AGENDA CAPTION:
Title
Consider approval of Ordinance 2016-19, on the second of two readings, approving an amendment to the Preferred Scenario Map of the City’s Comprehensive Plan to change the land use designation for a 6.4 acre tract, more or less, out of the J.M. Veramendi Survey, Abstract 17, located at the northwest corner of Wonder World Drive and Hunter Road from an Area of Stability and Open Space to an Employment Center, while retaining the existing Open Space designation for a portion of said property; and including procedural provisions; and consider approval of Ordinance 2016-19, on the first of two readings.
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): Land Use, Goal 1
BACKGROUND:
Based on the site’s location across the street from a Medium Intensity Zone and at the intersection of two arterials, Wonder World Drive and Hunter Road, the property is a logical location to consider for higher intensity development. Following a review of Vision San Marcos, specifically reviewing the Land Use Suitability Map, staff finds that the current request for a change in intensity at this location as submitted by the applicant is not entirely consistent with the intent of the Environment and Resource Protection section. All figures used to review this case are attached.
Staff has concerns with the results of the Land Use Suitability Map. The property’s location in the Purgatory Creek Watershed, the presence of erosive soils, and the possible presence of archeological findings throughout the site give the property a score of 5 - Most Constrained. Access to the site is another concern to staff as it may be limited to Hunter Road. Discussions with the applicant, Texas Department of Transportation and the City regarding access are ongoing.
Staff is currently working with the applicant to draft a PDD zoning document that will go before the Planning and Zoning Commission on June 28th for a recommendation to City Council. A draft of the PDD has been provided to aid in the discussion regarding the PSA. The draft shows the staff redlines and comments. The zoning change request is for General Commercial zoning with a PDD overlay. The request could tentatively come back before City Council on July 19 for the first reading.
At this time, the City Council is considering a request to change the Preferred Scenario Map. Any future changes in the zoning of the property would be required to follow the standard process of notice and public hearing. Zoning requests are considered separately and require full staff analysis.
Staff recommends approval of the request to change from an Area of Stability and Open Space to an Employment Center and Open Space 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.
At the September 22 Regular Meeting of the Planning and Zoning Commission the applicant requested postponement of consideration to the October 13, 2015 meeting. The Chair opened the public hearing; there were no citizen comments. A motion was made by Commissioner Ramirez, seconded by Commissioner Kelsey, to recommend approval to open the public hearing and to postpone the staff presentation and consideration to the October 13, 2015 meeting. The Public Hearing was continued to October 13. The motion carried unanimously.
At the October 13 Regular Meeting of the Planning and Zoning Commission the applicant requested postponement of consideration to the November 10, 2015 meeting. The Chair opened the public hearing; there were no citizen comments. A motion was made by Commissioner Ramirez, seconded by Commissioner Ehlers, to postpone the request to the November 10 meeting. The motion carried unanimously.
A public hearing at the Planning and Zoning Commission was held on November 10, 2015. During the Citizen Comment period, one citizen spoke against the request. During the public hearing, there were no citizen who spoke in favor of the request and two people who spoke against. Those who spoke against had concerns regarding drainage and access to the site. The Commission recommended denial of the request (4-3).