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P&Z Agenda Packet 02-08-2021 Naco doches the oldest town in Texas Notice is hereby given of a Regular Meeting of the Planning and Zoning Commission to be held on February 8, 2021 at 5:00 p.m., via teleconference or videoconference, with the opportunity to appear in person in the Council Chambers, Room 119 of City Hall, 202 E. Pillar Street, Nacogdoches, Texas, for the purpose of considering the following agenda items. All agenda items are subject to action. In accordance with Orders of the Governor due to the COVID-19 pandemic, the City of Nacogdoches Planning & Zoning meeting will be deemed as being conducted via teleconference or videoconference. However, some Board Members may attend virtually, while others may be present in the above stated physical location. Regardless, the meeting will be streamed live at www.ci.nacogdoches.tx.us/21. There will be an opportunity for the public to comment on agenda items either by teleconference or in person in Council Chambers. For those attending in person, strict adherence to COVID-19 related CDC guidelines will be enforced at all times. Members of the public who wish to submit comments on a listed agenda item in writing or via teleconference must contact the Planning & Zoning office by email at pollettei@nactx.us or by calling 936-559-2574 and providing their name, telephone number and relevant agenda item upon which they wish to speak. All requests to make comments via teleconference must be received by 12:00 p.m. on Monday, February 8, 2021. For all timely requests received, staff will call the submitted phone numbers directly during the meeting when the corresponding item comes up for comment. NOTE: The incoming phone call from City staff will be an unfamiliar number. 1. Call to Order. 2. Pledge of Allegiance. 3. Open Forum. 4. Items to be removed from Consent Agenda. 5. CONSENT AGENDA: Items included under Consent Agenda require little or no deliberation by the Planning & Zoning Commission. Approval of Consent Agenda authorizes the City Planner or her designee to proceed with the conclusion of each in accordance with staff recommendations as reflected in the minutes of this meeting. a. Approval of Minutes: Consider and take action for the Minutes from the December 14, 2020 Regular Session. City of Nacogdoches Planning Department 202 E. Pilar— PO Box 635030— Nacogdoches, TX 75963 936-559-2574 - Fax 936-559-2912 -www.nactx.us Home of Stephen F.Austin State University-www.sfasu.edu Naco doches the oldest town in Texas 6. REGULAR AGENDA: a. Public Hearing: Consider a Zone Change from R-1 Single Family to B-2 General Business for Lot 1-A, City Block 64, located at 2827 Railroad Street. This request has been submitted by Warren Sparks. Case File ZON2021-01. b. Public Hearing: Consider an amendment to a Specific Use Permit for an existing Mini Warehouse storage facility, for Lot 1, City Block 72 of. the Maxwell Subdivision, located at 6825 North Street. This request has been submitted by D&S Blacklock Family LP. Case File SUP2021- 01 c. Public Hearing: Consider a request for Historic Overlay District for Lot 15, City Block 59, located at 1609 Rayburn Drive. This request has been submitted by Kathy Williams. Case File H02021-001. 7. WORK SESSION: a. Receive a report, and hold a discussion regarding a Land Use and Infrastructure Fiscal Model and Baseline Assessment for Nacogdoches. b. Receive a report, and hold a discussion regarding a list of studies and strategies to assist in the City's planning and economic development efforts. 8. Discussion and possible action on future agenda items: A Planning &Zoning Member may inquire about a subject for which notice has not been given. A statement of specific factual information or the recitation of existing policy may be given. Any deliberation shall be limited to a proposal to place the subject on an agenda for a subsequent meeting. 9. Adjourn: Juan Pollette, Planning Technician The City Council Chambers is wheelchair accessible and accessible parking spaces are available. Requests for accommodations or interpretive services must be made 48 hours prior to this meeting. Please contact the City Planning Department at (936) 559-2574 or FAX (936) 559-2910 for further information. City of Nacogdoches Planning Department 202 E. Pilar— PO Box 635030— Nacogdoches, TX 75963 936-559-2574 - Fax 936-559-2912 -www.nactx.us Home of Stephen F.Austin State University-www.sfasu.edu Naco doches the oldest town in Texas CERTIFICATION I certify that the above notice was posted on the public notice board at City Hall, 202 East Pilar Street, on Wednesday, February 3, 2021 at 5:00 p.m. I further certify that the News Media were properly notified of this meeting as stated above. Juan Pollette, Planning Technician I certify that the attached notice and agenda of items to be considered by the Planning &Zoning Commission was removed by me from the directory outside City Hall on the day of , 2021. Name: Title: City of Nacogdoches Planning Department 202 E. Pilar— PO Box 635030— Nacogdoches, TX 75963 936-559-2574 - Fax 936-559-2912 -www.nactx.us Home of Stephen F.Austin State University-www.sfasu.edu MINUTES TO THE PLANNING AND ZONING COMMISSION December 14, 2020—5:00 p.m. Hybrid Meeting Members Present: Nancy Day, R.J. Bohac, Stephanie Malott, Ken Deppisch and Don Mills Members Absent: Staff Present: City Planner, Alaina Chafin; City Engineer, Steve Bartlett; Planning Technician, Juan Pollette; and IT Technician, Justin Bailey Others Present: Army Curtis, Mike Kelly, Varron McLemore 1. Call to Order: Chairman Bohac called the meeting to order at 5:02 pm. 2. Approval of minutes: September 14, 2020 Regular Session Commissioner Malott made a motion to approve the minutes, and Commissioner Day seconded the motion and the minutes were approved unanimously. 3. Consider a request for approval of a Development Plan for a Senior Center in a PD, Planned Development District for Lots 1 & 2, Block 5, City Block 50, of the Austin Hills Subdivision, located at 1601 W. Austin Street. This request has been submitted by Curtis Architecture- Army Curtis. Case File PD2020-03. City Planner Chafin presented the request to the Commission, recommending approval. City Planner Chafin stated that staff sent out 15 notices to property owners within the 200' notification area which included nine owner occupied residences, seven vacant, two under construction and two rental properties across W. Austin St. Staff did not receive any contacts regarding the request. Chairman Bohac asked if anyone on the Commission had any questions of Staff, and there were none. Chairman Bohac opened the public hearing and asked if anyone present would like to speak on this item. Chairman Bohac asked if Army Curtis would like to speak about the plan for the request. Mr. Curtis stated that the first phase of the project was the kitchen addition and wants to move ahead with the construction once permitting is approved. Mr. Curtis stated that there will be trees planted along W. Austin St. to comply with the city ordinance. Mr. Curtis stated that the rest of the plan is still developmental for Lot 2, but that the future buildings will be some type of assembly use, such as classrooms or multipurpose rooms to accommodate activities of the senior center. Mr. Curtis stated that the intent for phase 2 is to leave much of Lot 2 open, and preserve the natural area to provide scenic open space for outdoor gathering and activities. There was a brief discussion about the number of required off-street parking spaces. Chairman Bohac asked if Mike Kelly would like to speak. Mr. Kelly stated that he is the Chairman of the Nacogdoches Commission on Aging which operates the Senior Center. Mr. Kelly stated they provide services for the senior population which is focused on meal service and physical activities. Mr. Kelly stated that flexibility is key as the demand for different activities/events change. Chairman Bohac asked if the need for a large kitchen is because of large food deliveries. Mr. Kelly stated yes because they do the Meals on Wheels program as well as large meals where seniors can come get a free meal and dine with friends. P&Z Minutes Page 1 Commissioner Mallot asked what will happen to the current senior center property. Mr. Kelly stated that it belongs to the County and was not sure. Commissioner Mallot asked how the current residents of the senior center will be affected by the move. Mr. Kelly stated that he hopes to talk with Brazos Transit to make the new senior center a stop on their route and also stated that very few seniors that live in the neighboring apartments utilize the senior center. Chairman Bohac closed the public hearing and called for a motion. Commissioner Day made a motion to approve the amendment to the Planned Development District Development Plan. Commissioner Malott seconded the motion and the request was approved unanimously. (5-0) 4. Work Session: Receive a report, hold a discussion and give staff direction regarding public notification and distance requirements. City Planner Chafin stated that over the past several months the Planning Office has received several questions in regards to our public notification requirements, some of which stemmed from a recent zoning case processed earlier this year. City Planner Chafin explained that the City Manager's Office has asked staff to bring a work session item forward to the City Council to provide an overview of the City's notification process, explain where the rules came from, and provide research from findings of other Texas communities notification processes. City Planner Chafin stated that the City's public notification requirements are outlined in the Zoning Ordinance in section 118-132 and went over what these requirements entail; including deadlines and distance requirements for mailed notices and legal ads that must be printed in the local public newspaper. Mrs. Chafin explained that these are minimum requirements handed down from Chapter 211.006 of the Texas Local Government Code, which outlines the procedures Home Rule cities in Texas must follow, if these cities adopt zoning regulations and district boundaries. City Planner Chafin stated that staff conducted a peer city review to get an idea of where Nacogdoches stood in comparison to other Texas communities in regards to how notification requirements are administered. City Planner Chafin stated that some Texas cities have chosen to adopt standards above the minimum required by the TX Local Govt. Code, by providing courtesy notices to residents outside of the minimum 200' notification buffer, letters to neighboring HOA's, posting physical signs on the property, additional online advertising, and facilitating neighborhood meetings. Like Nacogdoches, Lufkin and Bryan follow state code with the 200' buffer notification area, while some cities have codified a 300' to 500' buffer notification area. Other cities follow the 200' buffer notification area, but by policy also provide a courtesy mailed notice to nearby neighborhood associations, and property owners outside of the 200' notification area. Chairman Bohac asked if the HOA's within the notification are notified so they could let the neighborhood know. City Planner Chafin stated that the communities that follow this policy often have an HOA registration program to maintain updated contact information Chairman Bohac asked if Nacogdoches has anything like that. City Planner Chafin stated no, but could look into developing a program like that. City Planner Chafin provided an overview of the pro's and con's of adopting the various notification practices. P&Z Minutes Page 2 Chairman Bohac asked City Planner Chafin what her thoughts were on making the notification area wider. City Planner Chafin stated that it has a bigger impact depending on the area of the town and expanding the buffer in residential area may encompass more properties versus in a commercial area with larger lots where the extended buffer may not have a significant impact. There is also an issue when you have an area with a lot of rental property because only the property owners are notified, not residents who are renting. City Planner Chafin stated that overall, she thinks there are some things the City can adopt that wouldn't have a huge impact to our budget and assist us in better engaging with the community. Commisioner Malott asked the agenda is posted on the city website. City Planner Chafin stated that yes, the agenda is posted on the city website. Commissioner Malott asked if there is any other social media sites the city uses. City Planner Chafin stated that Planning & Zoning Department does not have a specific social media account, but that we could use the general city social media platforms. Commissioner Deppisch asked if the issue that started this discussion was that people felt that they weren't given enough notice or that they didn't like the outcome. City Planner Chafin stated that it could be combination of the two, and pointed out that during that time there were issues with the postal service running slow and therefore some people may have received the notices later than normal. Commissioner Deppisch asked if we should be more proactive in the notification process. City Planner Chafin stated that anything we can do to be proactive and engage the community is a positive, but we have to be careful about setting expectations. City Planer Chaffin stated that this issue will be presented to City Council and will report back to the Planning &Zoning Commission when complete. Commissioner Deppisch asked if it would be helpful if the commission made a recommendation to City Council. City Planner Chafin stated that yes; staff will let them know the Commission's questions and concerns and any kind of direction the Commission would like to pursue. Commissioner Deppish stated that he was fine with increasing the buffer but it has to be done in a way where everyone contacted knows what their standings are. Chairman Bohac stated that going above the state requirement is beneficial and shows that the City is mindful of the community and worth considering. Commissioner Malott, Commissioner Day and Commissioner Mills all agreed. 5. Discussion and possible action on future agenda items: A Planning & Zoning Member may inquire about a subject for which notice has not been given. A statement of specific factual information or the recitation of existing policy may be given. Any deliberation shall be limited to a proposal to place the subject on an agenda for a subsequent meeting. City Planner Chafin introduced new Planning staff member Juan Pollette, Planning Technician, to the Commission. Commissioner Malott asked about the sidewalk construction on North St. City Planner Chafin stated that that is a TXDOT sidewalk project. P&Z Minutes Page 3 Commissioner Day stated that many local residents are concerned that this is local money being spent where not needed. City Planner stated that this is a common misunderstanding, and that most of our major roads are owned and operated by TXDOT and not the City. Chairman Bohac asked if anyone else on the Commission had any questions of Staff, and there were none. Chairman Bohac adjourned the meeting. ADJOURNED: Meeting was adjourned at 6:03 pm Chairman, R.J. Bohac Attest: Alaina Chafin, City Planner P&Z Minutes Page 4 Planning and Zoning Commission Nacogdoches'�4 Date: February 8, 2021 the oldest town in Texas Agenda Item: 6.a PRESENTER: Alaina Chafin, City Planner ITEM/SUBJECT: Public Hearing: Consider an ordinance amending the boundaries of a zoning district within the City of Nacogdoches from R-1, Single Family to B-2, General Business, for approximately 10.9 acres,being Lot 1-A, City Block 64, located at 2827 Railroad Street. This request has been submitted by Warren Sparks. Case File ZON2021-01. Recommendation: Staff recommends denial of a change of zoning for the subject property from R- 1, Single Family to B-2, General Business. SUMMARY/BACKGROUND: The request is for a zone change from R-1, Single Family to B-2, General Business for 10.9 acres of land located at 2827 Railroad Street. The General Business zoning district, "...is intended to accommodate those business activities that are oriented toward the automobile, or whose operations may require limited truck access. Generally this district is located along major traffic arteries where strip business development exists." The applicant owns the subject property and the lots located immediately to the north, east and west, including a private lake. The lot to the north of the subject property (2807 Railroad St.) is currently developed as single family and is the applicant's primary residence. The applicant has been using the subject property (2827 Railroad St.) as a Contractor Yard, for the purpose of openly storing equipment and materials for his personal construction business. The applicant owns a roadway/pavement repair and construction business, which includes the transportation and storage of roadway construction materials and equipment on the subject property. The applicant has been operating this business at this location for over 10 years, however a Contractor Yard is only permitted in the B-2, General Business, the I-1, Light Industrial, and I-2, Heavy Industrial zoning districts. This zone change request is a response to a zoning violation that was issued for conducting commercial activities in a residential zoning district. The applicant is requesting a zone change from R-1, Single Family to B-2, General Business in order to continue operating this business at this location. Adjacent Land Use&Zoning The subject property is zoned R-1, Single Family and is currently being used as a Contractor Yard. The surrounding zonin and land uses are as follows: Direction Comprehensive Plan Zoning Land Use North Rural Development R-3,Two Family Single Family&a Private Lake South Rural Development R-1,Single Family& Single Family&Vacant (across Railroad St.) R-3,Two Family East Rural Development& R-1,Single Family& Vacant Public R-3,Two Family West Rural Development R-2,Single Family Vacant Planning and Zoning Commission Nacoadoche Date: February 8, 2021 the oldest town in Texas Agenda Item: 6.a The area consists primarily of low to medium density residential zoning districts, including R-3, Two Family to the north, R-1, Single Family and R-3, Two Family to the east and south, and R-2, Single Family to the west. Surrounding land uses include single family and undeveloped properties, as well as Carpenter Elementary located just to the west of the subject property. The B-2, General Business zoning district is not compatible with the zoning or the developed uses in the area. Future Land Use Per the 2003 Nacogdoches Comprehensive Plan,the Future Land Use Plan designates the property and the surrounding area as Rural Development,which is described as, "Sparsely-populated areas with limited development that are still distinct from more urbanized areas. This typically encompasses relatively large tracts of unsubdivided land used for agriculture, forestry...widely-scattered homesteads...natural open space, or activities not requiring permanent structures or improvements.Also includes areas that are gradually transitioning into urban uses and development." The proposed B-2, General Business zoning district is not consistent with the land uses described in the Rural Development Future Land Use designation. Access&Utilities The subject property has access to water utilities,with a 6-inch water main located along Railroad Street. The property is currently being served by an on-site septic system, however there is an 8- inch sanitary sewer line located on the adjacent tract to the west (Lot 12-A), which could be extended to the subject property for future commercial development. Railroad Street is a Local residential street with a 12-foot pavement width, and open ditches on each side. Local streets are intended to carry lower volumes of traffic and serve as direct access to residential and neighborhood-scale commercial development. The City's current construction standards for high volume Local streets require a minimum pavement width of 32 feet with two travel lanes,and a right-of-way(ROW) width of 50 feet. General Business zoning districts are intended to be located along Collector and Arterial streets, which have greater capacity to accommodate the high volume of traffic typically generated by the commercial uses permitted under this zoning district.The minimum pavement width for a Collector street is 37 feet with two travel lanes, and a ROW width of 60 feet; which is much larger than the 12-foot pavement width for this section of Railroad Street. Flood Damage Prevention Per the FEMA Floodplain Map,there is no floodplain located on the subject property. However, the subject property is adjacent to a private lake located to the north, which is designated by the U.S. Fish & Wildlife (USFW) Service as a freshwater pond which may be subject to State and Federal regulations and permitting for activities in or adjacent to these designated waterways. Planning and Zoning Commission Nacogdoches'�4 Date: February 8, 2021 the oldest town in Texas Agenda Item: 6.a REVIEW CRITERIA Per Section 118.139 of the Nacogdoches Zoning Ordinance, the following conditions shall be considered when reviewing an application for zoning change: Compatibility. The specific use will be compatible with and not injurious to the use and enjoyment of other property in the immediate vicinity, nor significantly diminish or impair property values within the immediate vicinity: The current land use of a Contractor Yard consists of the open storage of equipment and materials for a roadway/pavement repair and construction business, which includes the transportation and storage of roadway construction materials (gravel, earth, asphalt, etc.), heavy construction equipment and trucks (dump truck,dozer, front-end loader, etc.) on the subject property. The noise and commercial traffic generated by the heavy trucks and commercial equipment that access the subject property may not be compatible with the adjacent, low-density residential uses developed in the area. If the zone change request is approved, other commercial activities that could be permitted under the B-2, General Business zoning district include, but are not limited to: Multifamily; Indoor Commercial Amusement; Billiard/Pool Hall; Night Club; Theater; Office; Animal Hospital; Medical Clinic; Beauty Parlor; Trade Shows or Exhibits; Household Appliance and Equipment Repair; Laundry/Dry Cleaning; Tattoo Salon/Piercing Studio; Food and Beverage Services (Restaurants and Bars); Retail; Auto Dealer/Repair; Truck Stop, Including Gas Sales; Wholesale Trade; Warehouse/Storage; Cabinet&Woodworking Manufacturing; and, Medical Lab. Based on the nature of the current use, and the potential for additional commercial uses permitted under the proposed B-2, General Business zoning district, Staff finds that the zone change request is not compatible with the current zoning and land uses surrounding the property. If the zone change request is approved it may adversely affect adjacent properties, and may interfere with current quality of life of the nearby residential developments. Orderly arowth and development. The establishment of the specific use will not impede the normal and orderly development and improvement of surrounding vacant property1 The use of a Contractor Yard may not impede or directly obstruct the development of surrounding vacant property. However, the commercial activities that would be permitted under the B-2, General Business zoning district may delay or deter the development of surrounding residential zoning districts due to its proximity and potential nuisances. Supporting Facilities. Adequate utilities, access roads, drainage and other necessary supporting facilities have been or will be provided: The site has direct access to water but not sanitary sewer service, and is currently utilizing an on- site sewer disposal system. The existing street is only one lane wide in some areas, thinly paved, and in moderate to poor condition. The roadway is not adequate to accommodate the nature and volume of traffic typically generated by the commercial uses permitted under the B-2, General Business zoning district. Planning and Zoning Commission Nacogdoches'�4 Date: February 8, 2021 the oldest town in Texas Agenda Item: 6.a Drives and Parking. The design, location and arrangement of all driveways and parking spaces provides for the safe and convenient movement of vehicular and pedestrian traffic without adversely affecting the general public or adjacent developments; This section of Railroad Street is asphalt and has a pavement width of 12 feet with open ditches on each side. The private driveway that serves the property consists of a mix of gravel and compacted dirt, and serves as the sole access for both the existing commercial business, and the private residence located on the lot to the north. The heavy equipment and vehicle storage surface area is also compacted dirt. The public street and private drive are not adequate to support the heavy construction equipment and dump trucks that access this property. Nuisances. Adequate nuisance-prevention measures have been or will be taken to prevent or control offensive odor,fumes,dust,noise and vibration; As stated previously, the noise and commercial traffic generated by the heavy trucks and commercial equipment that access the subject property may create a nuisance for residential uses in the area. Planning Staff has received complaints from a nearby resident with concerns about the noise from heavy trucks during the early morning hours. If the zone change request is approved,the applicant will be required to screen any outside storage areas with a fence or wall to create an effective visual screen of the storage from the adjacent properties and view from the street. The applicant would also have to comply with Zoning Ordinance Section 118-429. - Commercial sites with residential adjacency, which requires a solid screening wall and landscape buffer to be installed along the property lines where nonresidential sites are immediately adjacent to residentially zoned properties. The property has several mature trees onsite which create a partial,visual barrier of the commercial activity from the public street. Lighting. Any lighting to be provided will be directional so as not to disturb or adversely affect neighboring properties: Based on Staffs site inspection, there is currently no commercial outdoor lighting installed on the property,with the exception of a wall-mounted fixture located on the exterior of a storage building. If the zone change request is approved, any new outdoor lighting would be subject to the City's current standards for nonresidential development, which requires light fixtures to utilize a downlighting design,and prohibits fixtures that directly project light in all directions. Landscaping. Sufficient landscaping and screening to ensure harmony and compatibility with adjacent property exists or will be provided: If the zone change request is approved, any new construction or parking additions that meet those thresholds as outlined in the Zoning Ordinance would be subject to current commercial district landscaping requirements. The property has several mature trees onsite which may be credited towards landscape requirements. Comprehensive Plan, The proposed use is in accordance with the comprehensive plan. Per the 2003 Nacogdoches Comprehensive Plan, the Future Land Use Plan designates the property and the surrounding area as Rural Development. Planning and Zoning Commission Nacoadoche Date: February 8, 2021 the oldest town in Texas Agenda Item: 6.a Additionally, this zone change request does not fit into the goals outlined in the Comprehensive Plan; specifically, the goal to Avoiding Undesirable Development Outcomes. This goal encourages, "High-quality development that respects community character and the natural environment and does not overburden public services and infrastructure." Some of the targeted objectives of this goal include ensuring„ "... compatible development when differing land use types or intensities are located in close proximity." The proposed B-2, General Business zoning district will create an undesirable outcome by overburdening the public street infrastructure in this area. Therefore, Staff finds that the request is not in line with the Future Land Use Map, and is not consistent with the land use policies as outlined in the Comprehensive Plan. Notices Staff sent out 6 notices to property owners within the 200 foot notification area. Since the time of this report, Staff has received one contact regarding the request. The contact included general questions regarding the request and the various land uses that would be permitted under the B-2, General Business zoning district. Staff Recommendation Based on the above findings,Staff recommends denial of a change of zoning for the subject property from R-1, Single Family to B-2, General Business. This item is scheduled to be heard by City Council on Tuesday,February 16th. FINANCIAL: X There is no financial impact associated with this item Item is budgeted: ( - - ) In the amount of$ Item is not budgeted (Budget Amendment required;please attach BA ordinance) Amount: $ GL Account#: Item is estimated to generate additional revenue: CITY CONTACT: Alaina Chafin,City Planner chafina@nactx.us 559-2572 ATTACHMENTS: Location Map Aerial Map Zoning Map Future Land Use Map Notification Map Site Photos ao� Cl) 00 CO`O CD "(.0 `O `O 3'm O J J co co J Z co J c`7 J CD CD Y Y m m CD r o Y Y OO m Q N N O J � Y m v 0 CEO Y � Y m o m m Y m O m J N J r- N CD m H J � � M O m O m F Q C14 Q � N 0) I— � W O cL o o Y WC Y m J m O 2Y cO Z CO Y W W m DY m W J N H J V Y Y • cO m J m J U)O 1— LO ch 2 n Z a _ Lo o �Z coZ) Q CO CV J vi LO 04 LO m LO of 'o J Ym Q 00 aD C14m J co Lf) Y (Mo Y H ap r� Y m J H Y cn h Y oo co co H O Y ~ J LO J m cod' 00 � O,J O J d' N m �—.S w ao °° CDJm O Y WZ Y Y f-- m Jm J V o `OO o Q 06 0LO C) ~co CO o 0 H Y o o Z Yap �— inm co ' J Q J co NLC) co Y Y O J Q O J co m @5 J Y � LO rn 00 Y N N m CO CO C L J r co rl- ao LO 00 o m N'-. ^ W� L Jm �—� C m ♦ J Y Y co m LO I n Jm QO N m m J O co U O m M Y N M � O JL N Q r N Y O r J m O LO _a Q LL- M n LO LO N Y p O V'O J m N M O m Y c� ~ 00 LOO 0') 0) LO LO �e U cn co Y m coJ m co J CO Y J 0) Qi N I= N Q 0)M O� Hm to M M � LO �� ti Y J Y J t] h H N H co m co m m J J O J O J o� m U N N ^t fr y1• 7 rN o r a a _ �. i� N LL LL IS I� O } } 00 NM / 04 LO 00 N ::.. ♦ a♦ N O N N u 0 1 o ,LO to la ; r- M W ODUJ CN O co LO 00 � cv �- s N � m M h^ � WJ � •ry M m N w ❑ F a� D o ° LU I"rl - N w ❑ N M H o Q' Q' C) / /p O o N N N O @ N C 'O N bi tb N r c> 00 � M o I � O w N w o U) GA F- � w ❑ ❑ `Di •^"i O cn w N (n ff N gW � N mmE w m � � o� U) € %3 G % 3 + 3 G G o3 © 2 / - e� ^ z a a + co - /_ = w . _ \ . % ƒ § & f 2 . \ S Of \CN - - . .. \ � 7 Z CO00 j _ _ . 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A•LU �, v, r v 41 l. 4 l-� "N�I'vopj cu w r �.R F I 1, ; ter.-,. • � L�S ■ • � = t i� ..Pow. .7a1 � rr I�, �• is �4 ` IVA ►'".rya 'j� is �`` �.•���'l,`s���i�j4� .`�'' - � :. w - fir- -- - _ '/!`-- i ��;a�►-�' _:'�� _.. ;, -+►,�• �• ,� ;f��6 ►�,•., - 'fowl �. Alm a' r, 141*1 r; Planning and Zoning Commission Nacogdoches'�4 Date: February 8, 2021 the oldest town in Texas Agenda Item: 6.b PRESENTER: Alaina Chafin, City Planner ITEM/SUBJECT: Public Hearing: Consider an amendment to a Specific Use Permit for an existing Mini Warehouse storage facility, for approximately 10.9 acres, being Lot 1, City Block 72 of the Maxwell Subdivision, located at 6825 North Street. This request has been submitted by D&S Blacklock Family, LP. Case File SUP2021-01. Recommendation: Staff recommends approval of the amendment to the Specific Use Permit. SUMMARY/BACKGROUND: The request is for an amendment to a Specific Use Permit (SUP) for an existing Mini Warehouse storage facility at 6825 North Street. The purpose of the amendment is to add a 2,500 square foot storage building that was not included in the initial SUP site plan that was approved by Council in May, 2020. Per the Zoning Ordinance, a Mini Warehouse facility is allowed in the B-2 zoning district with approval of an SUP. The SUP process allows staff, the Commission, and the City Council the opportunity to review, and impose conditions if necessary on such development. This development includes three phases. The first phase consists of three existing structures shown as Buildings A, B and C as depicted on the attached site plan. The second phase includes 3 buildings shown as Buildings A-1, B-1 and D (recently completed); and the third phase is shown as Building E, and Building F (new 2,500 sq.ft.storage building). Adjacent Land Use&amp: Zoning The subject property is zoned B-2, General Business and is currently developed as a Mini Warehouse storage facility.The surrounding zoning and land uses are as follows: Direction Comprehensive Plan Zoning Land Use North A,Agricultural Vacant (Across Ernest McLain Rural Road) East Rural A,Agricultural Hotel (Across North Street) South Commercial R-3,Two Family&B-2, Single Family& General Business Warehouse Distribution Facility West Industrial I-1,Light Industrial Vacant Property located immediately to the south of the Mini Warehouse storage facility is zoned B-2, General Business and R-3, Two Family. The portion zoned General Business is currently developed as a beverage warehouse and distribution facility,with its primary point of access taken from North Planning and Zoning Commission Nacogdoches'�4 Date: February 8, 2021 the oldest town in Texas Agenda Item: 6.b Street. The property zoned Two Family consists of eight single family homes, with a single point of access to Industrial Drive. Property to the west is zoned Light Industrial and is vacant, while the subject property is bound on the north side by Ernest McLain Road and the east side by North Street. Future Land Use The 2003 Future Land Use Plan designates this area as Commercial. Commercial is described as, "Shopping and service facilities for the sale of goods and services,including small shops and larger retail stores and center, restaurants, hotels and motels, service stations, and various other customer-oriented establishments." The Future Land Use designation is consistent with the current zoning of the property of B-2 General Business. Generally, this zoning district is located along major traffic arteries where strip business development exists. As stated previously, a Mini Warehouse facility is allowed in the B-2 zoning district with approval of an SUP to allow Staff, the Commission, and the City Council the opportunity to review, and impose conditions if necessary on such development. Approval of the amendment to this SUP site plan will not change the land uses permitted by the current underlying zoning district. Access&Utilities The subject property has access to water utilities, with a 6-inch water main located along Ernest McLain Road, and a 6-inch sanitary sewer line located along North Street. The property takes direct access from North Street, a Major Arterial, which supports commercial activities permitted under the B-2, General Business zoning district. Flood Damage Prevention: Per the FEMA Floodplain Map, there is no FEMA regulated floodplain or floodway located on the subject property. REVIEW CRITERIA Per Section 118.173 of the Zoning Ordinance, a Specific Use Permit may be approved if all of the following conditions have been found: Compatibility. The specific use will be compatible with and not injurious to the use and enjoyment of other property in the immediate vicinity, nor significantly diminish or impair property values within the immediate vicinity: Mini Warehouse storage facilities are distinct from typical commercial Warehouse/storage facilities in that Mini Warehouse storage is characterized by a building or group of buildings consisting of individual,self-contained units leased to individuals,organizations,or businesses for self-service storage of personal property; whereas commercial Warehouse/storage is typically for goods or materials for sale in a business located on the premises or for commercial distribution. The office hours for this facility are between 9:OOam to S:OOpm, Monday through Friday, and Saturdays from 9:OOam to 12:OOpm. The facility is also gated, and daily gate access is restricted from 10:OOpm to 6:OOam, thereby reducing the opportunity for noise nuisances at night. Planning and Zoning Commission Nacogdoches'�4 Date: February 8, 2021 the oldest town in Texas Agenda Item: 6.b Additionally,the existing detention pond and mature trees located onsite create a natural buffer to light and noise between the residential neighborhood to the south and the developed portion of the subject property. The proposed land use is low-intensity in nature, and there have been no code enforcement complaints for the development since its construction. Therefore, Staff finds that the proposed use is compatible with the surrounding land uses and will not adversely affect adjacent properties, or interfere with current quality of life of the abutting single family development to the south. Orderly .growth and development. The establishment of the specific use will not impede the normal and orderly development and improvement of surrounding vacant property: The use as a Mini Warehouse facility will not impede the development of the vacant property to the west. Supporting Facilities. Adequate utilities, access roads, drainage and other necessary supporting facilities have been or will be provided: The site is adequately served with all basic utilities. The existing development and proposed future phase conforms to current development standards. Drives and Parking. The design, location and arrangement of all driveways and parking spaces provides for the safe and convenient movement of vehicular and pedestrian traffic without adversely affecting the general public or adjacent developments: All parking areas and drives conform to current development standards. Nuisances. Adequate nuisance-prevention measures have been or will be taken to prevent or control offensive odor,fumes,dust,noise and vibration: The site currently meets the minimum residential screening requirements of the Zoning Ordinance, as a fence and landscape buffer was installed with the first phase of this development per the Zoning Ordinance Sec. 118-429.-Commercial sites with residential adjacency. Additionally, there is a large existing detention pond located along the western and southwestern boundaries of the property. This area has largely been left in its natural state, with several large, mature trees creating a natural buffer between the residential neighborhood to the south and developed portion of the subject property. This area is serving as the required detention and drainage for the development,and therefore will remain in its current state. Lighting. Any lighting to be provided will be directional so as not to disturb or adversely affect neighboring properties: The existing outdoor lighting was permitted to meet the City's lighting ordinance restrictions, i.e. only downlighting,no spillover lighting onto neighboring properties. Landscaping. Sufficient landscaping and screening to ensure harmony and compatibility with adjacent property exists or will be provided: There are large mature trees located on the site which the applicant has preserved to meet the residential screening requirements per the Zoning Ordinance, as well as a screening fence that was Planning and Zoning Commission Nacoadoche Date: February 8, 2021 the oldest town in Texas Agenda Item: 6.b constructed along the southern property line abutting the residential development. Street trees are also being provided along North Street per the Ordinance. Comprehensive Plan,The proposed use is in accordance with the comprehensive plan. The 2003 Future Land Use Plan designates this area as Commercial. The Future Land Use designation is consistent with the current zoning of the property of B-2 General Business.Approval of the amendment to the SUP site plan will not change the land uses permitted by the current underlying zoning district. Notices: Staff sent out 12 notices to property owners within the 200 foot notification area.At the time that this report was written,there were zero (0) responses received in favor of the request,and zero (0) responses received in opposition of the request. Staff Recommendation Based on the above findings, Staff recommends approval of the amendment to the Specific Use Permit.This item is scheduled to be heard by City Council on Tuesday,February 16th. FINANCIAL: X There is no financial impact associated with this item Item is budgeted: ( - - ) In the amount of$ Item is not budgeted (Budget Amendment required; please attach BA ordinance) Amount: $ GL Account#: Item is estimated to generate additional revenue: CITY CONTACT: Alaina Chafin, City Planner chafina@nactx.us 559-2572 ATTACHMENTS: Location Map Aerial Map Zoning Map Future Land Use Map Notification Map Site Plan Site Photos e 3� w z M CO J O Cl) 7, N O N O O � O CO ap (M OD O Oco W co v NOVLIvN 0 N _ m ONO N O •� H .•M L N Y coM m N C%4 00 Y N Y O H Y M M co 00 p m J O J c co N N ROCKY LN N N n M n r Y c Y m cc m o m o m G N M Cfl N J J J J Q r y z O M N k•Q`��� � QQ`Oa�` m Y 0 a m - U Ccn Y ro m � - o c a ma J m _ y y ti N +, • N M cj ti00 O ~ J Y — o CN N J r J -' N N t` Y N � Y LD m ti co ti p J m U / 16, J J m J m � ti i m +' ::� W ms - � .sir. : - � • e>:`s l'1� • am@� • Imo•� �>s..o 1 apt- ,f �3 E = z F i `f N v� co o0 o r .K r A N II N N � I N _ n N 1 n n N n j N M1 rf i O \ M Q m a m m - c S ro J r i � ! �) . � > � . / ) w / § k � \ . . § � o : ° 2 2 ocKY . \ S � - - � ` k �r O � o� - E © I � ) � 3 7 a ) § ) 7L f,9CL - - \ ) , 7J 'a w ( § -2Eur v § � G . � + _ EE § � _ � � lE ; � £ 33 _ £ § zz £ e � j 0 \\{ r J a Y fD N r S � � m � a a m c m�N J a H J N N NM1 ry H y s � � J EU C o m Z � Rocky Ln J Ln N N r T 00 to O m m a J U N OH Frontier Dr N � a L 0 O C N N E N Q N @) C E cL O E O o aQ v.) 0 va N SS , �vS GO w -, S ° \Me SSag1C g �'� S° —'— — °0'° u r ne5 Ede°� S'0'� •.�•' 71 Qom•• -7/// - v �' N�Ln .• �9 ake 61 c SIT Nestor' 1 do •� ro ' C 00 i '•..0. cn 1 ''�• cn �\ LU \ LL = CD w o m Q i m + LL wa < UO Q oLn C/) LL � LL Q 0 zz 7 u �~ T F PB`7d I: i ®� ` a _ I.. Y Q J S -" m m e: 11Pr/ e 0 .c v� 1 of !+1 to o� ek� a. r" r r I, t � t W ` v cu 0 .a 16 VX6 FE s 4 �rR t • •gyp ' 4. P ' .ice,- Nacoadoche Planning and Zoning Commission the oldest town in Texas Date: February 8, 2021 Agenda Item: 6.2 CASE NUMBER: HO 2021-001 NAME OF APPLICANT: Kathy Williams LOCATION: 1609 Rayburn Drive (Sunset Galilee Baptist Church) REQUESTED ACTION: Historic Overlay zoning designation PRESENTER: Hannah Anderson,Assistant Director of Community Services ITEM/SUBJECT: Public Hearing: Applicant Kathy Williams has requested the property located at 1609 Rayburn Drive, known as Sunset Galilee Baptist Church, be included in the Historic Overlay Zoning.This property is eligible under Criteria 2 and 3. Staff consulted SFASU faculty for assistance with this case. SUMMARY/BACKGROUND: Analysis provided by Perky Beisel,D,A,,Professor in the Department of History: Sunset Galilee Baptist Church is significant under Criterion 2 for its association with the African American community of Nacogdoches. The Church's location along Rayburn Drive (an extension of Shawnee Street) places it firmly within what was,until the 1960s, the de facto segregated middle- class residential and business district of Nacogdoches. Prior to the construction of University Drive in the 1980s,the Shawnee Street area on the western slope of Orton Hill,extending along and south from Main Street,was geographically and socially distinct from the downtown business district and the older African American Zion Hill Neighborhood. Historically the Frost-Johnson Lumber Company mill site along the eastern bank of Lanana Creek (paralleling what is now University Drive) employed many African American workers while visually and physically reinforcing the separation of the two business areas along Main Street. The greater Shawnee Street area is the site of the historic E.J. Campbell School and numerous other churches whose role in the early twentieth-century African American community cannot be overstated. The position of Sunset Galilee Baptist Church along Rayburn Drive/Shawnee Street reinforces its cultural and social significance in the once predominately African American neighborhood. Research provided by Kathy Williams,applicant: Sunset Galilee Baptist Church is significant under Criterion 3 for its association with Charlotte Stokes, longtime Director of the Nacogdoches Head Start program and an altruistic advocate for children and families. Ms. Stokes was born in Nacogdoches in 1938 and was valedictorian of E. J. Campbell High School. Her education and career took her to Howard University in Washington D.C. for her graduate degree and she taught school there for 11 years. She taught in St. Louis, Missouri for four years before returning to Nacogdoches and beginning her tenure at Head Start in 1976. Among other awards and recognitions during her career, Ms. Stokes was awarded "Woman of the Year" by American Association of University Women, Nacogdoches Branch, in 1996. Over 20 years at the helm, she grew the Nacogdoches Head Start program from 65 children to almost 400 throughout East Texas with an annual budget of $2 million, helping thousands of local children reach their full potential. She founded Project Turn-Around in the 1987, a campaign focused on Prepared by:Hanna E.Andersen HO 2021-001 Naco ad oc es Planning and Zoning Commission the oldest`own in Texas Date: February 8, 2021 Agenda Item: 6.2 tackling issues facing low-income youth, including unemployment, teen pregnancy, drug abuse, suicide and more. Her thought-provoking guest columns could often be found in The Daily Sentinel. She was a force for change and champion for underprivileged children in East Texas. There is no historic resource survey for this property. REVIEW CRITERIA: Sec 50-130.Criteria for designation. (1) Possesses significance in history,architecture,archaeology,or culture. (2) Is associated with events that have made a significant contribution to the broad patterns of local,regional,state,or national history. (3) Is associated with the lives of persons significant in the city's past. (4) Embodies the distinctive characteristics of a type or period of architecture,or method of construction. (5) Represents the work of a master designer,builder,or craftsman. (6) Represents an established and familiar visual feature of the city. (Ord.No. 1130,art.XI,§ 6, 11-3-1998) HLPC Recommendation City Ordinance requires that at least one of six criteria be met in order to achieve designation in a historic overlay district.When hearing the case, members of HLPC considered if Sunset Galilee Baptist Church meets any of the criteria for designation. On February 8, 2021, HLPC made a recommendation to approve historic overlay designation of 1609 Rayburn Drive, also known as Sunset Galilee Baptist Church, due to (Criterion 2) its association with an event that has made a significant contribution to the broad patterns of local history and (Criterion 3) its association with the lives of persons significant in the city's past. Both HLPC and Planning and Zoning will present their recommendations to City Council for final approval on March 2,2021. FINANCIAL: X There is no financial impact associated with this item Item is budgeted: ( - - ) In the amount of$ Item is not budgeted (Budget Amendment required;please attach BA ordinance) Amount: $ GL Account#: Item is estimated to generate additional revenue: CITY CONTACT: Hannah Anderson,Assistant Director of Community Services andersonh@nactx.us 559-2940 ATTACHMENTS: Location Map Aerial Map Zoning Map Future Land Use Map Notification Map Prepared by:Hanna E.Andersen HO 2021-001 p aD O N m J m m m m Z co O ^ ^ Y Y N V7 J ¢ N t,• J N m m m H J ^ m m M YO Q ^ J In aD Y J d N m co D l^n^ J J N � �m J J ~ Y� J M J p In M J Y OP ^ t N ..m Y m p w ~ u°°i H Q rn rY J Jm OD J Y co Le m Y N W^ 00 Y; lA N J Y O m J m m J Of JLO m +.. �Y OD m 0L6 u� Jm m pp ppJ O �� Jm ~ ^Y 0 co Y � ~� Q' Y In lnN �Jm N N� fA fA Y Y Jm J r- J m Y J m J Ih V) N m J m m Y H N J m J H m J Y N 01 � Np) M ¢^ Q p J Y �Y �� r r- ^mLO Ln �Y m fir- O Q J m �~ ^ Dui ^ Y Y � �H m Lo- rn H rY Q �m O1 pppm m rn rn 'gym '7 `Qu) m a � �W J Jr cp W m Y Y Y DY t N N ® N J J m N J= v m Y m uO1i J ~ J m �,1� QaD Q J p J m Y H Y OD Y �Y I��Y uaDi W OO�u°�i H ou) Jm p M W J m OD D H m H m Q J J ~J J m Y y m �m oD J O o m m p) Q n Jm HY N m J O H Y J m p ^ rD N OD Inrn J m J (� Nu> JOD Y ppm CD J J Y J m�,'..� J Y N f0 ^ CP O^ J O N o O J m rn J m Jm m �J rn Y m emu) J N S p J �� M ^ui �J J Nu°i D H OY m m _ �m en Jm Jm u°Di m V� m m J m u�m 2 J rn v J `h`n N N Y 4u) a m Y J JY c0 rn J J m m W Ln J Hm J �� Nrn y rn� YN JY N rnQ J J J CO Y Jm ? 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SUMMARY/BACKGROUND: This study identifies the cost of providing service to and the associated revenue returned from different types of development throughout the City.This study is intended to assist the City in prioritizing infrastructure improvements and increasing return-on- service investments. Like many communities, the City of Nacogdoches is faced with growing infrastructure and service needs with limited resources. In August of 2020, the City entered into a Professional Services Agreement with Verdunity, Inc.,to develop a GIS-based fiscal model and accompanying assessment of the City's current development pattern and budget. The modeling process and associated analysis will demonstrate the relationship between growth and development patterns,property tax revenues,and long-term infrastructure and service costs with an emphasis on fiscal sustainability. At a City Council work session on January Sth the consultant, Verdunity, Inc., presented observations of the data and recommendations to move ahead.This report is intended to serve as a guide for policy and spending decisions, and includes recommendations regarding where to focus infrastructure investments and economic development efforts for the most immediate impact. This information also has the potential to be used to inform future land use and zoning decisions, economic development and housing incentives, capital improvement programs, service delivery optimization efforts,grant applications,and more. FINANCIAL: X There is no financial impact associated with this item Item is budgeted: ( - - ) In the amount of$ Item is not budgeted (Budget Amendment required; please attach BA ordinance) Amount: $ GL Account#: Item is estimated to generate additional revenue: CITY CONTACT: Alaina Chafin,City Planner chafina@nactx.us SS9-2S72 ATTACHMENTS: Land Use &Infrastructure Fiscal Analysis (Link to Full Report) PowerPoint Presentation H V/ z L W Q > V L 0 0 o w N ,N L o V ,o Lf O 06 � � z LL 0 J �s t . 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SUMMARY/BACKGROUND: On January 19th Staff presented a list of long range studies and strategies that would assist the City in creating long-term, strategic action-plans to help further current and future planning, engineering and economic development efforts. Based on input received from City Council at the work session, Staff is moving forward with a number of these initiatives,including advancing the following two proposals: 1. Hire a consultant to create a Downtown Master Plan; and 2. Hire a consultant to update to the City's Comprehensive Plan. The Downtown Master Plan would create a vision for downtown Nacogdoches and act as a framework for future ordinances and initiatives with strategies to help reinvigorate the downtown area. This plan would also include a market analysis to explore how much, and what type of new retail, entertainment, and housing, etc. exists, and might be needed in the years ahead.A comprehensive design plan for downtown was last completed in 1998. The Comprehensive Plan update would include a study of the Future 1-69 Corridor with specific future land use, utility, and design suggestions. The update would also incorporate a Housing Needs Assessment, with a review of the City's current housing stock and project housing needs for the near and long term. FINANCIAL: X There is no financial impact associated with this item Item is budgeted: ( - - ) In the amount of$ Item is not budgeted (Budget Amendment required; please attach BA ordinance) Amount: $ GL Account#: Item is estimated to generate additional revenue: CITY CONTACT: Alaina Chafin,City Planner chafina@nactx.us SS9-2S72 ATTACHMENTS: Plans&Studies Summary Council PowerPoint Presentation Plans, Policies,&Studies Summary Return on Investment Study—Identifies the cost of providing service to and the associated revenue returned from different types of development throughout the City. This is the first study of this kind performed for the City. Terminal Area Plan—Reorganizes the terminal area of the A.L. Mangham,Jr. Regional Airport to maximize space and provide for future growth. This last terminal area plan was adopted in 2003. Sewer and Water Master Plans— Identifies deficiencies and capacity issues and proposes extensions and line replacements to support future growth. The City currently does not have plans that address water and sewer in this comprehensive manner. Fire Station Study—Proposes placement for future fire stations and relocations of current stations.The previous fire station condition study was drafted more than 20 years ago. Drainage CIP Study— Identifies areas in need of drainage improvements and proposes capital drainage projects to address drainage issues. No such study exists for the City. Fiscal Study&Strategy—Reviews City of Nacogdoches funds and proposes strategies to reduce intergovernmental transfers and identify funding for capital and economic development opportunities. No such study currently exists for the City. Risk and Resilience Assessment and Emergency Response Plan —America Water Infrastructure Act (AWIA) requires all municipalities with potable water treatment systems to conduct a formal terrorism vulnerability assessment in conjunction with the US EPA Guidelines. Comprehensive Plan—Provides a vision for the future of the City by reviewing current conditions, identifying long range goals and objectives, and creating implementation strategies. Supporting documents include a future land use plan, a future transportation plan, park and community facilities plans.This proposed study also includes more in depth study of the proposed 1-69 corridor which is to include more specific future land use, utility, and design suggestions.The City last updated the comprehensive plan in 2003. Incentive Policy—Provides a framework for decisions regarding the use of City resources to stimulate economic activity.This document sets thresholds and identifies types of private investments eligible for City economic incentives and is intended to be utilized as a tool to attract specifically targeted industries and particular job categories. The City's current incentive policy was adopted by the City Council in 2017.This policy should be updated immediately and again the near future, following the completion of the comprehensive plan when the long term changes to the economy due to COVID are more apparent. Unified Development Code—Combines the development ordinances of the City into one comprehensive document to reduce conflicting language and modernize development standards to match the goals identified in the Comprehensive Plan.This combines the subdivision, zoning, and sign ordinances.The subdivision ordinance was adopted in 1970 with minor revisions in subsequent years.The last major revision of the zoning ordinance was in 1998, with section revisions completed as necessary.The current version of the sign ordinance was adopted in 2005 with revisions in subsequent years. Retail Study—Utilizing cell phone data, this study will identify the true market area of the City and identify retail leakages to inform future retail recruitment efforts. The most recent retail leakage and market area study was performed in 2013.This should be performed when the long term changes to the retail landscape due to COVID become more apparent. Small Area Plans—Provides detailed long range plans for neighborhood sized areas.These plans can include design guidelines and capital improvements necessary to meet the unique challenges and opportunities in each neighborhood or district. Suggestions from small area plans can include branding and identity such as creation of gateways and signs, development overlays, infrastructure investment, and catalyst project identification. Hazard Mitigation Action Plan—Identifies potential hazards to the City and proposes action the City may take to reduce those hazards.This plan is required for several emergency management grants from the State of Texas and the federal government.The hazard mitigation action plan was last updated in 2013. Various Economic Development Opportunities—This is a "catch all"to cover several types of studies such as: 1) design workshops for vacant downtown buildings to define future use and restoration, and 2) economic impact studies for potential business expansions or locations. Housing Need Study—Reviews current housing stock(single family and multi-family) and projects housing needs for the near and long term. Identifies strategies to fill housing gaps through catalyst projects and incentives. Affordable housing needs were studied in 2008, but no comprehensive housing study has been developed. Downtown Master Plan—Creates a vision for downtown Nacogdoches including facades, streetscapes, pedestrian access, parking and other public amenities. A comprehensive design plan for downtown was last completed in 1998.This plan includes a market analysis to explore how much, and what type of new retail, entertainment, and housing, etc. exists and might be needed in the years ahead. Multi-modal Transportation Plan—Identifies and prioritizes corridors for non-vehicular access and provides design documents for high priority sections.This would address both on street and trail routes. 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