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HomeMy WebLinkAboutStaff Report -I STAFF REPORT Project Manager: Crissy Hartl Report Date: June 28, 2006 Email: chartl©cstx.gov Meeting Date: July 6, 2006 Project Number: 06-00500116 Item: Public hearing, presentation, possible action, and discussion on a rezoning from A-O Agricultural Open, R-4 Multi-Family Residential, and C-2 Commercial-Industrial to C-1 General Commercial for an area consisting of 49.39 acres and generally located at the southeast corner of State Highway 6 and Rock Prairie Road. Applicant: Weingarten Realty Investors and Rock Prairie Road Baptist Church, Property Owners Staff Recommendations: Staff recommends approval of the rezoning. Item Summary: Weingarten Realty Investors is requesting this rezoning in order to develop a retail "power center" on a number of lots consolidated by Weingarten Realty Investors in conjunction with an additional 10 acres already zoned C-1 General Commercial. In total, the development will include approximately 60 acres of land. The shopping center is likely to be anchored by a retail super center and will also include smaller retail pad sites, restaurants, and other commercial uses. This rezoning is in compliance with the City's Comprehensive Plan, with specific reference to the Greens Prairie / Rock Prairie Small Area Plan. Weingarten Realty Investors hosted a property owner's meeting on Monday, June 19, 2006 to introduce their project, discuss the rezoning and hear the concerns of the homeowners in nearby neighborhoods. Questions and concerns from residents to Weingarten focused on traffic, congestion, noise, lighting, landscaping, and the proximity of the development to the neighboring subdivisions. Given the size and scale of this proposed development, the Non- Residential Architectural Standards will be applied to the maximum extent, which includes double landscaping, a Traffic Impact Analysis, public spaces, etc. Additionally, neighborhood protection standards adopted with the Unified Development Ordinance will be applied, such as outdoor lighting standards, buffering to mitigate activity and noise, and outdoor storage requirements. Based on the Unified Development Ordinance (UDO), a traffic impact analysis will be required to be submitted prior to site plan approval. The scope of this study will include an analysis of driveway locations, on-site circulation, operations of the surrounding street system and intersections (including the SH 6 / Rock Prairie Road interchange), and the impact on Stonebrook Drive and the neighborhoods immediately north of Rock Prairie Road. Based on the requirements of the UDO, any impact that worsens traffic operations below Level of Service D, will be required to be mitigated as part of the development. Comprehensive Plan Considerations: The City's Comprehensive Land Use Plan designates these properties as Retail Regional. Rock Prairie Road is a Major Arterial and State Highway 6 is a Freeway on the City's Thoroughfare Plan. This development will involve the construction of Lakeway Drive, a Major Collector, between the subject properties and the land owned by the College Station Independent School District, as depicted on the Thoroughfare Plan. This rezoning is in compliance with the Comprehensive Plan. The most recent update to the City's Comprehensive Plan that affects this area was adopted in 2002 with the addition of the Greens Prairie / Rock Prairie Small Area Plan. In that study, properties located at the intersection of Rock Prairie Road and SH 6 were identified for large general retail uses that could serve the region because of access and visibility from the freeway. This land use designation was pursuant to the City Council's Vision Statement#7, Strategy#2, Implementation Plan b, "Evaluate availability of retail sites and infrastructure." The areas identified for commercial land uses are buffered from residential areas by floodplains or major thoroughfares. The Comprehensive Plan states that Regional Retail land uses are "areas permitting regional-scale development of tax-generating developments such as retail centers, service commercial, restaurants, etc. These uses are generally dependent on good access to highways and major arterials." Based on this description, the C-1 General Commercial district, which is intended to allow general commercial uses such as retail sales and services for the regional community, would be an appropriate zoning district for this property. Rock Prairie Road east of SH 6 has been identified for a Capital Improvement Project and will be scheduled for the bond election in 2008. This project includes the design and right-of-way acquisition to upgrade Rock Prairie Road to a full Minor Arterial, which will include sidewalk and bikeway improvements, medians, and streetscaping. This project is currently in the right-of-way acquisition and design stages, and construction of the project has not yet been scheduled. Item Background: The 10.6-acre tract north of Old Rock Prairie Road was annexed in 1977 and the remaining 38.79 acres were annexed in 1983. All properties were subsequently zoned A-O Agricultural Open. All of the properties are currently unplatted. A couple of rezonings have occurred in the Greens Prairie / Rock Prairie Triangle in the past 20 years and are currently contrary to the Comprehensive Plan. They include the following: • In 1986, approximately 24.3 acres of the subject properties were rezoned from A-O Agricultural Open to C-2 Commercial-Industrial and A-P Administrative-Professional. • In 1994, approximately 17.33 acres of the property rezoned in 1986 were rezoned from C-2 Commercial-Industrial to R-5 Medium Density Apartments. When the Unified Development Ordinance was adopted in 2003, R-5 Medium Density Apartments was combined with R-4 Low Density Apartments and renamed as R-4 Multi-family. At the northeast corner of Rock Prairie and SH 6, the City Council approved a rezoning in February 2006 for 2407 Rock Prairie Road with the Planning & Zoning Commission's recommendation for approval. This property will be developed as a retail center named the Plazas at Rock Prairie. On May 18, 2006 the Planning & Zoning Commission approved a preliminary plat for this project. Also, Riviera Day Spa has received site plan approval for their new location at the northwest corner of Rock Prairie Road and Stonebrook Drive. Related Advisory Board Recommendations: NA Commission Action Options: The Commission acts as a recommending body on the question of rezoning, which will be ultimately decided by City Council. The Commission options are: 1. Recommend approval of rezoning as submitted; 2. Recommend denial; 3. Table indefinitely; or, 4. Defer action to a specified date. INFRASTRUCTURE AND FACILITIES Water: There are existing water lines along the SH6 and Rock Prairie Road. The Water Master Plan affects this property, and will have to be addressed with development. Sewer: There are existing 8" and 12" sanitary sewer lines near the SH6 and Rock Prairie Road intersection. Sewer will most likely need to be by force main to these lines. The Sewer Master Plan also affects this property, and will have to be addressed with development. Streets: The property is surrounded by SH6, Rock Prairie Road, and the future Lakeway Drive which are classified on the City's Thoroughfare Plan as Freeway/Expressway, Major Arterial, and Major Collector, respectively. A portion of Lakeway Drive will have to be constructed with Development. Off-site Easements: None at this time. Drainage: The property drains toward a tributary of Lick Creek. Flood Plain: No FEMA floodplain has been defined on the property. Oversize request: None at this time. Impact Fees: A portion of the property is located within Water Impact Fee Service Area 99-01. Currently, the impact fee is $550/LUE and is due at time of building permit. NOTIFICATION: Legal Notice Publication(s): The Eagle; 6-20-06, TBD Advertised Commission Hearing Dates(s): 7-06-06 Advertised Council Hearing Dates: TBD Number of Notices Mailed to Property Owners Within 200': 15 Number of Notices to Homeowner's Associations: 1 —Wilshire HOA Response Received: 4 letters in opposition to the request (as of date of staff report) Supporting Materials: 1. Small Area Map (SAM) and Aerial Map 2. Application 3. Letters in opposition to the request Asp r- CITY OF COLLEGE STATION Planning&Development Services 1101 Texas Avenue South,P.O. Box 9960 College Station,Texas 77842 Phone 979.764.3570 / Fax 979.764.3496 MEMORANDUM DATE: February 5,2007 TO: Lance Simms,Acting Director of P&DS FROM: Molly Hitchcock,Planning Administrator SUBJECT: Estimated City taxes for the former Weingarten Realty Investors proposed commercial development Facts: ■ While the 2006 C-1 rezoning request was for 49.39 acres, some of Weingarten Realty Investors' (WRI) property was already zoned for commercial uses. ■ The conceptual site plan offered by WRI encompassed approximately 58.97 acres. This acreage included two lots (approximately 1.29 acres and 1.07 acres) with no identified development. Estimates will be made with and without these lots. A third lot (the "Uvacek Lease") was identified with no proposed development. This approximately 4.64- acre lot is encumbered with an oil well. While a well does not preclude development of the lot, the assumption is made for these purposes that the lot would have developed behind the rest of the center; therefore, no building estimates will be made for this lot. • The approximately 1.01-acre right-of-way dedication will be removed from the total 58.97 acres for the tax estimations. • The current ad valorem tax rate for the City of College Station is $0.4394 per $100 valuation. • Currently, with agricultural exemptions, one commercial use, and one non-taxable church use, the project's property is assessed approximately $38,523.42 in taxes for the City of College Station. • Estimated construction costs are from the 2003 International Building Code and are as follows: o Retail (II B/M) = $93.13/sq.ft. o Restaurant (II B/A-2) = $128.54/sq.ft. o Restaurant (V B/A-2) = $105.82/sq/ft o Bank (II B/B) = $129.77/sq.ft. Assumptions: • The square feet per use are evenly split between retail and restaurant for buildings identified as "Retail, Rest". • The square feet per construction type for restaurant are evenly split between wood and steel frame construction. Home of Texas A&M University ■ The 1.29-acre lot with no identified use (Lot 1A) will be estimated to build out a 5000- sq.ft. restaurant. • The 1.07-acre lot with no identified use (Lot 17A) will be estimated to build out a 3500-sq. ft. restaurant. ■ Commercial property in College Station is currently selling for $8 per square foot (conservatively). Land Calculations: 58.97 total acres - 1.01 acres ROW dedication = 57.96 acres 57.96 acre x 43560 sq.ft./acre = 2,524,737.6 sq.ft. of land 2,524,737.6 sq.ft. x $8.00 cost per sq.ft. = $20,197,900 value $20,197,900 value - $100 valuation = $201,979 taxable value $201,979 taxable value x $0.4394 tax rate = $88,749.57 taxes owed for land Improvements Calculations (less Lots 1A and 17A): 335,774 sq.ft. retail x $93.13 construction cost = $31,270,632 retail building value 27,766 sq.ft. restaurant x $128.54 II B/A-2 construction cost = $3,569,041.6 restaurant building value 27,766 sq.ft. restaurant x $105.82 V B/A-2 construction cost = $2,938,198.1 restaurant building value 6,000 sq.ft. bank x $129.77 construction cost = $778,620 bank valuation $31,270,632 retail value + $3,569,041.6 restaurant value + $2,938,198.1 restaurant value + $778,620 bank value = $38,556,491.7 total improvements $38,556,491.7 total improvements - $100 valuation = $385,564.91 taxable value $385,564.91 taxable value x $0.4394 tax rate = $169,417.22 taxes owed for improvements (less Lots 1A and 17A) Improvements Calculations (including Lots 1A and 17A): 335,774 sq.ft. retail x $93.13 construction cost = $31,270,632 retail building value 32,016 sq.ft. restaurant x $128.54 II B/A-2 construction cost = $4,115,336.6 restaurant building value 32,016 sq.ft. restaurant x $105.82 V B/A-2 construction cost = $3,387,933.1 restaurant building value 6,000 sq.ft. bank x $129.77 construction cost = $778,620 bank valuation $31,270,632 retail value + $4,115,336.6 restaurant value + $3,387,933.1 restaurant building value + $778,620 bank value = $39,552,521.7 total improvements Home of Texas A&M University • $39,552,521.7 total improvements - $100 valuation = $395,525.21 taxable value $395,525.21 taxable value x $0.4394 tax rate = $173,793.77 taxes owed for improvements (including Lots 1A and 17A) Total Tax Assessment on the Proposed Project: $88,749.57 taxes owed for land + $169,417.22 taxes owed for improvements (less Lots 1A and 17A) = $258,166.79 total estimated ad valorem taxes for completed project (less Lots 1A and 17A) $88,749.57 taxes owed for land + $173,793.77 taxes owed for improvements (including Lots 1A and 17A) = $262,543.34 total estimated ad valorem taxes for completed project (including Lots 1A and 17A) Difference in Total Estimated Taxes: For the complete project less Lots 1A and 17A: $258,166.79 estimated taxes for completed project - $38,523.42 current taxes = $219,643.37 tax loss For the complete project including Lots 1A and 17A: $262,543.34 estimated taxes for completed project - $38,523.42 current taxes = $224,019.92 tax loss Attachment: WRI Conceptual Site Plan Home of Texas A&M University X t Weingarten Rezoning Notes Timeline: • 1992 - 2818 Study • 1993 - 1st Wal-Mart rezoning -> never went to Council • 1997 - HOK Comprehensive Plan adopted • 2000 - East By-Pass Plan o Had lots of mixed-use and designated property south of then Rock Prairie for Retail Regional o Showed subject properties as Retail Regional • 2001 - Subcommittees formed and met for GP/RP study • 2002 - GP/RP Plan adopted ( nos cited 10110111 o Included Rock Prairie realignment which effectively btAsi VeiSSpare_ shifted Retail Regional to south corner to be consistent with EBP • 2002 - 2,,,,‘"d rezoning to P&Z only o Recommended denial because of available commercial land at Rock Prairie corner :1 • 2003 - Mixed-use Opportunities Study o Eliminated mixed-use along East By-Pass, but did not affect subject property Upcoming Comprehensive Plan Update: • GP/RP Plan recently adopted in 2002 • Conditions haven't changed much - only change is Rock Prairie upgraded from minor arterial to a major arterial • In general, Retail Regional uses are dependent on high visibility and good access to highways and major arterials • Development policies prohibit commercial strip development and encourage "deeper" developments Strategic Plan: • Vision Statement #7: As a result of our efforts citizens will contribute to and benefit from living in a strong and diverse economic environment ■ Strategy #2: To maintain and grow our sales tax base, we will proactively recruit retail businesses ■ Implementation Plan b: Evaluate availability of retail sites and infrastructure GIS Discrepancies: ■ Properties are unplatted so we don't have accurate boundary information ■ Our GIS Staff accepts the survey submitted with the application Old Rock Prairie Road Abandonment: ■ Old Rock Prairie Road will have to go through the abandonment process ■ Abandonment contingent on the rezoning ■ Applicant has submitted a Title Commitment that will give them proper ownership and C-1 zoning when it is abandoned Non-Residential Architectural Standards: ■ A part of the site plan application process ■ Maximum standards applied to developments of 150,000+ square feet ■ Parking pods to include additional landscape islands, and pedestrian facilities ■ Each development requires 500 sf plaza and must contain 3 of the following elements: o seating o outdoor eating areas o structural shading o decorative landscape pavers o water features o public art o hardscape elements at entrances (decorative pavers, low masonry walls, clock towers, etc.) ■ All facades facing a ROW must have at least 50% brick, stone, marble, granite, or material fabricated to simulate brick or stone ■ Double landscape points with a minimum allowable tree caliper is 2.5" ■ Tree wells required along 15% of linear front of any façade facing a ROW ■ All parking areas must be screened from ROW by berms, minimum of 3-feet ■ Accent colors (not on color palette) limited to 5% of façade color will be applied Additional development standards: ■ A part of the site plan application process ■ Lighting : "It is recognized that no design can eliminate all ambient light from being reflected or otherwise being visible from any given development; however, the following requirements shall be followed to the fullest extent possible in order to limit nuisances associated with lighting and associated glare." o Fixture (luminaire) - light source shall not project below an opaque housing, nor shall project horizontally o Light source (lamp) - only incandescent, florescent, metal halide, mercury vapor, or color corrected high-pressure sodium may be used o Mounting - fixtures shall be mounted in such a way the projected cone of light does not cross any property lines ■ Buffers: property does not directly abut a lesser intense use, so no buffer would be required for the subject properties ■ Outdoor site elements: o outdoor display - allowed 5' from wall o outdoor sales areas - enclosed by 6' screen or wall, can not exceed 1,000 sf in area or 10% of total site area, whichever is greater o general outdoor storage - must be completely screened by a solid wall 6' to 8' and not allowed in front setback Economic/Environmental/Social Impacts: ■ City doesn't require an economic analysis to be done prior to development - usually done by the applicant 06--1-heir v'.lt I) Existing Wal-Mart Building: ■ On a ground lease for the property ■ Property owners not required to remove, reuse or remodel existing building Miscellaneous: ■ Could this development go anywhere else? - This use is appropriate for all Retail Regional areas, like this one ■ Timing of development with Rock Prairie ramp improvements - development will likely be done in phases which will decrease time between full build-out and RP ramp completion o Rock Prairie Ramp relocations done in September 2007 o Deacon improvements start in 2007 o Weingarten expects traffic impacts to start late spring/early summer of 2008 o Barron road interchange about to be put on line - August 2009 Weingarten Rezoning (06- 116) SAM: This item is for consideration of a rezoning for 49.39 acres at the southeast corner of Rock Prairie Road and State Highway 6. ZONING: The applicant is proposing to rezone approximately 6.65 acres of C-2 Commercial- Industrial, 25.78 acres of A-O Agricultural-Open, and 16.96 acres of R-4 Multi-Family to C-1 General Commercial in order to develop a retail "power center." PROPOSED ZONING: Weingarten Realty Investors has proposed to develop the previously mentioned properties in conjunction with 10 acres already zoned C-1 General Commercial for a total of 60 acres. This development will also include the construction of a portion of Lakeway Drive, a major collector, between the subject properties and the property owned by College Station ISD. COMP PLAN: The City's Comprehensive Plan designates these properties as Retail Regional as amended by the Greens Prairie / Rock Prairie Plan adopted in 2002. The City Council approved this plan with the Planning & Zoning Commissions recommendation for approval, and with the support of the Planning & Zoning Subcommittee. In the specific area recommendations for this sub-area, the subject properties were identified for large general retail uses that could serve the entire community because of access and visibility from the freeway. Additionally, commercial land uses designated in the Greens Prairie / Rock Prairie Plan were selected because they are buffered from residential uses by floodplains or major thoroughfares. The Comprehensive Plan states that Retail Regional land uses are "areas permitting regional-scale development of tax-generating developments such as retail centers, service commercial, restaurants, etc. These uses are generally dependent on good access to highways and major arterials." Based on this description, the C-1 General Commercial district, which is intended to allow general commercial uses such as retail sales and services for the regional community, would be an appropriate zoning district for this property. This request is in compliance with the Comprehensive Plan; therefore, staff recommends approval for this request. NRA SLIDE: While this rezoning is to consider the appropriate use of the property, let me take this opportunity to address some of the neighborhood concerns regarding the development of the properties. There are a number of new standards that have been included in the Unified Development Ordinance within the last two years that are specifically for large developments that will be applied to this proposed project at the site plan review process. 1 . Building Aesthetics - All facades facing a right-of- way must have at least 50% brick, stone, marble, granite, or material fabricated to simulate brick or stone. Accent colors, which are colors not on the approved color palette, are limited to 5% of the fagade the color will be applied. 2. Site Aesthetics - Parking concept layouts are required to break up the parking lot areas and minimize the visual impact and include additional landscape islands and pedestrian facilities. A public plaza is required and must contain 3 public amenities listed in the ordinance. Parking areas must be screened from the ROW by minimum 3' berms. 3. Landscaping - Double landscaping points will be applied with a minimum allowable tree caliper of 2.5". Tree wells will be required along 15% of the front of any façade facing a ROW. Additionally, streetscaping will be required every 25' along both thoroughfares. 4. Lighting - The Unified Development Ordinance recognizes that there is no design that will completely eliminate all ambient light, but there are mitigation requirements that will be applied, such as the types of light sources. Also, light fixtures are prohibited from projecting below residential areas, and they cannot project horizontally or be mounted in such a way that the projected cone of light crosses any property lines. 5. Noise - Noise is mitigated by building setbacks, and landscaping and buffering standards. Also, public address systems shall not be audible to adjacent residential uses. 6. Traffic & Circulation - A Traffic Impact Analysis is required prior to site plan approval to study driveway locations, on-site circulation, and operations of the surrounding street system and intersections. And Ken can address additional traffic and circulation concerns that you may have. I have received a number of emails and letters that oppose this request, and one call in support. Page 2 of 2 As per Council's directive following the workshop presentation of this item, the acreage originally indicated as office and multi-family lying directly south of the commercial area at the intersection of Rock Prairie Road and Highway 6 has been altered to reflect commercial land use. Staff has also met with Mr. Ed Uvacek concerning the alignment of Lakeway Drive where it nears the oil well on his property. Staff believes they have fully addressed Mr. Uvacek's concerns. Item Background: Small area planning is an effort to update the City's Comprehensive Plan where necessary in response to changed or changing conditions in specific geographic areas. The purpose is to work in a smaller geographic area rather than the entire city and to focus on specific issues related to that area. The process involves city staff, property owners, the Planning & Zoning Commission and sometimes outside consultants. Ultimately any proposed changes to the comprehensive plan are reviewed and considered for adoption by the City Council. The Council received this report at their April 11th workshop. The Planning & Zoning Commission will reconsider the item at their April 18th meeting. Results will be made available as soon as possible. Budgetary and Financial Summary: NA Staff Recommendation: Approve plan as submitted or with specific changes. Council Action Options: 1. Approve plan as submitted 2. Approve plan with changes 3. Table adoption of the plan; or 4. Defer action for additional information. Supporting Materials: 1. Resolution amending the comprehensive plan 2. Land use and thoroughfare plan map 3. P&Z Minutes file://\\DOCSERVER\VOLT\GROUP\AGEN-CAL\Council agendas\Complete\2002\020425\Rock Pr. Pla... 7/11/2006 Item Background Comprehensive Plan Considerations: The City's Comprehensive Land Use Plan designates these properties as Retail Regional. Rock Prairie Road is a Mir Arterial and State Highway 6 is a Freeway on the City's Thoroughfare Plan. This development will involve the construction of Lakeway Drive, a Major Collector, between the subject properties and the land owned by the College Station Independent School District, as depicted on the Thoroughfare Plan. This rezoning is in compliance with the Comprehensive Plan. The most recent update to the City's Comprehensive Plan that affects this area was adopted in 2002 with the addition of the Greens Prairie / Rock Prairie Small Area Plan. In that study, properties located at the intersection of Rock Prairie Road and SH 6 were identified for large general retail uses that could serve the region because of access and visibility from the freeway. This land use designation was pursuant to the City Council's Vision Statement #7, Strategy #2, Implementation Plan b, "Evaluate availability of retail sites and infrastructure." The areas identified for commercial land uses are buffered from residential areas by floodplains or major thoroughfares. The Comprehensive Plan states that Regional Retail land uses are "areas permitting regional-scale development of tax-generating developments such as retail centers, service commercial, restaurants, etc. These uses are generally dependent on good access to highways and major arterials." Based on this description, the C-1 General Commercial district, which is intended to allow general commercial uses such as retail sales and services for the regional community, would be an appropriate zoning district for this property. Rock Prairie Road east of SH 6 has been identified for a Capital Improvement Project and will be scheduled for the bond election in 2008. This project includes the design and right-of-way acquisition to upgrade Rock Prairie Road to a full Minor Arterial, which will include sidewalk and bikeway improvements, medians, and streetscaping. This project is currently in the right-of-way acquisition and design stages, and construction of the project has not yet been scheduled. Item Background: The 10.6-acre tract north of Old Rock Prairie Road was annexed in 1977 and the remaining 38.79 acres were annexed in 1983. All properties were subsequently zoned A-O Agricultural Open. All of the properties are currently unplatted. A couple of rezonings have occurred in the Greens Prairie / Rock Prairie Triangle in the past 20 years and are currently contrary to the Comprehensive Plan. They include the following: • In 1986, approximately 24.3 acres of the subject properties were rezoned from A-O Agricultural Open to C-2 Commercial- Industrial and A-P Administrative-Professional. • In 1994, approximately 17.33 acres of the property rezoned in 1986 were rezoned from C-2 Commercial-Industrial to R-5 Medium Density Apartments. When the Unified Development Ordinance was adopted in 2003, R-5 Medium Density Apartments was combined with R-4 Low Density Apartments and renamed as R-4 Multi-family. At the northeast corner of Rock Prairie and SH 6, the City Council approved a rezoning in February 2006 for 2407 Rock Prairie Road with the Planning & Zoning Commission's recommendation for approval. This property will be developed as a retail center named the Plazas at Rock Prairie. On May 18, 2006 the Planning & Zoning Commission approved a preliminary plat for this project. Also, Riviera Day Spa has received site plan approval for their new location at the northwest corner of Rock Prairie Road and Stonebrook Drive.