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HomeMy WebLinkAboutStaff Report 11111111111111111 CITY OF COLLEGE STATION REZONING REQUEST FOR CAPSTONE COTTAGES AT FM 2818 (REZ-PDD) 08-00500155 REQUEST: R-1 Single Family Residential and A-O Agricultural Open to PDD Planned Development District SCALE: 120.77 acres LOCATION: 1430 Harvey Mitchell Parkway, generally located opposite the intersection with Holleman Drive APPLICANTS: Veronica Morgan, Mitchell & Morgan, LLP on behalf of Bruce Smith, TLS Properties PROJECT MANAGER: Jason Schubert, AICP, Staff Planner jschubert©cstx.gov RECOMMENDATION: Staff recommends approval of the request with three conditions: 1) the width of the buffer areas be a minimum of 35 feet; 2) the maximum square feet of retail for area Fl (as described in the applicant's letter) be limited to 75,000 square feet; and 3) the connection road to Place Properties is constructed as a private drive instead of a public street and its alignment not be restricted to the proposed location but will be located at any point between the two properties such that the connection is made. • Planning &Zoning Commission Page 1 of 11 November 6, 2008 Q 0 f 01,:. z z 0 uJ - In 00 CD U r „,. G -Y. ,d` ' (1) a W 0 ' 40,'' -''''. ' .= -10-.1,:d. .., . . .,,10, 4,_,I,,, :-.L__ ., _ ILI )4' '--,:-." 4f.•:".- _ 'Ir.'''.'--- :' --* 7t:, 4 '" J "ra T „ 0 I— G y w; 7' 0 , ,-1,,,,,,...,e-.. , T A -Y, ates .4" y , F z w� ,. Via,, ,1 , ' . s U - x Planning &Zoning Commission Page 2 of 11 November 6, 2008 4r* •• ..-(41‘, , \ • -a 1 sys,/,9 ; : \\\\_„ I y ;_ ,,•-/ _AL .,,,' /.., N\ ' ., \ ,2‘\ "40p, .Q7 .5,,, ..,, a$ o -."-c, . 0), \\ V r cc V i Y 8a �t \\ r N 0 ,„ ..._ .4: ,/-..; * . ''' ,,,, VA 111 'IIIIIIIF....4 „ , „ a . ; \ VOO>n0 o 76 4EP�4~w \\ zzzOcL .-.1.;,- 1 A\ ; ------ \ 0▪—173 (.'0 t �✓, \ L_______-, 170 m Ei g • oa \ ' (../ \ i3 a c� �p Q / LSv ` ;i.4. ,/,;), ''‘' . . ' .\ 0 a } am e _ x_ •o Ilk ALA' i.i ;, 1- 6iaala • c. Lp'\1 y_ Ylis` $ mTi• ap (Lica kir 0 0 /....„.I �” tea G a,, - x' i' _� ami o q� / c=c J V 'gf'�S J\ .~\ - i ,-).:r(D f�a.-N �jJ `! a 1 1 1 1 1 1 1 i ii,,, E cectxcedvv W ' \\\. : ,, 621,. .„. ',.. ._ W m S U ^ O D V ZJ i = -C 0)¢) i E ,S� o n� a W c„ 1 g / gig �p a �_a�.c iT 'J I n g g tY 00 j o . .. N .`i\\ y jj 'DUI V p L'i IIi O. ~N\\\\\+\-\\ \ A I S i 'D U fP I q a O St U ; coct .3; c VO�mN Z --- ' `�n a I e .r I I I i Y u L. hl ddmcect Planning&Zoning Commission Page 3 of 11 November 6, 2008 NOTIFICATIONS Advertised Commission Hearing Date: November 6, 2008 Advertised Council Hearing Dates: November 24, 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 Property owner notices mailed: 23 Contacts in support: 1; stated that development would be seen as progress in the area Contacts in opposition: 4; expressed concerns about amount of traffic in area and how much more this development would bring Inquiry contacts: 1 ADJACENT LAND USES Direction Comprehensive Plan Zoning Land Use Harvey Mitchell North Thoroughfare - Highway N/A 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 electric substation and A-O — and 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 for land exchange Site development: Largely vacant with an oil well in the northeast corner of the site REVIEW CRITERIA Planning &Zoning Commission Page 4 of 11 November 6, 2008 0 1. Consistency with the Comprehensive Plan: A Comprehensive Plan Amendment was approved by Council on August 28th for the subject property. The amendment changed the land use from Industrial / R&D and Single Family Residential Low Density to Planned Development, while retaining Floodplain & Streams designation. The following purpose statement was included in the ordinance: 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. The proposed PDD rezoning consists of residential and commercial uses. The residential uses are based on the R-4 Multi-family zoning district and are types of uses (single detached, duplex, and attached units) consistent with the purpose statement stated above. The commercial uses are based on the C-3 Light Commercial district with modifications for some additional C-1 General Commercial uses in areas F1 and F2. The purpose statement above indicates that the commercial uses are to be small-scale and are to serve and support the development and surrounding neighborhoods. The C-3 Light Commercial zoning district is considered the district in the Unified Development Ordinance (UDO) for neighborhood commercial uses and is limited to five contiguous acres. All areas are relatively small, and although F1 is larger in scale, it is bisected by a street. The proposed commercial should only serve surrounding neighborhood needs and not be at a regional scale or draw a large amount of patrons from the entire City. While it appears that commercial uses in this area of the City are currently underserved, the proposed amount and intensity of commercial is not to supplant the sixty-plus acres of Regional Retail designated on the Land Use Map just over a half mile away at the northeast and southeast corners of the intersection of Harvey Mitchell Parkway and Wellborn Road, or also the larger amount which is already zoned C-1 General Commercial beyond that (see Figure 1). Limitation to the amount and intensity of commercial uses to meet these concerns will be described in the Concept Plan discussion later in this report. 2. Compatibility with the present zoning and conforming uses of nearby property and with the character of the neighborhood: The present zoning for the subject property is R- 1 Single Family Residential and A-O Agricultural Open. The property to the east is owned by the City of College Station and will be utilized for a future electric substation and expansion of the existing water facilities. The property to the north and west is zoned and developed as residential multi-family. The remaining property to the south and southwest is outside the City limits and is therefore not zoned but is developed as rural residential subdivisions. The proposed PDD zoning district and uses can be compatible with the adjacent area in as much as the Concept Plan accounts for a proper intensity, transition, and buffering. Discussion of these items will be detailed later. Planning&Zoning Commission Page 5 of 11 November 6, 2008 Figure 1: Existing Com , _ _ Al prehensive Plan and Proposed Zoning in Area .fa, ~ ice v • c ..IIIIII I1Mr u f c�cv t `,,ff// ",`f y` ` N.* dull 1. �.. 0`.�. \\ \� \ �2,- - ,i ,,,,-'estA �" '`. .,C•� J -, '` f .... eX,--,'''- *") >‘.1? re � 1440:\\N\ • m a !` 1Ra Esc D7,44:-.., , : , `i eke Ln oe- ,4,-<.,n',' `4'O`!• '� *y4 "✓I N2[ ily ffia, `ti v .-''i 06 , r � �Y .•.>:1' i'i firf'� .q„4, R. �+�fthw� / `} �!f j' .,' "tir.�,� 1 ,/�'�� z F-, f VAINF Ce>i , W' > m in r v, `�\, �51� �.. (� G.I ry / f � � -ami o `� s4, In �s s ��i' � Q I d o 7 _I � , Or d; m • />1r ► X9.1 • + \. n 03 Z ;' i►,• r' 7• 5 ,�'�y�f4�.r "rvl� r s� .. =s o to NY W ,,,,.#,74.,-,-....v `4' .fin' ,%\ E1C c Utl�t * $ f r �. csp_ 1• INe- '?` 4 ',,. -4' ..*"--, W f> 41 ,/.,,,e05 0 � , \<<York, Iti -0 4,4 * O LL J 41 W WIC-lilt- 0 cj.°' 1140 I �� 4. I ,u; U41$10,/ //te o . Planning&Zoning Commission Page 6 of 11 November 6, 2008 3. Suitability of the property affected by the amendment for uses permitted by the district that would be made applicable by the proposed amendment: The subject property is located off Harvey Mitchell Parkway, a Highway, and adjacent to existing residential multi-family development. The property is in relative proximity to Texas A&M University but is also adjacent to larger lot (one-plus acre) subdivisions and close to the Easterwood Airport. These surroundings allow the type of development to be suitable in general though it needs to be tempered and transitioned so as not to negatively affect the surrounding large lot single family neighborhoods. 4. Suitability of the property affected by the amendment for uses permitted by the district applicable to the property at the time of the proposed amendment: The existing R-1 Single Family Residential and A-O Agricultural Open districts were the base zoning districts applied to the property when each portion was respectively annexed. They are not appropriate as long-term zoning districts for this area as it is along Harvey Mitchell Parkway, a Highway, and at the intersection with Holleman Drive, a Major Collector. 5. Marketability of the property affected by the amendment for uses permitted by the district applicable to the property at the time of the proposed amendment: The property owner has brought forward the request to develop and further market the property. The applicant has performed a market study for the commercial portion of the development and has provided the study to the City. The study is based on existing market conditions and states that this property could fill a demand of 77,000 square feet of retail and restaurants. The market study, however, does not consider the placement of this demand in relation to other properties already planned or zoned for commercial in this area of the City. 6. Availability of water, wastewater, stormwater, and transportation facilities generally suitable and adequate for the proposed use: The subject property is located adjacent to a 36-inch water main along the north and east property lines and a 10-inch water main along the west property line. The subject property is also located adjacent to 6-inch sanitary sewer main located along the east property line, and an 18-inch water main along the southwest property line. These utilities are in compliance with the City's Master Utility Plan. The subject property is located in the Whites Creek Drainage Basin and development of the subject property is required to meet the minimum standards of the City's Storm Water Design Guidelines. The subject property is encroached by a Special Flood Hazard Area - Zone A, in which no base flood elevations have been determined, per FEMA FIRM Panel 182C. The subject property is located adjacent to North Dowling Road (Major Collector), Harvey Mitchell Parkway (freeway), and Jones Butler Road/Holleman Drive extension (major collector). The Dowling/Holleman re-alignment, as approved by Council in February of this year, is illustrated on the City's Thoroughfare Plan as a major collector. REVIEW OF CONCEPT PLAN If the rezoning is approved, the proposed Concept Plan will be part of the rezoning ordinance for the property. The Concept Plan illustrates and notes many specific items of consideration in the development of the subject property. In proposing a PDD, an applicant may also request variations to the general platting and site development standards provided that those variations are outweighed by demonstrated community benefits of the proposed development. The complete list of requested variances can be found on the attached Bulk and Dimensions Variance Request letter. The Unified Development Ordinance provides the following review criteria as the basis for reviewing PDD and P-MUD Concept Plans: Planning &Zoning Commission Page 7 of 11 November 6, 2008 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. The Concept Plan proposes three residential areas designated as Al, A2, and A3 that are based on the uses permitted in the R-4 Multi-family zoning district. The applicant is requesting a variance to the R-4 Multi-family district uses to allow single detached and duplex units (not individually platted) on R-4 district lots. This variance will help provide a mixture of housing types for the development. The residential areas will have a maximum density of 20 units per acres, which is consistent with the R-4 district, and are proposed to be gated residential developments. Each residential area is proposed to be oriented around a large open space/green area and have bike/hike trails to utilize the large open spaces provided and interconnect the residential areas to each other and the commercial areas along and across Holleman Drive. Sidewalks are proposed along the internal drive aisle and parking areas of area A2. The applicant proposes to site plan the residential areas separately and Staff understands that areas Al and A3 will be sold off to be developed by others. A twenty-to-fifty-foot wide buffer area is proposed along the existing North Dowling Road and along the Cedar Ridge (The Woodlands) development to the west to buffer the proposed multi-family areas from the adjacent single-family residential neighborhoods. This buffer area is proposed to consist of a separating berm averaging 4 feet in height with a fence located on the development side of the berm and existing vegetation retained that is "of size and type to obtain landscape points"; however, consistent with the City's buffer ordinance, landscape points will not be accrued where buffers would be required. The berm is not proposed as continuous but will "vertically meander and roll along the buffer to create interest as opposed to creating a wall" effect. The berm along North Dowling Road buffer will be along 70 percent of its length. To adequately buffer the multi-family development to the adjacent one-acre plus single-family homes as well as incorporate the proposed hike/bike trails, Staff recommends that the width of the buffer be stated as a minimum of 35 feet. The buffer will serve as a community benefit in this area of the City as this wider, more robust buffer will help transition these large multi-family developments from the adjacent single-family and the existing rural area outside of the City. Planning &Zoning Commission Page 8 of 11 November 6, 2008 The maximum height of buildings in all areas of the development will be limited to three stories with a range of heights of ten to seventy feet to allow architecture elements and features to exceed the three-story limit. This height is similar to those of the adjacent Place Properties development to the west and the maximum three-story height along with the described buffer area will help limit the visual impact to the single family developments and the encroachment of higher structures in proximity to Easterwood Airport. Most of the Floodplain & Streams shown on the Comprehensive Plan on the property has been retained as natural drainage areas to serve as open space, areas for hike/bike paths, and locations for the required water detention facilities. Some areas have been specifically identified as maintaining existing vegetation. Additional open space / water detention area beyond the Floodplain & Streams boundaries has been provided in the area west of Al, though a large part of the drainage in Fl, however, is proposed to be placed in a box culvert and reclaimed for commercial use. Though the use of much of the existing natural drainage areas for water detention appears to be a benefit, it is unknown what the indirect consequence of altering existing drainage flows will have on existing vegetation and erosion of current topography. Six commercial areas are proposed and are designated as Bl, B2, B3, B4, F1, and F2. All but area Fl is on the same side of Holleman Drive as the proposed residential. The applicant proposes to allow each area to site plan separately. Parking for all areas but F2 will be provided on the interior of the commercial areas and between buildings but not in front of commercial buildings along the roadways. In addition, a variance to reduce the required parking at the commercial locations is sought to create a more pedestrian friendly environment. Staff supports this variance through administrative procedures allowed in the UDO, since alternate modes of travel are provided, sufficient vehicular connectivity can be provided, and the intensity of commercial development is being limited as described below. When combining all commercial areas, Staff estimates that over fifteen acres are proposed, with the majority of that in area F1. As discussed previously in the report, the amount of commercial is a concern as the bulk and intensity of the proposed uses will serve a larger than neighborhood scale and will result in additional traffic generated from points further away. Again, the corners of the intersection of Harvey Mitchell Parkway and Wellborn Road are designated as the regional scale commercial in the area and will have the transportation capacity to serve it. Given the amount of commercial land area proposed on the property, Staff is concerned that too many retail activities on this property could undermine already established commercial areas in other parts of the City or minimize the viability of already designated Retail Regional in the area. To address these issues, the applicant has proposed to limit the square feet of retail uses in area Fl to 100,000 square feet, as described in the attached letter. In discussions with the applicant, Staff mentioned this figure but in reference to the potential retail uses of all proposed commercial areas, not just F1. Fl represents approximately three-quarters of the proposed commercial land area so Staff recommends that Fl be limited in a corresponding manner to 75,000 square feet of retail uses. It should be noted that, as proposed, this square feet limitation does not apply to lower intensity uses such as offices and self service storage. The applicant has proposed C-3 Light Commercial uses only for areas B1, B2, B3, and B4. Areas Fl and F2 are also based on C-3 Light Commercial uses, though a number of C-1 General Commercial uses such as drive-thru windows, hotels, theatres and car washes have been added. A complete list is available on the attached variance letter. Staff agrees Planning&Zoning Commission Page 9 of 11 November 6, 2008 with the proposed land uses since the development is intended to be neo-traditional in design and automobile dominant uses should be limited when adjacent to the residential areas. Public roads are proposed through F1, between A2 and A3, and a loop street around the B2 and B3 areas off Holleman Drive. The loop street will accommodate potential bus service from Texas A&M University to the residential areas and parallel parking is proposed along the loop street. A public street connection is also proposed to the Place Property development which is northwest of the subject property. This connection provides a community benefit by allowing additional access to Harvey Mitchell Parkway at the Holleman Drive signalized location and better access to the neighborhood commercial proposed by this development. All other roadways besides these streets, the Holleman Drive extension and the North Dowling Road realignment are private drive aisles and driveways. Staff recommends that the connection to the Place Properties is constructed as a private drive instead of a public street and that the alignment of it is not restricted to the proposed location but may be located at any point between the two properties such that the connection is made. The applicant has requested block length variances along Holleman Drive and North Dowling Road. Block length is a requirement of the Subdivision Regulations in part so that a network of streets is available to the public and emergency responders so multiple routes of travel are possible. This helps alleviate the concentration of traffic to only a few roadways and intersections that result in unnecessary congestion and decreased safety. In commercial and multi-family developments, the maximum block length permitted is eight- hundred feet. The block length along Holleman Drive and Fl is constrained by the drainage and driveway alignments in the area. The applicant has expressed concerns that streets connections on the southwest side of Holleman Drive that continue through to North Dowling Road will result in cut-thru traffic and hinder their gated developments. Staff believes the proposed street provides necessary connectivity around their gated communities and could be refined in a fashion that limits it from being a simple, direct connection that may result in short-cuts. Though as proposed compliance block length requirements is not met, there are floodplain, drainage and other constraints on this property that Staff supports the request for the block length variances with the streets that are proposed. Through the Subdivision Regulations, connection into existing street stubs is required in the platting process. The applicant is requesting a variance so that the connection to Cedar Ridge Drive on the west of the property will not be required. Since the direct connection of multi-family development to a small development of large lot single family homes is undesirable and substantial elevation changes exist in the connection area, Staff supports this particular variance request. STAFF RECOMMENDATION Staff recommends approval of the request with three conditions: 1) the width of the buffer be a minimum of 35 feet; 2) the maximum square feet of retail for area Fl (as described in the applicant's letter) be limited to 75,000 square feet; and 3) the connection road to Place Properties is constructed as a private drive instead of a public street and its alignment not be restricted to the proposed location but will be located at any point between the two properties such that the connection is made. Planning&Zoning Commission Page 10 of 11 November 6, 2008 SUPPORTING MATERIALS 1. Application 2. Bulk & Dimensional Variance Request Letter 3. Rezoning Map (provided in packet). 4. Concept Plan (provided in packet) Planning &Zoning Commission Page 11 of 11 November 6, 2008