Ordinance No. 20395 - Laserfiche WebLink

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2. New policies have been adopted for the Nodal Development Area. In 2003, the City Council amended W AP policies for the Crescent A venue Nodal Development Area that were intended to facilitate development of Crescent Village (north of the subject parcels) into a mixed use center. Adopted policies establish zoning that allows commercial, office, mixed use commercial and high density residential uses for this 40-acre site. Neighborhood commercial-type uses are allowed within the various zoning designations on the site, along with relatively large, intensive commercial uses, such as a 100,000 s.f. office building and a 50,000 s.f. grocery store. As part of the plan amendment process, the property owner requested, and obtained, a provision for reducing the Floor Area Ratio (FAR) from 1.0 to .40 in commercial areas in Crescent Village. However, adopted refinement plan policy language for Crescent Center allows variation from approved PUD uses and the FAR reduction only with a "trip cap," and only through the PUD approval process. The current request is similar to, and consistent with this precedent. Since the adoption of these new policies, the City has approved a PUD for Crescent Village. This will result in a significant increase in the amount of neighborhood commercial-type uses (now under construction) in the nodal development area. The proposal to change approximately 4 acres in Summer Oaks-Crescent Center to C-2/Community Commercial is not likely to prevent the development of uses that serve the direct needs of area employees and residents, as most of that role is now being fulfilled by Crescent Village. As a FAR of.4 was approved for all commercial-zoned areas within Crescent Village, presumably to facilitate mixed use development, a FAR of.7 for approximately 4 acres within the node would be consistent with this precedent. (e) A change in circumstances in a substantial manner that was not anticipated at the time the refinement plan was adopted. The W AP established the C-l/Neighborhood Commercial designation for the site. Since then, the Metro Plan and Willakenzie Area Plan have been amended to apply the Nodal Development Overlay to this site and others, and other nodal development areas are now being developed. The ND overlay zone does not prescribe the mix of uses or zones, and has minimal development standards. As a result, implementation of nodal development has been primarily through special area plans that prescribe uses and standards. Special area plans have been developed for 2 nodes (now zoned "Special Area Zone"), Chase Village and Royal Node. As a comparison to the current request, both Chase Node and Royal Node allow community commercial-type uses. Neither allow hotels, even in commercial zones. Bed & Breakfast establishments are allowed, subject to size limits. A catering service is allowed in both nodes. However, in both nodes, the size of commercial uses is limited: up to 20,000 s.f. for retail uses in Chase Node and 30,000 for any individual business in Royal Node (compared to approx. 15,000 s.f. and 100,000 s.f. proposed in current request, and 80,000 s.f. already approved for the site). Clearly, large, high-intensity commercial uses were not seen as appropriate uses in these other nodes. However, the character, location and surrounding uses of the Crescent Avenue Nodal Development Area, may warrant a different mix of uses. For example, remaining undeveloped areas within the Crescent A venue area may be more suitable for providing intensive employment areas, being located within a 1/2 mile of the freeway on/off ramps, and surrounded by a large area of campus industrial uses. Summer Oaks-Crescent Center - r'indings, S{~pt{,mb~~rI7, 2007 Page 14 of 19