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CITY OF COLLEGE STATION
COMPREHENSIVE PLAN AMENDMENT
FOR
CAPSTONE COTTAGES AT FM 2818 (COMP)
08-00500136
•
REQUEST: Industrial / R & D, Single Family Residential Low Density, and
Floodplain & Streams to Planned Development
SCALE: 120.76 acres
LOCATION: 1430 Harvey Mitchell Parkway, generally located opposite the
intersection with Holleman Drive
APPLICANT: Bruce Smith, TLS Properties
PROJECT MANAGER: Jason Schubert, AICP, Staff Planner
jschubert@cstx.gov
RECOMMENDATION: Approval with the exception that the existing Floodplain & Streams
area remains as designated and with the condition that the
purpose statement proposed in the Staff Recommendation at the
end of this report be incorporated into the ordinance to provide
guidance in the development of the property.
Planning &Zoning Commission Page 1 of 7
August 14, 2008
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August 14, 2008
NOTIFICATIONS
Advertised Commission Hearing Date: August 14, 2008
Advertised Council Hearing Dates: August 28, 2008
The following neighborhood organizations that are registered with the City of College Station's
Neighborhood Services have received a courtesy letter of notification of this public hearing:
None
Contacts in support: None
Contacts in opposition: None
Inquiry contacts: None
ADJACENT LAND USES
Direction Comprehensive Plan Zoning Land Use
North Thoroughfare - Highway N/A Harvey Mitchell
Parkway
Thoroughfare — Major N/A; N. Dowling Road;
Collector;
South
Single Family Residential —
Low Density N/A (ETJ) Quail Run Estates
R-1 — Single Vacant, future City
East Industrial / R&D Family Residential substation and
and A-O — expanded water
Agricultural Open facilities
Residential Attached and R-4 — Multi-family Developing apartment
Floodplain & Streams; and A-O — complex;
Agricultural Open;
West Texas A&M University; C-U — College and Vacant;
Single Family Residential - University; The Woodlands
Low Density N/A (ETJ) (Cedar Ridge)
DEVELOPMENT HISTORY
Annexation: 1970 for approximately a 500-foot depth along Harvey Mitchell
Parkway, 2002 for remainder the tract
Zoning: R-1 (for area annexed in 1970), A-O (for area annexed in 2002)
Final Plat: Unplatted, Preliminary Plat in February 2008
Site development: Largely vacant with an oil well in the northeast corner of the site
Planning &Zoning Commission Page 5 of 7
August 14, 2008
REVIEW CRITERIA
1. Changed or changing conditions in the subject area or the City: In July 2006, the
Council approved a land use amendment from Industrial / R&D and Floodplain & Streams to
Residential Attached and Floodplain & Streams for approximately 43 acres for the multi-
family development to the west of the subject property.
The subject property is adjacent to Harvey Mitchell Parkway, a Highway in this area on the
Thoroughfare Plan. In October 2007, the City installed traffic signals on Harvey Mitchell
Parkway at the intersections with Holleman Drive and Luther Street West. In February of
this year, the Council approved a Thoroughfare Plan Amendment proposed by the applicant
which realigns Jones Butler Road, a Major Collector, from intersecting Harvey Mitchell
Parkway at its current location to the intersection Holleman Drive. N. Dowling Road, a Major
Collector, was also realigned to terminate into the realigned Jones Butler Road and form a t-
intersection. The Thoroughfare Plan was amended due to TxDOT plans to construct a
bridge for Harvey Mitchell Parkway over Wellborn Road and the Union Pacific Railroad.
This future elevated section would not allow for Jones Butler Road to continue directly
through as currently exists.
In May of this year, Council approved an exchange of about 5 acres of land. This exchange
was related to how the realigned streets in the Thoroughfare Plan amendment previously
mentioned affected City plans for a new substation and expansion of the existing water
facilities in the area and allowed the facilities to be more contiguous.
2. Compatibility with the remainder of the Comprehensive Plan: The Comprehensive Plan
states the Industrial / Research & Development designation is for "medium to large-scale
development of tax-generating developments such as industrial/R&D parks, technology
centers, clean manufacturing, and assembly/distribution. These developments are very
dependent upon good access to highways, rail lines, and/or airports." The subject property
is large in scale and is located on a highway at an existing traffic signal and is in relative
proximity to the airport. In addition, the subject property lies within the general flight path of
the secondary runway of Eastwood Airport. An oil well is currently located in the northeast
corner of the property and a future electric substation and expanded water facilities are
anticipated east of the subject property. Conversely, the subject property is also in close
proximity to Quail Run Estates and The Woodlands subdivisions, both single family
residential developments with lots of at least one acre in size.
The Planned Development designation was added to the Comprehensive Plan in 2003 with
the adoption of the "Opportunities for Mixed-Use in College Station" study. As stated in the
study, Planned Development "is to be used where large areas of land may be developed
with a mix, or collection, of uses, but not necessarily a mixed-use pattern. The planned
development category emphasizes the need to master plan the area to ensure appropriate
placement of different uses. The PDD zoning districts may be the best approach for zoning
for development in these areas. The approach provides maximum flexibility for the market
and developer while ensuring a compatible pattern of uses."
The Floodplain & Streams designation originated with the Comprehensive Plan in 1997 and
is intended to protect the FEMA 100-year floodplain from development plus provide
additional areas to be reserved for open space. The proposed amendment removes
Floodplain & Streams from the property, converting it entirely to a Planned Development
designation. With Planned Development on the Comprehensive Plan Land Use Map, a
Planning&Zoning Commission Page 6 of 7
August 14, 2008
planned zoning district request will be required to rezone the property. These types of
rezonings are accompanied by a concept plan that illustrate the general relationship of
streets, buildings and uses, parking, open spaces, buffers, and other features. That concept
plan will then serve as the basis for review of specific site development. When property with
the Floodplain & Streams designation is rezoned, the general policy is to preserve the
adopted FEMA 100-year floodplain area along with additional areas identified on the
Greenways Master Plan as an A-O Agricultural Open zoning district. This helps preserve it
as a natural drainage area and allow it to remain as open space.
With Planned Development proposed on the Land Use Plan, it is important to provide an
outline of the types of permitted uses, their relationship to one another and adjacent
properties, and other characteristics that frame the unique nature of the area. As part of the
attached support letter, the applicant states that the proposed Land Use Amendment is to
allow a "master planned community [that] will consist of a cottage concept featuring arts &
crafts-inspired architecture style with cottage, manor home, lodge and duplex units. There
will be a resort style clubhouse, pool, and large open space green areas with all cottages set
on private streets contained within a gated community. In addition, there will be a
neighborhood style retail center to serve the cottage community and the surrounding
neighborhoods." This statement provides a good description of the development the
applicant is ultimately proposing but is more detailed than appropriate for Comprehensive
Plan designations which are intended to be relatively general in nature. Based on the above
description and using terms defined in the Unified Development Ordinance, the proposal
can be summarized as a multi-family development including single detached units,
duplexes, and several units per building and neighborhood commercial that supports the
development and surrounding neighborhoods. Amenities, open space, and buffer areas are
integral to the relationship of these uses to each other, the natural drainage areas on the
property, and the surrounding low density single family residential neighborhoods.
STAFF RECOMMENDATION
Given the facts provided and evaluation described above, Staff recommends approval of the
request to Planned Development with the exception that the existing Floodplain & Streams area
remains as designated. Though Industrial / R&D may still be a suitable long-term land use for
the property, the proposed Planned Development allows for a mixture of multi-family and
neighborhood commercial uses that can be more integrated with surrounding residential uses.
Using the statements above as well as others provided in the applicant's support letter, approval
is also recommended with the condition that the following purpose statement be included in the
ordinance to provide guidance to development of the property: "The purpose of this Planned
Development designation is for a multi-family development that may consist of single detached
units, duplexes, and attached units associated with small-scale neighborhood commercial uses
placed along the realigned Jones Butler Road and in relative proximity to Harvey Mitchell
Parkway that support the development and surrounding neighborhoods. Residential uses are to
be scaled, oriented, and buffered so as not to be intrusive to the surrounding single family
developments. Natural areas are to be preserved and large open space green areas are to be
provided for the efficient use of land and to serve as an amenity to the development, provide
recreational opportunities, and preserve existing vegetation, floodplain, and drainage features."
SUPPORTING MATERIALS
1. Application with Support Letter
Planning &Zoning Commission Page 7 of 7
August 14, 2008