HomeMy WebLinkAboutStaff Report STAFF REPORT
Project Manager: Trey Fletcher Report Date: 1.23.2006
Email: tfletcher@cstx.gov Meeting Date: 2.2.2006
Project Number: 06-00500001
Item: Public hearing, presentation, possible action, and discussion on a
Conditional Use Permit for the WPC Condos to establish a multi-family use with
residential uses on the first floor in the Wolf Pen Creek Design District consisting
of 7.61 acres located at 305 Holleman Dr E, generally located on the north side
of Holleman between George Bush Drive East and Dartmouth Drive.
Applicant: Jim Stewart
Staff Recommendation: Staff recommends denial of the request as presented.
Item Summary: The purpose of the request for a Conditional Use Permit isfo
establish a multi-family development (90 dwelli nits) with residential uses n
the first floor rather than retail uses)Projects that are developed with retail on the
first floor are permitted by right in the Wolf Pen Creek (WPC) District.
Comprehensive Plan Considerations: The Land Use Plan shows this area as
Wolf Pen Creek, and it is also zoned as the Wolf Pen Creek District. The City
Council adopted the Wolf Pen Creek Corridor Study in 1988. An update,
consisting primarily of a revised Master Plan map, was adopted in July, 1998.
Specific uses for this parcel were not contemplated in either document. The
purpose of the WPC District is "to promote development that is appropriate along
Wolf Pen Creek, which, upon creation was a predominantly open and
undeveloped area challenged by drainage, erosion, and flooding issues.
Development proposals are designed to encourage the public and private use of
Wolf Pen Creek and the development corridor as an active and passive
recreational area while maintaining an appearance consistent with the Wolf Pen
Creek Master Plan."
As referenced in the summary above, multi-family development in the WPC
District requires a Conditional Use Permit unless the multi-family development
has retail uses on the first floor. In this case, they are permitted by right. The
purpose of this requirement is to force consideration of this design concept in
this district. In addition to the improvements made by the City of College Station
such as the amphitheater, trail network, parks and open space, new / expanded
retail venues serve to anchor the east and west ends of the district with Regional
Retail types of uses. Recently, Arctic Wolf Ice Rink opened providing a unique
recreational opportunity for the entire Brazos Valley. All of these serve to attract
trips to the WPC District along the Holleman and Dartmouth corridors. Another
emphasis of the district is restaurants, hospitality and entertainment. While many
of these opportunities exist along Harvey, and Holleman near SH 6, only a few
Created on 1/25/2006 9:14:00 AM 1
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large tracts remain as greenfields, having never been developed. The parcel is
within one-mile of the TAMU main campus.
The Thoroughfare Plan shows Holleman Drive as a Minor Arterial, and requires
100' of public right-of-way. The concept plan indicates that a 15-foot right-of-way
dedication is proposed. This dedication would occur in conjunction with the plat.
The project site is located between George Bush Drive East and Dartmouth
Drive. Both of these thoroughfares are also Minor Arterials on the Thoroughfare
Plan.
The parcel is also within a tax increment finance district (TIF #1).
Item Background: The parcel was annexed into the City of College Station in
1958. It is zoned WPC, Wolf Pen Creek and is not platted. Across the street,
offices and the Arctic Wolf Ice Rink have been constructed. At the northeast
corner of Holleman and Dartmouth, the City of College Station is completing
facilities identified in the Master Plan to promote the district, enhance access to
trails, and provide additional parking for the amphitheater.
Staff Analysis: Section 3.13 of the Unified Development Ordinance authorizes
the existence of conditional uses. The Commission may permit a conditional use
subject to appropriate conditions and safeguards when, after public notice and
hearing the Commission finds that:
(Staff comments are in italics)
1. "The proposed use shall meet the purpose and intent of this UDO and the
use shall meet the all the minimum standards established in the ordinance for
the type of use." The current parking arrangement is not satisfactory. The
proposed site plan shows that garage spaces and the spaces in the front of
the garages area being counted to satisfy the minimum parking requirement.
Areas have been designated on the site plan as areas that are appropriate to
establish required parking. To alleviate this condition, at least 90 parking
spaces should be created, and distributed throughout the site. The applicant
intends to seek a waiver to parking space requirements as provided in
Section 7.2.H.9 if the development meets the goals of the master plan for
WPC.
2. "The proposed use shall be consistent with the development policies and
goals and objectives as embodied in the Comprehensive Plan for
Development of the City." Through the WPC Master Plan Update and the
UDO, the land uses in this district should consist of mixed uses versus single
use parcels. One of the intents for the significant municipal investment has
been to create focal points for the district and attract residents and visitors,
and as a result, a "captive market" for retail sales and service establishments
to thrive off Texas Avenue.
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3. "The proposed use shall not be detrimental to the health, welfare, or safety of
the surrounding neighborhood or its occupants, nor be substantially or
permanently injurious to neighboring property." The public hearing is an
opportunity for the Commission to measure the potential impact on
surrounding land uses.
4. The proposed site plan and circulation plan shall be harmonious with the
character of the surrounding area." Specific requirements are enumerated in
Section 5.6 of the UDO to address the relationship of buildings to the site as
well as the relationship of buildings and the site to adjoining areas.
5. The proposed use shall not negatively impact existing uses in the area or in
the City through impacts on public infrastructure such as roads, parking
facilities, electrical, or water and sewer systems, or on public services such
as police and fire protection, solid waste collection, or the ability of existing
infrastructure and services to adequately provide services. Refer to the
Infrastructure and Facilities section attached.
6. The proposed use shall not negatively impact existing uses in the area or in
the City.
7. That the proposed use meets the purposed and intent of the ordinance and is
in harmony with the development policies.
The Commission may impose additional reasonable restrictions or conditions to
carry out the spirit and intent of the ordinance and to mitigate adverse effects of
the proposed use. These requirements may include, but are not limited to,
increased open space, loading and parking requirements, additional
landscaping, and additional improvements such as curbing, sidewalks and
screening."
Related Advisory Board Recommendations: The Wolf Pen Creek District is a
referred to as a Design District in the Unified Development Ordinance (UDO).
Typically, the Design Review Board (DRB) has the final word on site plans in this
district. Under Section 3.1 of the UDO, the Administrator has accepted the
Concept Plan to complete the application submittal for this application.
Conditional Use Permits generally require a site plan to be processed in
conjunction with the request. If it is the desire of the Planning & Zoning
Commission and/or the City Council to review a detailed site plan, either body
may request to do so within the motion.
As a residential development, the Parks and Recreation Advisory Board must
make a recommendation regarding Parkland Dedication requirements prior the
approval of the Preliminary Plat by the Planning & Zoning Commission.
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Commission Action Options: The Commission has final authority over the
Conditional Use Permit and associated site plan. The options regarding the use
permit are:
1. Approval as submitted;
2. Approval with conditions relating to specific site characteristics or with time
limitations;
3. Denial with specified reasons for denial;
4. Table; or,
5. Defer action to a specified date.
Supporting Materials:
1. Location Map
2. Application
3. Infrastructure and Facilities
4. Copy of Site Plan
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INFRASTRUCTURE AND FACILITIES
Water: There is an existing 8" water line at the southern corner of the
property. A water design report will be required to show there is
adequate fire flows for the proposed project.
Sewer: There is an existing 15" sewer line that bisects the property.
This project is proposing to relocate this line and abandon the
associated PUE.
Streets: Holleman Drive is classified a Minor Arterial on the City's
Thoroughfare Plan. An additional 15-foot dedication will be required
when platting and is indicated on the site plan.
Off-site Easements: At this time it does not appear that any off-site
easements will be required.
Drainage: Drainage is to Wolf Pen Creek.
Flood Plain: A portion of this property is located within FEMA floodplain
and floodway. This project includes the reclamation of some of the
floodplain.
Oversize request: None requested at this time.
Impact Fees: Not applicable.
NOTIFICATION:
Legal Notice Publication(s): The Eagle; 1-19-2006 and 2-9-2006
Advertised Commission Hearing Dates(s): 2-2-2006
Advertised Hearing Dates: 2-23-2006
Number of Notices Mailed to Property Owners within 200': 13
Response Received: None as of date of staff report.
Created on 1/25/2006 9:14:00 AM 5
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STAFF REPORT
Project Manager: Trey Fletcher Report Date: 1.23.2006
Email: tfletcher@cstx.gov Meeting Date: 2.2.2006
Project Number: 06-00500001
Item: Public hearing, presentation, possible action, and discussion on a
Conditional Use Permit for the WPC Condos to establish a multi-family use with
residential uses on the first floor in the Wolf Pen Creek Design District consisting
of 7.61 acres located at 305 Holleman Dr E, generally located on the north side
of Holleman between George Bush Drive East and Dartmouth Drive.
Applicant: Jim Stewart
Staff Recommendation: Staff recommends denial of the request as presented.
Item Summary: The purpose of the request for a Conditional Use Permit is to
establish a multi-family development (90 dwelling units) with residential uses on
the first floor rather than retail uses. Projects that are developed with retail on the
first floor are permitted by right in the Wolf Pen Creek (WPC) District.
Comprehensive Plan Considerations: The Land Use Plan shows this area as
Wolf Pen Creek, and it is also zoned as the Wolf Pen Creek District. A-The.C -y
am
the Wolf Pen Creek Corridor Study in •abe1988. An ���^�+ t
update, consisting primarily of a revised Master Plan map, was adopted in July,
1998. Specific uses for this parcel were not contemplated in either document.
The purpose of the WPC District is "to promote development that is appropriate
along Wolf Pen Creek, which, upon creation was a predominantly open and
undeveloped area challenged by drainage, erosion, and flooding issues.
Development proposals are designed to encourage the public and private use of
Wolf Pen Creek and the development corridor as an active and passive
recreational area while maintaining an appearance consistent with the Wolf Pen
Creek Master Plan."
As referenced in the summary above, multi-family development in the WPC
District requires a Conditional Use Permit unless the multi-family development
has retail uses on the first floor. In this case, they are permitted by right. The
purpose of this requirement is to force consideration of this design concept in
this district. In addition to the improvements made by the City of College Station
such as the amphitheater, trail network, parks and open space, new / expanded
retail venues serve to anchor the east and west ends of the district with Regional
Retail types of uses. Recently, Arctic Wolf Ice Rink opened providing a unique
recreational opportunity for the entire Brazos Valley. All of these serve to attract
trips to the WPC District along the Holleman and Dartmouth corridors. Another
emphasis of the district is restaurants, hospitality and entertainment. While many
Created on 1/24/2006 4:27 PM 1
P:IGROUPIDevelopment Services\Planning&Zoning CommissionlLegal Review 20061February 2, 2006lwpc
condos cup.DOC
of these opportunities exist along Harvey, and Holleman near SH 6, only a few
large tracts remain as greenfields, having never been developed. The parcel is
within one-mile of the TAMU main campus.
The Thoroughfare Plan shows Holleman Drive as a Minor Arterial, and requires
100' of public right-of-way. The concept plan indicates that a 15-foot right-of-way
dedication is proposed. This dedication would occur in conjunction with the plat.
The project site is located between George Bush Drive East and Dartmouth
Drive. Both of these thoroughfares are also Minor Arterials on the Thoroughfare
Plan.
The parcel is also within a tax increment finance district (TIF #1).
Item Background: The parcel was annexed into the City of College Station in
1958. It is zoned WPC, Wolf Pen Creek and is not platted. Ne--prev+el.-s
• . - e: --- - • - e==. e --_ -e e - -. Across the street, offices and
the Arctic Wolf Ice Rink have been constructed. At the northeast corner of
Holleman and Dartmouth, the City of College Station is completing facilities
identified in the Master Plan to promote the district, enhance access to trails, and
provide additional parking for the amphitheater.
Staff Analysis: Section 3.13 of the Unified Development Ordinance authorizes
the existence of conditional uses. The Commission may permit a conditional use
subject to appropriate conditions and safeguards when, after public notice and
hearing the Commission finds that:
(Staff comments are in italics)
1. "The proposed use shall meet the purpose and intent of this UDO and the
use shall meet the all the minimum standards established in the ordinance for
the type of use." The current parking arrangement is not satisfactory. The
proposed site plan shows that garage spaces and the spaces in the front of
the garages area being counted to satisfy the minimum parking requirement.
Areas have been designated on the site plan as areas that are appropriate to
establish required parking. To alleviate this condition, at least 90 parking
spaces should be created,+nd distributed throughout the site. The applicant
intends to seek a waiver fef parking space requirements as provided in Sec-I-i 00
7.2.H.9 if the development meets the goals of the master plan for WPC.
2. "The proposed use shall be consistent with the development policies arid
goals and objectives as embodied in the Comprehensive Plan for
Development of the City." Through the WPC Master Plan Update and the
UDO, the land uses in this district should consist of mixed uses versus single
use parcels. One of the intents for the significant municipal investment has
been to create focal points for the district and attract residents and visitors,
Created on 1/24/2006 4:27 PM 2
P:IGROUPIDevelopment Services\Planning&Zoning CommissionlLegal Review 20061February 2, 20061wpc
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and as a result, a "captive market" for retail sales and service establishments
to thrive off Texas Avenue.
3. "The proposed use shall not be detrimental to the health, welfare, or safety of
the surrounding neighborhood or its occupants, nor be substantially or
permanently injurious to neighboring property." The public hearing is an
opportunity for the Commission to measure the potential impact on
surrounding land uses.
4. The proposed site plan and circulation plan shall be harmonious with the
character of the surrounding area." Specific requirements are enumerated in
Section 5.6 of the UDO to address the relationship of buildings to the site as
well as the relationship of buildings and the site to adjoining areas.
5. The proposed use shall not negatively impact existing uses in the area or in
the City through impacts on public infrastructure such as roads, parking
facilities, electrical, or water and sewer systems, or on public services such
as police and fire protection, solid waste collection, or the ability of existing
infrastructure and services to adequately provide services. Refer to the
Infrastructure and Facilities section attached.
6. The proposed use shall not negatively impact existing uses in the area or in
the City.
7. That the proposed use meets the purposed and intent of the ordinance and is
in harmony with the development policies.
The Commission may impose additional reasonable restrictions or conditions to
carry out the spirit and intent of the ordinance and to mitigate adverse effects of
the proposed use. These requirements may include, but are not limited to,
increased open space, loading and parking requirements, additional
landscaping, and additional improvements such as curbing, sidewalks and
screening."
Related Advisory Board Recommendations: The Wolf Pen Creek District is a
referred to as a Design District in the Unified Development Ordinance (UDC)).
Typically, the Design Review Board (DRB) has the final word on site plans in this
district. Under Section 3.1 of the UDO, the Administrator has accepted the
Concept Plan to complete the application submittal for this application.
Conditional Use Permits generally require a site plan to be processed in
conjunction with the request. If it is the desire of the Planning & Zoning
Commission and/or the City Council to review a detailed site plan, either body
may request to do so within the motion.
Created on 1/24/2006 4:27 PM 3
P:IGROUPIDevelopment Services\Planning&Zoning CommissionlLegal Review 20061February 2, 20061wpc
condos cup.DOC
As a residential development, the Parks and Recreation Advisory Board must
make a recommendation regarding Parkland Dedication requirements prior the
approval of the Preliminary Plat by the Planning & Zoning Commission.
Commission Action Options: The Commission has final authority over the
Conditional Use Permit and associated site plan. The options regarding the use
permit are:
1. Approval as submitted;
2. Approval with conditions relating to specific site characteristics or with time
limitations;
3. Denial with specified reasons for denial;
4. Table; or,
5. Defer action to a specified date.
Supporting Materials:
1. Location Map
2. Application
3. Infrastructure and Facilities
4. Copy of Site Plan
Created on 1/24/2006 4:27 PM 4
P:IGROUPIDevelopment Services\Planning&Zoning CommissionlLegal Review 20061February 2, 20061wpc
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INFRASTRUCTURE AND FACILITIES
Water: There is an existing 8" water line at the southern corner of the
property. A water design report will be required to show there is
adequate fire flows for the proposed project.
Sewer: There is an existing 15" sewer line that bisects the property.
This project is proposing to relocate this line and abandon the
associated PUE.
Streets: Holleman Drive is classified a Minor Arterial on the City's
Thoroughfare Plan. An additional 15-foot dedication will be required
when platting and is indicated on the site plan.
Off-site Easements: At this time it does not appear that any off-site
easements will be required.
Drainage: Drainage is to Wolf Pen Creek.
Flood Plain: A portion of this property is located within FEMA floodplain
and floodway. This project includes the reclamation of some of the
floodplain.
Oversize request: None requested at this time.
Impact Fees: Not applicable.
NOTIFICATION:
Legal Notice Publication(s): The Eagle; 1-19-2006 and 2-9-2006
Advertised Commission Hearing Dates(s): 2-2-2006
Advertised Hearing Dates: 2-23-2006
Number of Notices Mailed to Property Owners within 200': 13
Response Received: None as of date of staff report.
Created on 1/24/2006 4:27 PM 5
P:IGROUPIDevelopment Services\Planning&Zoning CommissionlLegal Review 20061February 2, 20061wpc
condos cup.DOC
INFRASTRUCTURE AND FACILITIES
Water: There is an existing 8" water line at the southern corner of the
property. A water design report will be required to show there is
adequate fire flows for the proposed project.
Sewer: There is an existing 15" sewer line that bisects the property.
This project is proposing to relocate this line and abandon the
associated PUE.
Streets: Holleman Drive is classified a Minor Arterial on the City's
Thoroughfare Plan. An additional 15-foot dedication will be required
when platting and is indicated on the site plan.
Off-site Easements: At this time it does not appear that any off-site
easements will be required.
Drainage: Drainage is to Wolf Pen Creek.
Flood Plain: A portion of this property is located within FEMA floodplain
and floodway. This project includes the reclamation of some of the
floodplain.
Oversize request: None requested at this time.
Impact Fees: Not applicable.
NOTIFICATION:
Legal Notice Publication(s): The Eagle; 1-19-2006 and 2-9-2006
Advertised Commission Hearing Dates(s): 2-2-2006
Advertised Hearing Dates: 2-23-2006
Number of Notices Mailed to Property Owners within 200': 13
Response Received: None as of date of staff report.
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Background[1].DOC
INFRASTRUCTURE AND FACILITIES
Water: There is an existing 8" w er line at the southern corner of the
property. A water design report will be required to show there is
adequate fire flows for the proposed project.
Sewer: There is an existing 15" sewer line that bisects the property.
This project is proposing to relocate this line and abandon the
associated PUE.
Streets: Holleman Drive is classified a Minor Arterial on the City's
Thoroughfare Plan. An additional 15-foot dedication will be required
when platting and is indicated on the site plan.
Off-site Easements: At this time it does not appear that any off-site
easements will be required.
Drainage: Drainage is to Wolf Pen Creek.
Flood Plain: A portion of this property is located within FEMA floodplain
and floodway. This project includes the reclamation of some of the
floodplain.
Oversize request: None requested at this time.
Impact Fees: Not applicable.
NOTIFICATION:
Legal Notice Publication(s): The Eagle; 1-19-2006 and 2-9-2006
Advertised Commission Hearing Dates(s): 2-2-2006
Advertised Hearing Dates: 2-23-2006
Number of Notices Mailed to Property Owners within 200': 13
Response Received: None as of date of staff report.
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Background[1 J.DOC