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HomeMy WebLinkAboutStaff Report This item is a rezoning for a 1 .5 acre tract on Luther Street West from R-1 , Single family Residential to R-4, Multi-Family. The subject tract was part of the Luther Area Comprehensive Plan Amendment that was approved earlier this year which identifies this area for largely multi-family or residential attached development. �l�r Zk3V)Caine°5 The property is surrounded by existing multi-family or vacant property that is also zoned for multi-family. The property has frontage on Luther which is a major collector on the Thoroughfare Plan. The applicant was made aware of the issue of shared access between these vacant properties and has been working with Ms. Novosad to consolidate access, however an easement has not been dedicated. The properties are wide enough that each would be eligible for their own driveways under the City regulations for driveway spacing. I have received one inquiry since the staff report. Staff is recommending approval of the request. ,Cpal) L.0 lJ1rlil.-h\do ()-4- Of C pynn cud' J61 '11- s OdI ,y),(nkro OY\ zcrY‘ NuA, kfkilo < Planning &Zoning Commission Page 1 of 1 October 4, 2007 REQUEST: R-1 Single Family Residential to R-4 Multi-Family SCALE: 1.583 acres LOCATION: 701 Luther Street West APPLICANTS: Adam Brumbaugh, engineer for the owner PROJECT MANAGER: Lindsay Boyer, AICP, Senior Planner Iboyer(c cstx.gov NOTIFICATIONS Advertised Commission Hearing Date: 10-04-07 Advertised Council Hearing Dates: 10-25-07 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: No Homeowner Associations were notified for this rezoning Property owner notices mailed: 5 Contacts in support: 0 Contacts in opposition: 0 Inquiry contacts: 1 511(c 5+cg t2epo -- ADJACENT LAND USES Direction Comprehensive Plan Zoning Land Use Vacant A&M North A&M CU property/Luther Street West South Residential Attached R-4 Apartments - Melrose East Residential Attached R-4 Apartments - Melrose West Residential Attached R-4 Vacant DEVELOPMENT HISTORY Annexation: 1970 Zoning: R-1 Final Plat: Unplatted Site development: Vacant REVIEW CRITERIA 1. Consistency with the Comprehensive Plan: The Land Use Plan identifies this area as Residential Attached. The property has 221 feet of frontage on Luther Street West, a major collector on the City's Thoroughfare Plan. 2. Compatibility with the present zoning and conforming uses of nearby property and with the character of the neighborhood: The proposed rezoning will allow the Planning &Zoning Commission Page 1 of 3 October 4, 2007 lots to be developed at a density of up to twenty dwelling units per acre. The property is almost entirely surrounded by apartment development including Melrose Apartments and Fox Run Condominiums. The property is adjacent to the Novosad tracts which were the subject of a recent Comprehensive Plan amendment and rezoning for Residential Attached. The area is largely developed with only 4.9 acres of vacant property. All of the property except the convenience store at the corner of Holleman and 2818 are developed as apartments, condos, or duplexes. The area is primarily student housing. 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 area is largely planned for multi-family residential and is largely built-out as such. Infrastructure in the vicinity supports the increased intensity of use. The property is suitable for mult- family residential development. 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 size of the property limits the ability to develop a large scale apartment complex given the parking and landscaping requirements of the Unified Development Ordinance. However, it is less suitable for single-family residential since the Unified Development Ordinance prohibits single-family driveway access off of collectors. Staff had hoped that the three vacant properties would have consolidated, however, the applicant is working with Ms. Novosad to deal with the issue of consolidated access which was brought up by the Planning and Zoning Commission at the rezoning for her property. An access _fta'sement has been proposed, however has not been dedicated. 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: A rezoning to R-4 would enhance the marketability of this property since single-family driveway access would be prohibited on Luther West. Although the property is wide enough to accommodate a single row of standard single-family lots off a local street, the neighboring character supports a more intense use of the property. 6. Availability of water, wastewater, stormwater, and transportation facilities generally suitable and adequate for the proposed use: The property is served by a 16-inch water main along Luther Street. Sewer is available approximately 200 feet off- site on the Melrose Property. Development of the property would require the extension of sewer to the property and off-site easements may be required to accommodate this extension. There are no known requests for over-sized participation at this time. There are also no known drainage issues on the property. Infrastructure is suitable and adequate to serve multi-family on the tract. STAFF RECOMMENDATION As the Comprehensive Plan and infrastructure are planned for multi-family in this area, and as the request for R-4 is consistent with the area development, Staff recommends approval of the rezoning. SUPPORTING MATERIALS 1. Application 2. Rezoning map (provided in packet) Planning & Zoning Commission Page 2 of 3 October 4, 2007