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Home My WebLink AboutStaff Report 4r -l°111111141 CITY OF COLLEGE STATION COMPREHENSIVE PLAN AMENDMENT FOR VICTORIA AT WILLIAM D. FITCH (COMP) 08-00500212 REQUEST: Single-Family Residential Medium Density and Floodplains & Streams to Regional Retail, Office, and Residential Attached SCALE: 31.19 acres LOCATION: 513 William D. Fitch Parkway, generally located on the northeast corner of William D. Fitch Parkway and its future intersection with Victoria Avenue. APPLICANT: Wallace Phillips, Greens Prairie Investors, Ltd., property owner Gary Seaback, property owner PROJECT MANAGER: Jennifer Prochazka, AICP, Senior Planner jprochazka@cstx.gov RECOMMENDATION: Staff recommends denial. Planning&Zoning Commission Page 1 of 7 October 16, 2008 62 A d.,,,,, . ,.., , _. ~w, 1,1 � ° 8 W• Gis�LL w oP _ C��O ZQ .,.. .„-a . ,g ry!b , I4 � 111 ,'.1,11111. O ; U ids f g' �' , p r O - O) , 2 r i, ,I" w11 .ti. Ilr r$rtl i off � � a- , 1, Ir''-'1, .}1r ti — =n4Or,)<„.,' y id ei a^.vUii _o H ,„41 � I 11[0, 0 , 1 HON ^ V). r. - 1) 1 I,a ,Jf " ? p! ,51,,'''' i- hi LU`° )b)qb ):'4'11'" 2 r .'.4 4.— yupdr R" �.3QN11ga' S �oO��s �Zi G `yy OJ rirJAOWam oy �r,gk>.14'10 ' 0i 3 )2^;1' ^p� � "y � A ;4,41, rl~a � Z 4,0 Planning& Page 2 of 7 October 16, 2008Zoning Commission 63 c O V N 7)f `re9/ ,,e/ f `.• N -' m L z E U 0/ o \ ` o Orc°6Oo m p . 41•41 . El W'a�'Ev ° ° l �5 S' S(?(9 C9 0 0 zzzO�Y \ • Illir rf ° Ob\ E N c. tIrr,,��l�l!!!Ir " 1t\\\ Eo U, m/ le \ o Vhd.illeel.r V=1-s23 9 jljr+l4cr�Ij�i)ti��I 1 `� �4i "` 414. \� o_IcmE _ 4ti t - 04., .e �r o uu.E>T bo� m V > .�ltrt ms's,.' > ° xt4rt t It:,-or—, o 2 ♦r >t,,\ At 1`�� x u �1r �s 4. -I\ `I�IjIj 1 1 1 1 o*j 44 �\v* 0. u. r �i� . a o II I; v m 7 c�ct a a Q�r r*s �_TappA �>\ �,.�IGIiriviplei 7 �. J rj rr .rf� - .,, ill pfr, ..• ' Ir1� 1 o d, sip • P 411- 4 ' f�j I•* --- p o V.0..'',4'.0 Va. CIAG`t f rrL p t�j'pjr " r//� 4 .- - 4, ., iL s�( ILL Era'r.r. u e ,j, r a a..,� ►ye, •* 1�, �rv/aos C a�8 s \or 4. O�1 / QrI v�iyeh.O rill, 1-M_M 3U ifi*fj ` `1 ,t +` da4 4 Nib- . a'alaa• ' efr v‘ �� I, 5A I -8jiI w...v.4 • _ , „, \ / O 'IP FN n�aAL. a ' "!!' � �� • o. b 4 wil v.o....:, .,/,.v.:0,!'„, / . . , 1. I4.' A%•I L� , \ s o o 17 I ° i� 1 1 4q# / 1\. / 1' ¢a irctx Planning&Zoning Commission Page 3 of 7 October 16, 2008 64 V ,,, ,, ,..,,,,.,i,._ z ........_..., ,,., r - W 4111IIiI I+ -; Y *1041 V 0 C > U cv efif- c• IIII ao t li 11,0000 VIwN c 0 to to c' -- m -s U .0 0 C • i N t E (� iPlllllllj��lll 1 c 11 I il1I Pull .- °' Q �,. 'I IIS 11I (IIII I `, C ti c 111111111 III M c s N dtillir E '',L`,' Y ,] i�r. : 4 u Igplll a 0 4 x c ,� - m hIIN Ill�llld� c o = • u :� ' ., 5 u_ n 7.- i:L y - 1. LL 2- 2 a ¢ * 12 2 *. w w u� ' f s 0 rvc Hill x 11�I' 3) MI 1•,', '..1" •1111 d I'i'. .1Irt9. P.I -I If1,. ile � I I IiI p11 �' -SC : W •c o " 0 cn • N 43 C3 1,10/ C� 3 \ 4io t I. 101 ":NMI In1 - • 1„1111 1 1p11111 1 rkf n�iklu 4 # sh4V I IIII, IIIUIi��Pl� • wµ te iitiiiii!ip,te (4,. II IIIIII w ' tri $ ° �nI I[IIkk11�I�,,,,g,'„,Iiil�l'-1 U iIIIV IIII 4' Planning&Zoning Commission Page 4 of 7 October 16, 2008 65 NOTIFICATIONS Advertised Commission Hearing Date: October 16, 2008 Advertised Council Hearing Dates: November 5, 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 Single-Family Medium Density; A-O Agricultural Open North and R-1 Single-Family Vacant Floodplains & Residential Streams R-1 Single-Family Floodplains & Residential; Vacant Streams; PDD Planned SouthW.D. Fitch Parkway Thoroughfare - Development District (Highway 40) Freeway for Housing across W.D. Fitch Parkway East Floodplains & R-1 Single-family Vacant Streams Residential Thoroughfare - Major West Collector; A-O Agricultural Open Vacant Regional Retail DEVELOPMENT HISTORY Annexation: 1995 Zoning: Zoned A-O Agricultural Open upon annexation. A portion of the property was zoned R-1A Single-Family with the larger Crowley property in 2002. With the adoption of the Unified Development Ordinance (UDO) in 2003, all properties zoned R-1A were reclassified as R-1 Single-Family Residential. Final Plat: Unplatted Site development: Vacant Planning&Zoning Commission Page 5 of 7 October 16,2008 66 REVIEW CRITERIA 1. Changed or changing conditions in the subject area or the City: The development that has occurred in this area has been in accordance with the Comprehensive Plan and, because of this, is not considered a changed condition, as it was anticipated by the Plan. Since the adoption of the Comprehensive Plan, the area has experienced development of primarily single-family residential subdivisions, including Castlegate, Castlerock, Reatta Meadows, and the extension of the Shenandoah Subdivision. The Comprehensive Plan was amended in this area in 2001 with the South College Station Thoroughfare Plan Update. The amendment included several thoroughfare re-alignments and altered the proposed land uses in the area. The amendments that specifically affected this tract include: • The future extension of Victoria Avenue intersecting with William D. Fitch Parkway with a grade separated intersection, • The addition of Castlerock Parkway, which will terminate at Victoria Avenue, and • The addition of Regional Retail land use designation on several tracts along William D. Fitch Parkway, including the vacant tract located directly west of the subject property, across the future extension of Victoria Avenue. The Land Use Plan was amended in this area to respond to the amended Thoroughfare Plan. And while William D. Fitch Parkway was not constructed at the time that the property was designated as Single-Family Medium Density on the Land Use Plan, it can be assumed that the land uses and thoroughfares were proposed in order to support one another. William D. Fitch Parkway (State Highway 40) was completed in 2006 to the south of this tract, creating its street frontage. Castlerock Subdivision began development to the east of the adjacent floodplain in 2007, extending Castlerock Parkway to the subject property. In 2007, City Council approved a Land Use Plan Amendment and rezoning for office uses on approximately 3.6 acres just to the east of the adjacent floodplain on the perimeter of the Castlerock Subdivsion. 2. Compatibility with the remainder of the Comprehensive Plan: The requested Residential Attached land use designation is intended for exclusively multi-family residential developments, with densities ranging from 10-20 dwelling units per acre. These areas are generally developed as apartment complexes or duplex subdivisions. It has been the City's policy to locate multi-family zoning districts within one mile of Texas A&M University. Areas closer to the University allow residents the option of biking or walking to campus and retail services, and generally have access to the University bus system. The Comprehensive Plan states that the purpose of the Regional Retail land use designation is to provide for 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. It has been the City's policy to focus this type of development at major intersections. The proposed location of the Regional Retail designation is at the intersection of William D. Fitch Parkway and the future extension of Victoria Avenue. This intersection is proposed to have a grade separation in the future. The Regional Retail designation is proposed to be separated from the existing Planning&Zoning Commission Page 6 of 7 October 16,2008 67 Single-Family Medium Density designation to the north by the extension of Castlerock Parkway, a minor collector on the City's Thoroughfare Plan. The proposed Office designation is intended for areas permitting medium-scale development of tax-generating developments such as office parks, corporate offices, and office lease space. These uses are usually dependent on good access to highways and local arterials. The proposed Office land use would take access to Castlerock Parkway, a minor collector on the Thoroughfare Plan. Office uses are generally compatible with the proposed adjacent Regional Retail and Residential Attached land uses. The proposal includes reclassification of a significant amount of floodplain to Regional Retail and Office. The Comprehensive Plan states that the 100-year floodplain, as defined by the Federal Emergency management Agency (FEMA), and other additional areas reserved for open space, be designated as Floodplains & Streams. In this area, no additional areas have been identified for open space. The floodplain on this property, as well as the adjacent floodplain on the property to the east, provides for a natural buffer. STAFF RECOMMENDATION Staff recommends denial due to a lack of changed conditions in the area and incompatibility with the remainder of the Comprehensive Plan. SUPPORTING MATERIALS 1. Application Planning&Zoning Commission Page 7 of 7 October 16, 2008 68 kte I I 14- 41 I I I I ICase No. FOR OFFICE USE ONLY 08- 0 10, CITY OF COLLEGE STATION Date Submitted 4V/07.103 Planning dt Development Services COMPREHENSIVE PLAN AMENDMENT APPLICATION (Check all applicable) ft(Land Use Amendment 0 Thoroughfare Amendment 0 alignment/location 0 classification The following items must be submitted by the established deadline dates for consideration: ri Two(2)copies of a fully dimensioned map on 24"X 36"paper showing: a. Land affected; b. Present zoning of property and zoning classification of all abutting properties; c. Current land use plan classification and proposed land use plan changes; d. Current land use classification of all abutting property; e. Current and proposed thoroughfare alignments General location and address of property; di Total acres of property; and e' All applicable Comprehensive Plan Amendment Request form(s)completed in full. The following information must be completed before an application is accepted for review. 1 oF APPLICANT INFORMATION: (if different from owner, a complete affidavit shall be required) Name: Orruins Nirie14es+ors1L+,1-of agate 9iiii14:fsE-mail: — Street Address: 1-0-10 Ca s-ilkcja_t.. City: Co U-0le St-A-4-;ei.>•-‘ State: 1-K Zip Code: 11BLI Phone Number: Ill- - Lc-0 Fax Number: cre (ofkl —1041 OP 2— PROPERTY OWNER'S INFORMATION: , Name:rartkvIS rreuri IstiqeDives 1-44, E-mail: --- Street Address: 'IMO Cn City: Co Ie4p t&+ rn State: Pk Zip Code: lit4c Phone Number lig -LAD-77.5-0 Fax Number: 111 -1/10 -1041 Page 1 of 3 69 IAF Z APPLICANT INFORMAL A: (if_different from owner, a complete affidavit shall be required) Name: bttr) bac.( E-mail: — Street Address: 4 Zit 5 WP 11 bot .1 (Zvau{ City: Tw la.n State: TX _ Zip Code: 7`1,60 I Phone Number: ''1R- Z SS - b 7 fl Fax Number: —" 2 oc 2 PROPERTY OWNER'S INFORMATION: Name: C&9 t.1Lbeklir-- E-mail: Street Address: if 23-1-S. kit/L born C-oekci City: Flan State: -IX. Zip Code: 77 9,0/ Phone Number: 47761 -- 2-5 S rg 7i 4( Fax Number: — e ap. •t has prepared this application and certifies that the facts stated herein and exhibits attached ?ere • - iii- and co -ct. r Alli 1 q • P 6) Y 'c a"'-nd itle Date 70 COMPREHENSIVE PLAN AMENDMENT REQUEST FORM The following is required if an amendment to the Land Use Plan is requested. Based on the nature and extent of the requested amendment,additional studies may be required.Attach additional sheets if necessary. Current Land Use Plan designation: Se_e,P-41—AL(-Q/A. 17-4i1 f- ' Requested Land Use Plan designation: " Explain the reason for this Land Use Plan amendment: ce 2 Lt kQ .1 t0 Identify what conditions have changed to warrant a change in the land use plan designation: '.L DSC. k4A -1-e1- o How does the requested land use designation further the goals and objectives�� of the City of College Station Comprehensive Plan? _Q . etk d 'ri_� Explain why the requested land use designation is more appropriate than the existing designation. f L -k-ffiA.C-kra4 . ' The applicant has prepared this application and certifies that the facts stated herein and exhibits attached hereto are true and correct. Z,Ve7Z-4e.",?Z1.411 20*. 5-- —o,Pr Signature and Title Date Page 2 of 3 71 COMPREHENSIVE PLAN AMENDMENT REQUEST FORM TRACT 1 —11.456 ACRES The following is required if an amendment to the Land Use Plan is requested. Based on the nature and extent of the requested amendment, additional studies may be required.Attach additional sheets if necessary. Current Land Use Plan designation: Single-Family Residential—Medium Density Requested Land Use Plan designation: Retail Regional Explain the reason for this Land Use Plan amendment For re-zoning of the tract to C-I, General Commercial. Identify what conditions have changed to warrant a change in the land use plan designation: The tract to the west of this tract is Retail Regional on the Land Use Plan,and having similar uses on either side of Victoria Avenue would seem appropriate. The access and visibility provided by William D.Fitch Parkway makes this an excellent location for commercial uses. How does the requested land use designation further the goals and objectives of the City of College Station Comprehensive Plan? The land use change would allow for a transition in the land use from single-family residential to commercial, which is more desirable than single family residential along a freeway. The commercial uses are necessary to support the significant amount of single-family residential development In the area and the future high school which will be located on Victoria to the northwest of this tract. Explain why the requested land use designation is more appropriate than the existing designation. The adjacent tract is commercial and single-family residential is not desirable at a major intersection such as Victoria Avenue and William D. Fitch Parkway. There is an existing natural gas pipeline which parallels the boundary between Tracts 1 8 2, which hinders the development of these two tract together as one tract individually, these two tracts are shaped such that they cannot be efficiently developed as single-family residential. 72 COMPREHENSIVE PLAN AMENDMENT REQUEST FORM TRACT 2--8.280 ACRES The following is required if an amendment to the Land Use Plan is requested. Based on the nature and extent of the requested amendment, additional studies may be required.Attach additional sheets if necessary. Current Land Use Plan designation: Floodplain&Streams and Single-Family Residential— Medium Density Requested Land Use Plan designation: Retail Regional Explain the reason for this Land Use Plan amendment For re-zoning of the tract to C-1, General Commercial. Identify what conditions have changed to warrant a change in the land use plan designation: The tract to the west of this tract is proposed to be Retail Regional,and having similar uses on each of the tracts would seem appropriate. The access and visibility provided by William D. Fitch Parkway makes this an excellent location for commercial uses. How does the requested land use designation further the goals and objectives of the City of College Station Comprehensive Plan? The land use change would allow for a transition in the land use from single-family residential to commercial, which is more desirable than single family residential along a freeway. The commercial uses are necessary to support the significant amount of single-family residential development in the area and the future high school which will be located on Victoria to the northwest of this tract. A goal of the City has been to preserve floodplain and stream areas throughout the City. This land use change proposes to allow development of some floodplain fringe area. This request is unique in that this tract is part of the original Crowley Tract which has already set aside approximately 70 acres of land which will not be developed. The location of the 70 acres was determined during the Corps of Engineers(COE)permitting process, which preserved the most valuable ecological areas. The proposed encroachment into the floodplain by this request is primarily for areas on the fringe of the floodplain which were purposely left out of the COE protected areas because it was pasture land having very little ecological value. The streams are contained within the protected area. Explain why the requested land use designation is more appropriate than the existing designation. The adjacent tract is proposed to be commercial and single-family residential is not desirable at a major intersection such as Victoria Avenue and William D.Fitch Parkway. There is an existing natural gas pipeline which parallels the boundary between Tracts 1 & 2, which hinders the development of these two tract together as one tract. Individually, these two tracts are shaped such that they cannot be efficiently developed as single- family residential. 73 COMPREHENSIVE PLAN AMENDMENT REQUEST FORM TRACT 3—5.627 ACRES The following is required if an amendment to the Land Use Plan is requested. Based on the nature and extent of the requested amendment,additional studies may be required.Attach additional sheets if necessary. Current Land Use Plan designation: Flood Plain&Streams and Single-Family Residential— Medium Density- Requested Land Use Plan designation: Office Explain the reason for this Land Use Plan amendment: For re-zoning of the tract to Administrative-Professional. Identify what conditions have changed to warrant a change in the land use plan designation: A portion of the Castle Rock Subdivision will be developed as a professional office complex and it is anticipated that there will be additional demand for this type of development The access provided by the extension of Castle Rock Parkway and the need for employment opportunities close to neighborhoods such that the residents can walk or bike to work make this an excellent location for professional offices. How does the requested land use designation further the goals and objectives of the City of College Station Comprehensive Plan? The land use change would allow for offices to be located near single-family residential development and open space areas and encourage residents to use alternative means of transportation to reach work. A goal of the City has been to preserve floodplain and stream areas throughout the City. This land use change proposes to allow development of some floodplain fringe area. This request is unique in that this tract is part of the original Crowley Tract which has already set aside approximately 70 acres of land which will not be developed. The location of the 70 acres was determined during the Corps of Engineers(COE)permitting process, which preserved the most valuable ecological areas. The proposed encroachment into the floodplain by this request is primarily for areas on the fringe of the floodplain which were purposely left out of the COE protected areas because it was pasture land having very little ecological value. The streams are contained within the protected area. Explain why the requested land use designation is more appropriate than the existing designation. There is already a significant amount of single-family residential development in this general area. This land use change would allow for a mix of uses within the development which has been desired for many developments, few of which have ever been achieved. 74 COMPREHENSIVE PLAN AMENDMENT REQUEST FORM TRACT 4—5.827 ACRES The following is required if an amendment to the Land Use Plan is requested. Based on the nature and extent of the requested amendment,additional studies may be required.Attach additional sheets if necessary. Current Land Use Plan designation: Floodplain&Streams and Single-Family Residential— Medium Density Requested Land Use Plan designation: Residential Attached Explain the reason for this Land Use Plan amendment: For re-zoning of the tract to R-4, Multi-Family. Identify what conditions have changed to warrant a change in the land use plan designation: A majority of the residential developments in south College Station have consisted of typical single-family residential subdivisions. There is a demand for additional types of housing. Multi-family residential developments are typically located near a new high school or large commercial and retail developments in order to provide the diversified housing types this area will need. Also,this is a perfect location for a multi-family development due to the surrounding green belt area. How does the requested land use designation further the goals and objectives of the City of College Station Comprehensive Plan? This land use change would provide for an additional type of residential land use for this area which does not currently exist Explain why the requested land use designation is more appropriate than the existing designation, The shape of the tract and the location of the existing sanitary sewer line through the tract does not allow for an efficient layout of a typical single-family residential development. The tract has City-owned property to the north and east and the future Castle Rock Parkway to the south,so there will be no adjacent development on these three sides of the tract The adjacent land to the west is anticipated to be single-family residential, but it will be adequately buffered by the UDO requirements and the existing gas pipeline which creates additional distance between the land uses. This request provides a great transition of land uses from C-? to A-P to Multi-Family and then to R-1 as you go away from William D. Fitch Parkway. 75