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HomeMy WebLinkAboutStaff Report DESIGN REVIEW BOARD P-MUD CONCEPT PLAN STAFF REPORT Project Manager: Jennifer Prochazka, Planner Report Date: January 6, 2006 E-mail: jprochazka@cstx.gov Meeting Date: January 13, 2006 For BENJAMIN KNOX GALLERY (CPDD) (05-00500225) A Concept Plan shall be required prior to any development of property zoned Planned Mixed-Use District (P-MUD). Zoning District: P-MUD Planned Mixed Use District Location: Property generally bound by University Drive, Nimitz Street, and Macarthur Street. Applicant: Benjamin Knox, property owner Item Summary: The proposal includes a mix of uses on the property including an art gallery and associated storage, specialty retail, limited restaurant, studio space, and private living quarters. P-MUD zoning requires that both the residential component and non-residential component makes up at least 20 percent of the overall land uses within the development. The total square footage of the development is 6,990 square feet. The residential component must consist of at least 1,398 square feet to meet this requirement. No dimensional variations are being sought. Item Background: The Comprehensive Plan designates this area for Redevelopment and recommends a mixed use redevelopment pattern in areas in close proximity to the University. Both Nimitz and Macarthur are local streets with residential properties along them. The College Heights area was platted as a residential subdivision prior to annexation. This area was originally zoned for single family use. Over time, the lots fronting on University Drive became commercial, larger lots became general commercial and smaller lots became less intense commercial districts. The property was rezoned A-P and R-2 many years ago to allow for redevelopment to a higher density residential and to allow limited commercial uses. Lot 1A was again rezoned in 2000 to PDD-B for The Benjamin Knox Gallery. In 2003 Lot 1A was rezoned to amend the approved concept plan and other PDD elements. The property was zoned P-MUD in 2005 to allow for expansion of the Gallery, which includes a mix of uses. Parks and Recreation Board Recommendations: N/A Greenways Program Manager Recommendations: N/A Administrator Recommendations: Staff recommends approval of the Concept Plan. Because of the proximity to existing single-family residential development, the Design Review Board must ensure that the approved Concept Plan is sensitive to the existing housing in the area. Review Criteria: 1. The proposal will constitute an environment of sustained stability and will be in harmony with the character of the surrounding area; 2. The proposal is in conformity with the policies, goals, and objectives of the Comprehensive Plan, and any subsequently adopted Plans, and will be consistent with the intent and purpose of this Section; 3. The proposal is compatible with existing or permitted uses on abutting sites and will not adversely affect adjacent development; 4. Every dwelling unit need not front on a public street but shall have access to a public street directly or via a court, walkway, public area, or area owned by a homeowners association; 5. The development includes provision of adequate public improvements, including, but not limited to, parks, schools, and other public facilities; 6. The development will not be detrimental to the public health, safety, welfare, or materially injurious to properties or improvements in the vicinity; and 7. The development will not adversely affect the safety and convenience of vehicular, bicycle, or pedestrian circulation in the vicinity, including traffic reasonably expected to be generated by the proposed use and other uses reasonably anticipated in the area considering existing zoning and land uses in the area. Minimum Requirements: Unless otherwise indicated in the approved Concept Plan, the minimum requirements for this development shall be those stated in the Unified Development Ordinance for C-1 General Commercial. Attachments: 1. Application 2. Concept Plan AGENDA ITEM NO. 5: Presentation, possible action and discussion on a Planned Development District Concept Plan for Benjamin Knox Gallery located at 405 University Drive (JP 05-225). Staff Planner Jennifer Reeves presented the staff report to the Board on behalf of Senior Planner Jennifer Prochazka stating that the proposal included a mix of uses on the property including an art gallery and associated storage, specialty retail, limited restaurant, studio space, and private living quarters. P-MUD zoning requires that both the residential component and non-residential component makes up at least 20 percent of the overall land uses within the development. The total square footage of the development is 6,990 square feet. The residential component must consist of at least 1,398 square feet to meet this requirement. No dimensional variations are being sought. Ms. Reeves gave the Board some background information stating that the Comprehensive Plan designates the area for redevelopment and recommends a mixed- use redevelopment pattern in areas in close proximity to the University. Both Nimitz and Macarthur are local area streets with residential properties along them. She stated that the College Heights area was platted as a residential subdivision prior to annexation. This area was originally zoned for single-family use. Over time, the lots fronting on University Drive became commercial, larger lots became general commercial and smaller lots became less intense commercial districts. The property was rezoned A-P and R-2 many years ago to allow for redevelopment to a higher density residential and to allow limited commercial uses. Lot 1A was again rezoned in 2000 to PDD-B for The Benjamin Knox Gallery. In 2003, lot 1A was rezoned to amend the approved concept plan and other PDD elements. The property was zoned P-MUD in 2005 to allow for expansion of the Gallery, which includes a mix of uses. Staff recommended approval of the Concept Plan. Because of the proximity to existing single-family residential development, the Design Review Board must ensure that the approved Concept Plan is sensitive to the existing housing in the area. Review Criteria: 1. The proposal will constitute an environment of sustained stability and will be on harmony with the character of the surrounding area; 2. The proposal is in conformity with the policies, goals, and objectives of the Comprehensive Plan, and any subsequently adopted Plans, and will be consistent with the intent and purpose of this section; 3. The proposal is compatible with existing or permitted uses on abutting sites and will not adversely affect adjacent development; Home of Texas A&M University \\DOCSERVER\VOL1\GROUP\HTLTR\PZLTR\PROD\PZ2005\P0012875.DOC 4. Every dwelling unit need not to front on a public street but shall have access to a public street directly or via a court, walkway, public area, or area owned by a homeowners association; 5. The development includes provision of adequate public improvements, including, but not limited to, parks, schools, and other public facilities; 6. The development will not be detrimental to the public health, safety, welfare, or materially injurious to properties or improvements in the vicinity; and 7. The development will not adversely affect the safety and convenience of vehicular, bicycle, or pedestrian circulation in the vicinity, including traffic reasonably anticipated on the area considering existing zoning and land uses in the area. Unless otherwise indicated in the approved Concept Plan, the minimum requirements for the development shall be those stated in the Unified Development Ordinance for C-1 General Commercial. Benjamin Knox changed his proposal to the Board. The changes included flipping the building and parking lot. There were questions concerning the building height requirements, parking, and alley way by the Board as well as staff. Therefore, it was agreed upon by the Board to table the item until the next Design Review Board meeting so staff could research the questions and concerns. Home of Texas A&M University \\DOCSERVER\VOL1\GROUP\HTLTR\PZLTR\PROD\PZ2005\P0012875.DOC DESIGN REVIEW BOARD P-MUD CONCEPT PLAN STAFF REPORT Project Manager: Jennifer Prochazka, Planner Report Date: January 20, 2006 E-mail: jprochazka@cstx.gov Meeting Date: January 27, 2006 For BENJAMIN KNOX GALLERY (CPDD) (05-00500225) A Concept Plan shall be required prior to any development of property zoned Planned Mixed-Use District (P-MUD). Zoning District: P-MUD Planned Mixed Use District Location: Property generally bound by University Drive, Nimitz Street, and Macarthur Street. Applicant: Benjamin Knox, property owner Item Summary: This item came before you on January 13, 2006, and was tabled at that time. Since the last meeting, the applicant has submitted a revised plan. The following revisions have been made: ■ The residence/studio building has been moved further to the north. The Design Review Board has the ability to approve a specific range of building heights for this location. The adjacent R-2 zoning allows for a maximum height of 35 feet. ■ An additional building has been shown on the property. The applicant is asking for modification to the setback requirements to allow for 'Building D' to be located adjacent to the public alley. Staff supports this modification because the two properties, even though split by the alley, are being developed as a single building plot. ■ The total square footage of the development has increased from 6,990 square feet to 8,168 square feet (P-MUD zoning requires that both the residential component and non-residential component makes up at least 20 percent of the overall land uses within the development. The residential component must consist of at least 1,634 square feet in order to meet this requirement.). The exact size of the residential component has not been included on the Concept Plan, but is assumed to be the entire residential/studio space as shown on the Concept Plan. If any portion of this structure is to be used for a purpose other than personal residence, a parking variation will be needed. Staff does not recommend that a waiver be granted to parking in this case because Nimitz and Macarthur are local streets with residential properties fronting on them. In the case that the provided parking did not meet the needs of the gallery and accessory uses, any over flow parking would have to be absorbed by the surrounding neighborhoods. A Concept Plan is intended to be more 'conceptual' in nature and does not generally show the level of detail included in this plan. The approved site plan will have to meet all other site plan requirements not specifically granted modification by the Board. This plan has not been reviewed for site plan compliance. Generally, the Board may consider and approve the following: • The location and relationship of the various land uses; • A range of building heights; • Bulk or dimensional variations (community benefits and/or innovative design concepts must justify any variation request); • The general location of parking areas; and • Special features of the development. Item Background: The Comprehensive Plan designates this area for Redevelopment and recommends a mixed use redevelopment pattern in areas in close proximity to the University. The College Heights area was platted as a residential subdivision prior to annexation. This area was originally zoned for single family use. Over time, the lots fronting on University Drive became commercial, larger lots became general commercial and smaller lots became less intense commercial districts. The property was rezoned A-P and R-2 many years ago to allow for redevelopment to a higher density residential and to allow limited commercial uses. Lot 1A was again rezoned in 2000 to PDD-B for The Benjamin Knox Gallery. In 2003 Lot 1A was rezoned to amend the approved concept plan and other PDD elements. The property was zoned P-MUD in 2005 to allow for expansion of the Gallery, which includes a mix of uses. Parks and Recreation Board Recommendations: N/A Greenways Program Manager Recommendations: N/A Administrator Recommendations: Staff recommends approval of the Concept Plan. Because of the proximity to existing single-family residential development, the Design Review Board must ensure that the approved Concept Plan is sensitive to the existing housing in the area. Review Criteria: 1. The proposal will constitute an environment of sustained stability and will be in harmony with the character of the surrounding area; 2. The proposal is in conformity with the policies, goals, and objectives of the Comprehensive Plan, and any subsequently adopted Plans, and will be consistent with the intent and purpose of this Section; 3. The proposal is compatible with existing or permitted uses on abutting sites and will not adversely affect adjacent development; 4. Every dwelling unit need not front on a public street but shall have access to a public street directly or via a court, walkway, public area, or area owned by a homeowners association; 5. The development includes provision of adequate public improvements, including, but not limited to, parks, schools, and other public facilities; 6. The development will not be detrimental to the public health, safety, welfare, or materially injurious to properties or improvements in the vicinity; and 7. The development will not adversely affect the safety and convenience of vehicular, bicycle, or pedestrian circulation in the vicinity, including traffic reasonably expected to be generated by the proposed use and other uses reasonably anticipated in the area considering existing zoning and land uses in the area. Minimum Requirements: Unless otherwise indicated in the approved Concept Plan, the minimum requirements for this development shall be those stated in the Unified Development Ordinance for C-1 General Commercial. Attachments: 1. Application 2. Concept Plan AGENDA ITEM NO 6: Presentation, possible action and discussion on a Planned Development District Concept Plan for Benjamin Knox Gallery located at 405 University Drive (JP 05-500225). Senior Planner Jennifer Prochazka informed the Board that since being tabled, as the last meeting, the applicant had submitted a revised concept plan. She stated that the residence/studio building was moved further to the north. She reminded the Design Review Board that they have the ability to approve a specific range of building heights for this location. She also pointed out that the adjacent R-2 zoning allows for a maximum height of 35 feet. There was further discussion regarding the adjacent property which is zoned R2 and about possible redevelopment in the future. Ms. Prochazka asked for consideration for a setback modification to allow for a storage shed in the northeast corner of the lot. The shed would require a 15' rear setback and a 7.5' side setback. Ms. Prochazka explained that the DRB would simply be voting to allow for a modification and that the actual setbacks would be at staff discretion. Mr. Wells suggested taking the shed modification separately and Mr. Goodwin agreed. Mr. Wells motioned to approve the concept plan as presented to include the allowance of the 35'height restriction for the entire site, to include the general location of the parking areas, residence, and studio, as well as, the approval of the side setback issues in regard to Building D. Ms. Sawtelle seconded the motion which passed unopposed(5-0). The discussion regarding the setback modification for the shed was continued. Mr. Knox explained that he planned to move an existing shed that was located on the property to an area that was shown on the concept plan. There was further discussion concerning the set backs. Mr. Wells motioned to approve the location of a shed recognizing the 7.5'side setback and allowing a 0'setback to the alley. Mr. Goodwin seconded the motion which passed unopposed (5-0). Home of Texas A&M University \\DOCSERVER\VOL1\GROUP\HTLTR\PZLTR\PROD\PZ2005\P0012878.DOC