To: Mark Hafner, City Manager
From: Iván G. Gonzalez, AICP, Planning Consultant
Subject:
Title
PUBLIC HEARING: Consider an ordinance approving 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 - Mixed Use Commercial/Residential
Proposed Zoning:
Planned Development - Mixed Use Commercial/Residential
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. 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 approved in the original Planned Development (PD) with this amendment.
Analysis:
Proposed amendments are related to approved site plans, engineering, and transportation access/circulation. 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 PD.
Site Design:
PD plans are being updated to reflect the proposed amendments to site orientation as well as completed construction of the initial phases.
Open Space:
The Applicant proposes to rearrange the required tree save allocation to different open space areas to accommodate a new street network and site design while adhering to the overall open space and tree preservation requirement approved in the original PD.
Parking:
The Applicant proposes to reduce the number of single-family homes from 57 to 43, which reduces the amount of parking proportionally at a ratio of two (2) spaces per dwelling unit.
Roadway Access:
The Applicant is proposing to amend the street plan and overall concept plan to decrease the number of drives into the development off Mount Gilead Road from three to one.
Request:
The proposed amendments are related to the following PD components:
• Modified street plan, including a reduction of the number of access points into the development off Mount Gilead Road from three to one
• Reduction of single-family homes from 57 to 43
• Request to allow three single-family homes to face the community lawn instead of a street
• Request for two dumpster enclosures to face U. S. Hwy. 377 at an angle
• Overall update of concept plan and all exhibits reflecting existing and proposed building orientation, including configuration of the three restaurants adjacent to the community lawn, and modifications to the pedestrian network
• Reallocation of Open Space and Tree Save Areas
• Request for one off-premise sign for Milestone Church on U.S. Hwy 377
See Staff Attachments A and B for summary table of requests and redline version of PD.
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.
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. Because the tentative City Council date noted in the original letter changed after the Planning and Zoning Commission tabled this item at its June 13, 2023 meeting, staff sent another set of letters out on July 13, 2023. Staff has not received any formal opposition or support from the public regarding this request.
Planning and Zoning Commission Recommendation:
At the July 11, 2023 Planning and Zoning Commission meeting, Commissioners voted 6-1 to recommend approval of the proposed PD Amendment as presented.
Alternatives:
The City Council has the following options when considering a Planned Development Zoning Change application:
§ Approval as submitted.
§ Approval with modifications or additional condition(s).
§ Tabling the agenda item to a specific date with clarification of intent and purpose.
§ Deny.