 acres, more or less, out of the J.M. Veramendi Survey. The property is located on the northwest corner of Wonder World Drive and Hunter Road, across from the CVS and the Elysian at Purgatory Creek Apartments. The entrance and parking area to the Purgatory Creek Greenspace is located to the south of the property.
This site is identified mostly as an Area of Stability on the Preferred Scenario Map. There is a small area of the northern portion of the site identified as Open Space. However, the applicant is currently in the process of requesting a Preferred Scenario Amendment (PSA) to change from an Area of Stability and Open Space to an Employment Center and Open Space. The PSA is scheduled to go before City Council for a decision on August 2, 2016. Staff’s recommendation is to approve the requested PSA with the understanding that the portion of the property identified as Open Space remains as shown on the Preferred Scenario and that the applicant pursues a Planned Development District for the entire property; the Commission recommended denial of the PSA at its November 10, 2015 meeting. Before the request for the PSA was moved to City Council for their decision, and after hearing both the Commission’s and City Council’s discussions on having more detailed information about proposed developments during the PSA process, the applicant applied for and began negotiations with Staff on the PDD. Staff’s analysis of the PDD is based on the assumption that the PSA will be approved.
Staff has worked with the applicant to create a brief Planned Development District (PDD) that establishes permitted, conditional, and not-permitted uses that align with the goals of Vision San Marcos Comprehensive Plan while addressing the environmental and access concerns of the site.
Staff was able to obtain the 2014 traffic counts for the Wonder World Drive and Hunter Road intersection from the Engineering Department. These counts show that Wonder World Drive West of Hunter Road received 18,745 Average Daily Trips, Wonder World Drive East of Hunter Road received 26,480 Average Daily Trips, Hunter Road/Hopkins Street North of Wonder World Drive received 12,676 Average Daily Trips, and Hunter Road South of Wonder World Drive received 13,840 Average Daily Trips. These numbers are based on City counts as well as TxDOT counts.
Staff was also able to obtain information on the accident reports for the same intersection from the Police Department. The data shows that there were 97 total reported accidents at this intersection from January 2013 to July 24, 2016. The Police Department broke down the severity of these accidents into “No Injury - includes not injured and unknown”, “Minor - includes possible injury”, and “Major - includes non-incapacitating and incapacitating injuries.” Out of the 97, 18 were “No Injury”, 16 were “Minor”, and 10 were “Major.” There were no fatality accidents during the period of time evaluated.
Based on discussions held at the Lunch & Learn on July 25 and the Regular Meeting of the Planning and Zoning Commission on July 26, Staff provides this request to the City Council with a recommendation of approval with the following revisions to the PDD:
1. Adding the standards for the fence along the Hike and Bike Trail as shown on the site plan and as presented by the applicant; and
2. Removal of the Nichiha as a Permitted Wall Material in Section 5.i.
A public hearing at the Planning and Zoning Commission was held on July 26, 2016. During the Citizen Comment period, three citizens spoke against the request and one citizen spoke in favor of the request. During the public hearing, there were three citizens who spoke in favor of the request and five citizens who spoke against. Those who spoke against had concerns regarding drainage, flooding and traffic in the area. The Commission recommended approval of the request with two amendments (5-2). Please see Council Cover Memo in background information for details.
The portions of the attached PDD document that are highlighted are reflective of the text changes that have occurred following the first reading of the ordinance at City Council on August 2.