To: Planning and Zoning Commission
From: Iván G. Gonzalez, AICP, Planning Consultant
Subject:
Title
Consider a request for a Planned Development Amendment for Center Stage, an existing Mixed Use Planned Development, on an approximately 38-acre property, legally described as Lots 1-10, Block A, Center Stage Addition, directly north east of the North Main Street and Mount Gilead Road intersection, zoned Planned Development - Mixed Use Commercial/Residential and addressed as 1400 North Main Street. Realty Capital Management, LLC, Applicant, RCM Keller Center Stage LLC, Owner. (Z-23-0001)
Current Zoning: Planned Development (PD)
Proposed
Zoning: Planned Development
Future Land
Use Plan: Mixed Use
Background: The Center Stage Planned Development was approved on January 21, 2020, as a mixed-use development that included a variety of residential and commercial uses in a phased approach. The approved Planned Development included a regulating plan, concept plan, street plan, parks and open space plan that laid out a phased approach to the development. Amendments and modifications to those requirements are required to be approved by City Council, with Planning and Zoning Commission recommendation.
Proposed Uses: The applicant does not propose to change any of the uses with this amendment.
Analysis: Proposed changes to the amendment are related to approved site plans, engineering, and fire access. With the reduction in access from Mount Gilead there was a necessity to rearrange the internal street network that triggered a rearrangement of building sites, dumpster location, open space/tree save areas and the amount of single-family homes/parking. Requirements within the approved PD have not changed but the method of achieving is being modified to stay compliant within the approved Planned Development District.
Site Design: PD plans are being updated to reflect the proposed amendments as well as completed construction of the initial phases.
Open Space: Applicant proposes to rearrange the required tree save allocation to different areas to accommodate a new street network while adhering to the overall open space requirement approved in the original Planned Development.
Parking: Applicant proposes to reduce the number of single-family houses which reduces the amount of parking proportionally with the houses being removed at a ratio of 2 spaces per dwelling unit.
Existing Roadway
Access: Applicant is proposing to amend street plan and overall concept plan to match site plan review comments regarding multiple access lanes from Mount Gilead.
Request: The proposed amendments are related to the following PD components:
• Street Plan
• Residential uses
• Waste container enclosure locations
• Overall update of concept plan and exhibits
• Open Space
• Signage
See Staff Attachments A and B for summary table of requests and redline version of PD.
Citizen Input: On June 1, 2023, the City mailed out 20 Letters of Notifications for this Public Hearing to all property owners within three hundred feet (300’) of the subject site. A public hearing notice sign was posted on the site. The Applicant sent letters to the Marshall Point and Marshall Ridge Homeowners’ Associations. Staff has not received any feedback from the public regarding this request.
Summary: Section 8.02 (D.1.e) of the UDC states that when considering a zoning change request, which includes planned development amendments, the Planning and Zoning Commission and City Council shall consider the following factors:
1) Whether the uses permitted by the proposed change will be appropriate in the immediate area concerned and their relationship to the general area and the City as a whole, and in compliance with the Future Land Use Plan.
2) Whether the proposed change is in accord with any existing or proposed plans for providing streets, water supply, sanitary sewers, and other utilities to the area, and shall note the findings.
3) The amount of vacant land currently classified for similar development in the vicinity and elsewhere in the City, and any special circumstances which may make a substantial part of such vacant land unavailable for development.
4) The recent rate at which land is being developed in the same zoning classification as the request, particularly in the vicinity of the proposed change.
5) How other areas designated for similar development will be, or are unlikely to be, affected if the proposed amendment is approved.
6) Any other factors which will substantially affect the health, safety, morals, or general welfare.
Alternatives: The Planning and Zoning Commission has the following options when considering a Planned Development Zoning Change application:
§ Recommend approval as submitted (with variances and conditions)
§ Recommend approval with modifications or additional condition(s)
§ Tabling the agenda item to a specific date with clarification of intent and purpose
§ Recommend denial
City Council
Action: If the Planning and Zoning Commission takes action and makes a recommendation on this agenda item, then this Planned Development Zoning Change application will be scheduled for City Council action on August 1, 2023.