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HomeMy WebLinkAboutAgenda February 23, 2006 Regular Agenda Conditional Use Permit for WPC-tondos To: Glenn Brown, Interim City Manager From: Joey Dunn, Director of Planning & Development Services Agenda Caption: 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. Recommendation(s): This item came before the Planning and Zoning Commission on February 2, 2006. Staff recommended denial of the request as presented. Following the public hearing and significant discussion, the Commission voted to recommend approval of the request with the following conditions: 1. A more detailed site plan should be brought back to the Planning & Zoning Commission for review before it is considered by the Design Review Board. 2. The more detailed site plan should reflect public pedestrian access from Holleman through the complex connecting to the public trails along Wolf Pen Creek. 3. The more detailed site plan should more specifically reflect overflow visitor parking spaces within the project. Summary: Projects that are developed with retail on the first floor are permitted by right in the Wolf Pen Creek (WPC) District. 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 (refer to Attachment 4 Concept Plan for proposed project). Budget & Financial Summary: N/A Attachments: 1. Small Area Map 2. Aerial 3. Item Background 4. Concept Plan 5. Ordinance 6. Feb. 2, 2006 P&Z Minutes IteBackground Comprehensive Plan Considerations: The Land Use Plan shows this area as WollPen 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 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. Created on 2/6/2006 1:18 PM I C:Documents and SettingslIsimmslLocal SettingslTemporary Internet Files\Content.lE51811RGTA311tem Background[1].DOC 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. 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. Created on 2/6/2006 1:18 PM 2 C:IDocuments and SettingsVsimmslLocal SettingslTemporary Internet Files\Content.IE51811RGTA31Item Background[1].DOC 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. 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 Created on 2/6/2006 1:18 PM 3 C:IDocuments and SettingsVsimmslLocal SettingslTemporary Internet Files\Content.lE51811RGTA31ltem Background[1].DOC • 4. Copy of Site Plan Created on 2/6/2006 1:18 PM 4 C:IDocuments and SettingsllsimmslLocal SettingslTemporary Internet Files\Content.1E5181/RGTA311tem Background[1].DOC