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Home My WebLink AboutMisc FOR OFFICE SE ON. CASE NO.: I / DATE SUBMITTED: (111lI " TIME: .24 ,� CITY OF COLLEGE STATION STAFF: ("-DHome of Texas Ad'M University' PLANNING & DEVELOPMENT SERVICES TRANSMITTAL LETTER Please check one of the options below to clearly define the purpose of your submittal. L New Project Submittal - Incomplete Project Submittal -documents needed to complete an application. Case No.: • Existing Project Submittal. Case No.: 14-00900266 Project Name 4201 Rock Prairie Road(COMP) Contact Name Veronica Morgan Phone Number 979-260-6963 We are transmitting the following for Planning & Development Services to review and comment (check all that apply): X Comprehensive Plan Amendment ❑ Non-Residential Architectural Standards ❑ Rezoning Application ❑ Irrigation Plan ❑ Conditional Use Permit ❑ Variance Request ❑ Preliminary Plan LI Development Permit - Final Plat ❑ Development Exaction Appeal ❑ Development Plat ❑ FEMA CLOMA/CLOMR/LOMA/LOMR ❑ Site Plan ❑ Grading Plan Special District Site Plan ❑ Other- Please specify below - Special District Building/Sign ❑ Landscape Plan INFRASTRUCTURE AND ENGINEERING DOCUMENTS All infrastructure documents must be submitted as a complete set. The following are included in the complete set: ❑ Comprehensive Plan Amendment n Waterline Construction Documents ❑ TxDOT Driveway Permit ❑ Sewerline Construction Documents ❑ TxDOT Utility Permit ❑ Street Construction Documents n Drainage Letter or Report U Easement Application ❑ Fire Flow Analysis ❑ Other- Please specify Special Instructions: 10/10 Print Form 3204 Earl Rudder Fwy S Letter Of Transmittal MITCHELL College Station, TX 77845 IVN1 (979) 260-6963 Phone (979) 260-3564 Fax Date: 1/7/2015 Job: 1483 info@mitchellandmorgan.com www.mitchellandmorgan.com MORGAN Attention: Jennifer Prochazka,AICP To: City of College Station Re: 4201 Rock Prairie Rd Comp Plan We are sending you: ® Attached LI Under separate cover via the following: ❑ Drawings ❑ Plans ❑ Prints ❑ Samples ❑ Specifications ❑ Letter ❑ Order ❑ Other Item Date #of Copies Description 1 1/7/2015 1 Response to Staff Comments 2 1/7/2015 1 24"x36" Revised Comprehensive Plan Amendment Map 3 1/7/2015 1 24"x36"Waterline Layout Transmitted as checked below: 0 For approval El Approved as noted 0 Resubmit copies for approval 0 For your use ❑ Approved as submitted 0 Submit copies for distribution ❑ As requested ❑ Returned for corrections 0 Return corrected copies a For review El Other Remarks: If you have any questions or comments, please contact us at 979-260-6963. Copy to: File Signed: Veronica Morgan • err REZONING REQUEST- 4201 Rock Prairie Road 14-00900313 This next case is the question of rezoning of the same property. While the previous case was a discussion of appropriate FUTURE use, rezoning brings in the question of timing of development. AERIAL: The applicant has requested a PDD Planned Development District zoning for a gated single-family subdivision on approximately 25 acres. RECOMMENDATION: Staff is recommending denial of the request for two reasons — the first is that the request is not in compliance with the Future Land Use & Character map designation of Restricted Suburban that was just recommended for , ... and the second is really that question of timing - The intensity of the proposed development cannot yet be served safely and effectively due to existing service limitations in the area. We'll first look at the land use piece of the question... and then at the timing. PROPOSED COMP PLAN: As we discussed in the previous case, "Restricted Suburban" is a designation for areas that should have a moderate level of development with larger lots (i.e.: 10,000 square feet or smaller if clustered around open space). To accomplish this desired character, the City adopted the RS Restricted Suburban zoning district in 2013. THE REQUEST: Again, the requested zoning tonight is a PDD. For those that are new on the Commission, a Planned Development District is a district that is available to accommodate those developments that don't fit within one of our standard districts. It is intended to be used for innovative development that may require modifications to some of the City's standards. The proposed PDD zoning uses a base zoning district of RS Restricted Suburban, but the modifications requested to the RS standards make the PDD zoning more similar to the character of the GS General Suburban district. Because of this, the request is not consistent with the Comprehensive Plan. Specifically, the applicant has asked to vary from the standards listed on your screen: • Minimum average lot size reduced from 10,000 sf to 7,000 sf • Minimum lot width reduced from 70 feet to 55 feet • Minimum front setback reduced from 25 feet to 20 feet • Absolute minimum lot area reduced from 6,500 sf to 6,250 sf • Development will not provide a break in the block • Development will not provide street projections to adjacent properties • Development will not continue a planned street projection from Bird Pond Estates We'll take a look at these last three as they relate to the Concept Plan. SUMMARY OF CONCEPT PLAN With a PDD zoning comes a CONCEPT Plan that provides a general layout of the proposed land uses. On your screen is the Concept Plan proposed with this PDD. Proposed Concept Plan — orient— Roads, BP Estates, Flying Ace. This PDD development is for a gated single-family subdivision with approximately 100 lots. The applicants have indicated that the development will be age restricted for senior living through its Planning &Zoning Commission Page 1 of 4 February 19, 2015 deed restrictions —Although age restriction CANNOT be guaranteed through the rezoning of the property. You'll see that the streets in the development area west are labeled as "private streets." This is because public streets cannot be gated. The portion of the subdivision to the west of the realigned Bird Pond Road will not be gated due to its size and layout — so proposed there are public streets. The Concept Plan includes proposed amenity areas near the entrances of the subdivision that may include items such as: landscaping, trails, fitness stations, benches, or shade structures. entrances, future BPR, detention, landscape areas, Modifications -Dimensional Standards: With a PDD zoning, applicants may request modifications to our standard ordinance requirements in order to accommodate innovative development. The applicant requests waivers to the following dimensional standards of the base Restricted Suburban district: • Average lot size reduced from 10,000 square feet to 7,000 square feet • Absolute minimum lot area reduced from 6,500 square feet to 6,250 square feet • Minimum lot width reduced from 70 feet to 55 feet • Minimum front setback reduced from 25 feet to 20 feet The applicant has provided the following in support of the requested waiver to dimensional standards: "Even with the smaller lot size, the maximum dwelling unit density for the Restricted Suburban base zoning district of 4 du/acre will not be exceeded. The smaller lot size will reduce the yard maintenance requirements and will allow the residents to better manage their property." Modifications Block Length: The applicant requests a block length waiver for the property. The subdivision regulations require that blocks be no longer than 1,200 feet in areas designated as Restricted Suburban on the City's Future Land Use and Character Map. CONCEPT PLAN: Based on this standard, a through public street would be required to break the block along Bird Pond Road and within the development. Since gated streets must be private, the block is not broken. The Concept Plan does not provide breaks in the blocks requiring a waiver to the block length maximum. Street Projections: The applicant requests a waiver to the requirement to provide street projections to all adjacent unplatted property Both properties to the north and east are currently unplatted —so streets must project into properties to the north and east. Modifications list: A future phase on Bird Pond Estates to the north includes a required street stub to the subject property. The subdivision regulations require that planned dead- end street stubs be extended into adjacent properties as they develop to provide needed street connectivity and adequate emergency access. and a waiver to the requirement to extend planned street projections into the subject property has been requested. Concept Plan Bird Pond example The applicant has provided the following in support of the requested block length and street projection waivers: "The block and projection variance on the eastern boundary is sought because that adjacent property is already developed. The northern boundary is because we have a small gated subdivision and it is not desired by the adjacent property." Planning &Zoning Commission Page 2 of 4 February 19, 2015 Community Benefits and Additional Enhancements With a PDD, When considering modifications to standards, the waiver should be offset by the benefit provided to the community. The applicant offers the following as community benefits and/or project enhancements: "The proposed development will provide the community with a residential option that is not available in College Station. We have planned for amenity areas within the development to allow for mailboxes and a gathering space for residents as well as to accommodate exercise stations and seating areas." Compatibility/zoning slide?: The adjacent land uses are phases of Bird Pond Estates to the north (acreage lots with an average lot size of 1.25 acres and an overall future density of 0.4 dwelling units per acre) and Flying Ace Ranch to the east (an equestrian/residential development with 18 dwelling units and a density of 0.7 dwelling units per acre). The subject property and the surrounding area are currently developed as rural residential or used for agricultural purposes. The character of the proposed development is not compatible with existing surrounding uses and prevailing rural character of the area. Now—the timing of development—the second piece of the puzzle... INFRASTRUCTURE ISSUES: (timing) The subject property and surrounding area has some infrastructure/service limitations: • The majority of the property is in the Wellborn Special Utility District CCN (which means that Wellborn SUD has the right to provide water service, and not the City of College Station). However, Wellborn cannot currently provide adequate fire flows in this area. College Station Utilities has the ability to operate and maintain waterlines for fire hydrants, while Wellborn serves domestic water in this area. But College Station does not receive revenue on fire-only lines... and is responsible for maintenance. • There is not currently sewer in this area. The developer has proposed to construct a lift station and a nearly two mile long force main to a sewer main near the intersection of Rock Prairie Road and William D. Fitch Parkway. • Both Rock Prairie Road and Bird Pond Road are substandard roads with limited capacity. Both are projected to have larger thoroughfare cross sections — but will not be expanded in the foreseeable future. • The property is also not within the Fire Department's desired 4.5 minute response time. With the exception of sewer service, all of these issues exist regardless of what the property is developed as. Again it's more of a timing of development issue, as some of these issues may be resolved with other capital projects over time. STAFF RECOMMENDATION Staff recommends denial of the requested PDD zoning and associated Concept Plan because it is not in compliance with the proposed Land Use & Character designation of Restricted Suburban currently under consideration for the property. The modifications to the dimensional standards and the proposed use are more closely aligned with the General Suburban Land Use & Character designation. Staff believes the proposed development to be incompatible with the existing surrounding land uses and existing prevailing character of the area. Planning&Zoning Commission Page 3 of 4 February 19, 2015 Additionally, the subject property has service limitations including a lack of sewer infrastructure, the need for additional water line infrastructure to meet fire flow requirements, substandard rural roads, and it is not located within the Fire Department's desired response time. The City's Comprehensive Plan is a long-range, twenty-year plan that includes future land uses, thoroughfares, and utility lines that are considered together to assure that future development is adequately served. The intensity of the proposed development cannot yet be served safely and effectively. Contacts in opposition: Six as of date of staff report, including concerns of increased traffic, increased density compared to property to the north, inconsistent character of area, loss of rural landscape, and inappropriate timing of development. Inquiry contacts: Six as of date of staff report Planning&Zoning Commission Page 4 of 4 February 19, 2015 is EWe_oup - cyk-ea - AkiNkuy- kas LAdu,A( asL (oykoss) 2 ckkA ( ck-cA-1 (T__Qx,t) Atr--e se- Q, 06 C-X-A-LA OyFTYLOS W-AAA \NX4re._ kcLQ t A 0\ vv tiocutA*_ 1 tt(tc)1 . () k rcom-vosiz V-VA OUltrkka-Q • "VGtS-AA96\,6,1 t/\\AAt - 6(0 \v\. 0iuzi A--r-vou4k -T1 -1(Niuk -N(3-1/q2.5 _ t3 ),7NA Vc-\ Stakli cY) - ckPOYVA fs*akes o364-kikr - RY\Aliaikn ax_ects • "f2x4 Ki.akc_r_2( ehyv,2 t-D do\cocv StZyk) - 1ye -c ' -e LoSS -h(VJLA 4-k vut • Oyikze, e 0-/t-A-41(3 -KUAWSA- bid vvAkia,..m k-t) irtibUkv\t 4 441V-(. faL_Aciv., a v.o\-I ‘731 11A)CLA k(csv\ts ?? TtoOv try\ti) c 0-r\ yksurethoy) — vkAiL°\ ey) -tt) cfSS . Wad Ca intCif,F6-rvk Ue 0-k/U _ i yu5-rv V9JL12 % W UcAlAfxv00 • uu,e (JJ-e s3u,,L0C -00444A-P-oaaivk roof vz.o ) (wre_ Nam -favt , , ayvvtitA„„ry , ->ri/C3Cut, PDD 11)(\-Q-4 • ' ryi ( Id • coal, _ 4 u)( ,y)e otiA7' ' NAtuackex ototsi4o/takk. 6704- 56 vr,t,,codil Coos to-Yylik-kuur) Juic4 tocat eft', Ala Jennifer Prochazka From: Tony Jones <tonyjones@aggieland.co> Sent: Friday, February 20, 2015 2:46 PM To: Jennifer Prochazka Cc: v@mitchellandmorgan.com; 'Joe Schultz'; 'Dale Conrad' Subject: Bird Pond @ Rock Prairie Jennifer, please pull our plans from the City Council meeting next week. Mr. Conrad and I have vested about our request and we may proceed at another meeting. Thank you for your help in this matter. Tony Jones Tony Jones The Aggieland Company 1401 Sebesta Road College Station, TX 77845 Office: (979) 693-6699 Cell: (979) 219-8669 Fax: (979) 695-2941 Email: TonyJones o Aggieland.Co DISCLAIMER: This data is authorized "AS IS without any warranty as to its performance, accuracy, freedom from error, or as to any results generated through its use,including without limitation, any implied warranties of merchantability or fitness for a particular purpose. You assume the entire risk as to the results and performance of this data. This email may or may not include information that could be considered to be an "Advertisment". Thererfore, if you would like to be removed from my email distribution list,please reply to tonviones(a�aggielandbuilders.com with the subject line of "Remove Me From Your Email List". Your name will be removed from my email list as quickly as possible. 1 1Z 0 . .„ N'..4 '409* E 411I . 4 .1i., i. v ..„-..v. ,„,...to. .:. ,lit,.., .. e. \ . ,,,,_ , A''•,1 ov.twi .!i:• l‘k,,- - • A° Ili ...• 4, Ilk J114 t. 441110. CVsr V. •, 3.--,*„.,, . ,,,, �I A ,40144,C. . Ir40 '-'‘-.' tr , 4.44i \ . \ „ oc...„. „: \ d cz ,r tb: kir s ,,,r„s!..401 . to' 41$11#0 0 N >� CD O U c a) a) 0 E _U N C O C (n - O o +r (ac = t Lc> - �j 0 h c,A, 2 o V cl.:414, ,,w .N ''. 1 AI Irt,41 -;.,, --4-11,1! CD E141 'fil , ; . ‘kLiip...,, 7"; ';',:4,1;11:111 sk ��' 4th+ * i i4p,1/4,,.fr 1a� b #kt � 1tl Alk i ,. i/ ,` 0414711^41 i j18 2!iiiiiiIiiiid31l0 0) �k ata Ek10kkkkk11®0011®1 RS Restricted Suburban Concepts Purpose Statement This district is designed to provide land for detached medium-density, single-family residential development. These areas will tend to consist of residential lots averaging 8,000 square feet when clustered around open space or larger lots with a minimum of 10,000 square feet. Other uses may be permitted in Growth Areas as defined by the Comprehensive Plan. Comprehensive Plan This zoning is appropriate in areas designated Restricted Suburban in the Comprehensive Plan. Other uses may be permitted in Growth Areas as defined by the Comprehensive Plan. Restricted Suburban outside Growth Areas is meant for residential uses only. Subdivision Design Property owners would have the option of developing either a clustered or non-clustered subdivision. Option 1—Non-clustered Development Lot Area Average minimum lot size: 10,000 square feet Absolute minimum lot size: 6,500 square feet Dimensional Standards Minimum width: 70' Minimum depth: none Front setback: 25' Side setback: 7.5' Street side setback: 15' Rear setback: 20' Max. height: 2.5 stories/351* Max du/acre: 4 unit/acre *Public, civic, and institutional structures shall have a 50'maximum height Option 2—Clustered Development Lot Area Average minimum lot size: 8,000 square feet Absolute minimum lot size: 6,500 square feet Dimensional Standards Minimum width: none Minimum depth: none Minimum setback standards of the district apply(see Option 1 Dimensional Standards) along the perimeter of a cluster development. All detached structures within a cluster development must be separated by a minimum distance of 10 feet. Open Space Open space is required to ensure that the overall density within the development does not exceed the maximum density allowed by the underlying zoning district. 1 GS General Suburban Concepts Purpose Statement This district includes lands planned for high-density single-family residential purposes and accessory uses. This district is designed to accommodate sufficient, suitable residential neighborhoods, protected and/or buffered from incompatible uses, and provided with necessary and adequate facilities and services. Other uses may be permitted in Growth Areas, as defined by the Comprehensive Plan. Comprehensive Plan This zoning is appropriate in areas designated General Suburban in the Comprehensive Plan. Other uses may be permitted in Growth Areas as defined by the Comprehensive Plan. General Suburban outside Growth Areas is meant for residential uses only. Subdivision Design Lot Area Minimum lot size: 5,000 square feet Dimensional Standards Minimum width: 50' Minimum depth: 100' Front setback: 25'* Side setback: 7.5' Street side setback: 15' Rear setback: 20' Max. height: 2.5 stories/35' ** Max du/acre: 8 unit/acre *May be reduced to 15'when approved rear access is provided,or when side yard or rear yard parking is provided **Public, civic, and institutional structures shall have a 50'maximum height Design Criteria • Parking standards will meet City-wide requirements Permitted Uses Single-Family Detached Educational Facility, Primary&Secondary Government Facilities(P*) Parks Places of Worship(P*) Country Club SOB (P*) Utility(P*) WTF—Unregulated Utility(P*) WTF—Unregulated 1 no-\- PmpocA Me27 /14 i- erc4A atAa - Wim- `1 ,o(c) c)M/"/- `-/(A-QA"1 vvux*? • ' o-l- suY-e sv-19110- cyvko-b CW-0 _ (jytid--ac4 • Tavvt vuo 1,(01_ gtopogc( . \At-vv oAkpacis \ AJ2"'�C. iv U_OLkOvirvoe4A uuM t/xs u vt,SstV-A- :.,..... 2/17/2015 Planning Et Zoning Commission Meeting February 19, 2015 (91 5 2/18/2015 Planning Et Zoning Commission Meeting February 19, 2015 Agenda Item #6 Williams Creek Lake Estates Subdivision Preliminary Plan 47 I IIMEREMM 1 2/18/2015 tee ', W . a ,• ,,-, p ',c1.4.1_,.., , . , . , , .. _. _ _ _ 1 ,, ,, gok , I iPRE1.1.1.1.0',AN I If1113 1,111111.5 W311ak it ... ,pit- . ,. „- ., , ,,,„,.....„,„.....,..: , „...„..,,..," ..,.. ,,,,,„.. . _ .„,.. . ., :,.....,„,,,,,,,,...„ , i, ,,,it, asFiwwr1.nw. 7413,FK!\Ak NAN 2 2/18/2015 1511 dim dam: -raxasritr ttce Waiver Criteria In accordance with the Subdivision Regulations,when considering a waiver, the Planning and Zoning Commission should make the following findings to approve the waiver: • There are special circumstances or conditions affecting the land involved such that strict application of the provisions of this chapter will deprive the applicant of the reasonable use of his land; • The waiver is necessary for the preservation and enjoyment of a substantial property right of the applicant; • The granting of the waiver will not be detrimental to the public health, safety,or welfare,or injurious to other property in the area,or to the City in administering this chapter;and • The granting of the waiver will not have the effect of preventing the orderly subdivision of other land in the area in accordance with the provisions of the Unified Development Ordinance. Agenda Item #7 Herman F. Krenek Subdivision Phase 2 Replat 3 2/18/2015 Agenda Item #8 Annexation (41 Agenda Item #9 4201 Rock Prairie Road Future Land Use £t Character — - Amendment N y 004; r 4 2/18/2015 k 4 \ -1 Existing . - Proposed .....,... ,_.,,. tsw,e, ,, ,,, .. iiiii .... 464., „,„ :, R,aumx.n ..„ ,, , P,4'°:.. x b 7 ww. V ii, ,r'' , :A 0411* ..„-„,„.,..„,„,„. . ..0”, , .• 0 -111. ' * 5 2/18/2015 i rei*: 1 Existing —y`�~ Proposed ' --' _ l S r , A/ ii, . 410‘,_:7 (.4 - Agenda Item #10 4201 Rock Prairie Road PDD Zoning Request 6 2/18/2015 L ' 4 - o r.. . .o. Proposed .,. yprM a lit : mm2L....:..,,.,— —./^r,,,,....,1,,,,,, ..,,, ,,:,,,,,,,, „. 44, Ar ail . .. ._ ,„,„, . ,..,......, . ,„,,.„.. ... Modifications Requested cie,02, r-'"` • Dimensional Standards waivers: - Minimum average lot size reduced from 10,000 sf to 7,000 sf - Minimum lot width reduced from 70 feet to 55 feet - Minimum front setback reduced from 25 feet to 20 feet - Absolute minimum lot area reduced from 6,500 sf to 6,250 sf • Block Length waivers • Street Projection waivers • Dead-end Street waiver sem 7 2/18/2015 r1 ! ` r am . Modifications Requested • Dimensional Standards waivers: - Minimum average lot size reduced from 10,000 sf to 7,000 sf - - Minimum lot width reduced from 70 feet to 55 feet - Minimum front setback reduced from 25 feet to 20 feet _ - Absolute minimum lot area reduced from 6,500 sf to 6,250 sf • Block Length waivers • Street Projection waivers • Dead-end Street waiver Modifications Requested • Dimensional Standards waivers: - Minimum average lot size reduced from 10,000 sf to 7,000 sf - Minimum tot width reduced from 70 feet to 55 feet - Minimum front setback reduced from 25 feet to 20 feet - Absolute minimum lot area reduced from 6,500 sf to 6,250 sf • Block Length waivers • Street Projection waivers\ • Dead-end Street waiver 8 2/18/2015 \ a �� « , , __,---,.-4-5----! \ \ / " ` . . . \ ^{ \ \( \ \ ; 1 :: » ! ' :k< \ 75 \ \ •'Mk,/ \ '9 : /^%/ < . „..-- i \ m/ e, z as V Modifications Requestd • Dimensional Standards waivers: . Minimum average lot size reduced from<a,mlaa - Minimum lot width reduced from 70 feet to 55 feet - Minimum front setback reduced from 25 feet to 20 feet - Absolute minimum lot area reduced from w»!m6,25„ • Block Length m, • S Street Projection waivers • o Dead-end Street _ (�^ \� � ,,C.s‘ 9 \ - '' : ! \ %yam` / ift },\ -\ !/� ! ~ }\ \ ® t \ . ( ^ y /, 9 2/18/2015 r ' .. ,,,., 'Sig ... 4r ,� . ,. " /7 J 1 4.r.,?.. e� 7:u .. °" /IJ .,...,40....•••••••rit. oma. /I ar.4"'. i ' / „,.' k i/ i Community Benefit "The proposed development will provide the community with a residential option that is not available in College - Station. We have planned for amenity areas within the development to allow for mailboxes and a gathering space for residents as well as to accommodate exercise stations and seating areas." , ","--..- , f- -.7 ' k 3': It � 10 2/18/2015 Identified Srvice Limitations • W terservice Z §mflw • Lack of sewer service / force main • Substandard roa6 • Not within the Fire Department's 4.5 minute response b_. / # - i w 222 \ I \` ? / } \ t / \ , ƒ ` \ � //t ^ g :k: . J+ ! 6! . : : y. \ � yw6 : \ ; , & ' . ^ i i > . . - - \ /. . /.....7 _ . . r. _ ±/// 4 .fist,_ ! ~ d IC / 11 2/18/2015 Agenda Item #11 UDO Amendment for Section 12-9.6 "Nonconforming Signs" Article 9.Nonconformities - Sec. 12-9.6.Nonconforming Signs. D.Regulations for Certain Nonconforming Properties Zoned R Rural. Attached signs may either be erected or structurally altered - on a nonconforming nonresidential structure located on property within the area annexed by Ordinance No.3331, dated April 14,2011, provided the proposed sign or - alteration complies with Section 12-7.5.1. "Attached Signs" of this UDO. Planning £t Zoning Commission Meeting — - February 19, 2015 12 CITY OF COLLEGE STATION COMPREHENSIVE PLAN AMENDMENT FOR 4201 Rock Prairie Road 14-00900266 REQUEST: Estate and Restricted Suburban to Restricted Suburban SCALE: Approximately 25.5 acres LOCATION: 4201 Rock Prairie Road, generally located at the northeast corner of Rock Prairie Road and Bird Pond Road. APPLICANT: Tony Jones, The Aggieland Company PROJECT MANAGER: Jennifer Prochazka, AICP, Principal Planner jprochazka@cstx.gov RECOMMENDATION: Staff recommends approval of the Future Land Use and Character Map amendment. Planning &Zoning Commission Page 1 of 8 Fnhn Ian/ 10 7(11.r, P I 5. s o Q $a. ,,, a z 0 c ...K R....- ems o (o 1.111, 1 : .t...,,,,„*., ' ;,/ ": -,_.., „IN.:: : ft ceo W in a a i 0 W 5 W 4,;= • , :,,,...,,,,.....,..,..... ,,: ,,. 0 AVeo� eO�• . W , ''' ' ' ' A Q pjy f a J ® 0 ' ,,,g N F5..i.t:?' . '' t:;;-:;:.•,,—\ Qs t, , ,1 Planning &Zoning Commission Page 2 of 8 FPhniary 1Q 7(115 e „, 44 „\ !/ / �” /' ' i` ) .+ -� '� �i p / t c v ZH \ \ .'\, `� f/ ,// /- /f r`// �r////!N 'to0 b O1:'1: \ i \o ! m 11mzzEOW // --,,,,...c026 / ! 1 \ atz:rWod/ N 2 3i2 z O� N O y 2Q U �Y J 1 1 * / • ' I a. / L 1 . / n •f`l _`1� , N M a�zzzOaY O / , --. re co Z. f J_.._'_- - f{�._._._ '• a aCi f0 �i 3 C W Y O> U 7,02 0ii ---.J Tn`u JO m �� • el m ; E a' g 10; jj�¢� • f fO8t •YJ.�..Lt ry� C / 1 LL t a f W Q ,.��N❑❑� ne / k\ ,. cozc. mvari. Q L YU • a r c t ,x n0 1 Ea m N 4 / ` , - E 07.e 5-_° Edv 2� E E c.6 to Tby U E-a OO E C j m V e N u.m -❑ 5m5yEc rn%g l m o IA /\ / \ 1 cz -_ vena �'\ /'/ Ni '� �.-�.....y rtrx2 O U U U m W 1 ' \ r I E d' 3 ' \ • e�,�tl4yb'\ ry \\ i \ W (f •y\�9�` `/ \' o Tu. o n 4 "t A y \R l 1 v W :' �G y�W,..\.. ..-/� s Asi// co I ... --Arm Q N 0 'Ici " \� v z 4/l,z' ; % cmc �� :i.i ksi r'F '. r\ ' i t 1 ✓-v ,,h 5°'. Ilf Q `c'0:bA i ° c2w c'u> 'F° a -",...'",:\ i .i 3 �D em v '11.-:A1-; A z;;��o 1' M, cyy W �� i L i Q: F"� SCD N crW rf 2 O H .: Planning &Zoning Commission Page 3 of 8 Fahr tare 19 7(11s f Existing Future Land Use.,& Character Map iA fpe A /�R` L ff v_ � 4, -'' ., .,.., E ... ,,.„ ,„ ,,,,,,,,,':' :., ,,, $S Restricted # � a Suburban F3.b 5', �� Estate y j{ `a r _.r _ 1. i Suburban Commercial ,. 4r,r General , 111011 1. .`' Suburban iiir Proposed Future Land Use & Character Map ' „.. , i., J.,,,,,,. 1 3 3 L � `� Ebb 'i Lv r., �Y F' s"^ y`'t,. a j $ fb'. Y$ 4 _ Restricted .,.$, Suburban 4 Estate / =j �[ i L- Suburban i. Commercial __ ; �� General Suburban si Planning &Zoning Commission Page 4 of 8 February 19. 2015 Jennifer Prochazka From: Jennifer Prochazka Sent: Wednesday, February 04, 2015 12:40 PM To: Lance Simms Subject: CPA and Rezoning for 4201 Rock Prairie Road Attachments: Concept Plan.pdf; Bird Pond & Rock Prairiejpg Lance, As you know, a Comprehensive Plan Amendment (Future Land Use &Character Map) and a Rezoning request have been submitted for 4201 Rock Prairie Road, at the northeast corner of Rock Prairie Road and Bird Pond Road.The applicant is Veronica Morgan, P.E., on behalf of Tony Jones who has the property under contract with a due diligence period ending March 1, 2015.The applicants have asked that the Comprehensive Plan Amendment and Rezoning be scheduled for the same meetings so that they can be considered together and have asked that they be heard back-to-back by the Planning &Zoning Commission and City Council. The items are scheduled for consideration by the Planning &Zoning Commission on February 19th and the City Council on February 26th Comp Plan Amendment:The existing Future Land Use and Character designation on the property is primarily "Estate." "Estate" is a designation for areas with a prevailing rural character that should have limited development activities consisting of low-density single-family of one acre lots (or more dense if clustered). The applicants have requested an amendment to "Restricted Suburban." "Restricted Suburban" is a designation for areas that should have a moderate level of development with larger lots (ie: 10,000 s.f. or smaller if clustered around open space). Although adjacent properties are also designated "Estate," Staff intends on supporting the Comprehensive Plan Amendment since properties to the west(across Bird Pond) are already designated for"Restricted Suburban" and the property is located at the corner of two significant roadways. While Staff intends on supporting the Comp Plan amendment, it is important to note that this area does have some infrastructure/service issues, as follows: • The majority of the property is in the Wellborn Water CCN. Wellborn cannot provide adequate fire flows in this area. CS Utilities has agreed to serve water for fire hydrants to meet minimum fire flow requirements, while Wellborn serves domestic water in this area. CSU does not receive revenue on fire-only lines. • There is not sewer in this area. The developer intends on constructing a long force main to get to a lift station further down Rock Prairie Road to the east. • Both Rock Prairie Road and Bird Pond Road are substandard roads with limited capacity. • The property is not within the Fire Department's desired 4.5 minute response time. All of these issues exist(with the exception of sewer) regardless of whether the property is developed as Estate lots or as Restricted Suburban lots. Some of these issues may be resolved with other capital projects over time. Rezoning: the rezoning request is for a PDD development for a gated single-family subdivision with about 100 lots or so. The applicants have indicated that the development will be age restricted for senior living through its deed restrictions (the PDD zoning cannot include a condition to age restrict residents for legal reasons). The PDD uses a base zoning district of RS Restricted Suburban, but the modifications requested to the RS standards make the zoning closer to the character of the GS General Suburban district (although, even if using a GS district, the development would still need a number of modifications). Because of this, I do not believe that the requested PDD is in compliance with the Comp Plan designation that they have requested on the property. Modifications requested/needed for this development: • Minimum average lot size reduced from 10,000 sf to 7,000 sf • Minimum lot width reduced from 70 feet to 55 feet • Minimum front setback reduced from 25 feet to 20 feet • Absolute minimum lot area reduced from 6,500 sf to 6,250 sf 1 • Will not provide a break in the block, requiring block length variances along both Bird Pond Road and Rock Prairie Road. • Will not provide street projections to adjacent properties, requiring variances to both the north and east. • Will not continue a planned street projection from Bird Pond Estates, requiring a variance to dead-end streets. The adjacent land uses are phases of Bird Pond Estates to the north (acreage lots with an overall future density of 0.4 du per acre) and Flying Ace Ranch to the east (an equestrian/residential development with a density of 0.7 du per acre). I agree with statements in the application regarding the proposed senior living providing for a type of development needed in our community. However, I'm not sure that the timing piece of the puzzle is there. The rationale for smaller lots marketed to seniors is that it is located in close proximity to the Medical District—an area that may not see development for some time. Seniors in this area will not be near amenities or public transportation in this currently rural area. I've attached a map showing zoning in the vicinity. I have also attached the proposed PDD Concept Plan. Please let me know what questions you have. Thanks! Jennifer Prochazka,AICP Principal Planner Planning & Development Services City of College Station P.O. Box 9960 1101 Texas Avenue College Station, TX 77842 Office: 979.764.3570 Fax: 979.764.3496 Email:jprochazka@cstx,,gov Website: www.cstx.gov City of College Station Home of Texas A&M University 7 NOTIFICATIONS Advertised Commission Hearing Date: February 19, 2015 Advertised Council Hearing Dates: February 26, 2015 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: N/A Contacts in support: None as of date of staff report Contacts in opposition: Six as of date of staff report, including concerns of increased traffic, increased density compared to property to the north, inconsistent character of area, loss of rural landscape, and inappropriate timing of development. Inquiry contacts: Six as of date of staff report ADJACENT LAND USES Direction Comprehensive Plan Zoning Land Use Large-lot residential in North Estate E Estate Bird Pond Estates Subdivision South (across Rock Suburban Commercial R Rural Agricultural Prairie Road) Rural Equestrian / East Estate R Rural Residential Development West (across Bird Restricted Suburban R Rural Agricultural Pond Road) DEVELOPMENT HISTORY Annexation: Approximately 200 feet to the north of Rock Prairie Road was annexed in 1983. The remainder was annexed in 2002. Zoning: R Rural Final Plat: Unplatted Site development: Vacant PROPOSAL The applicant has requested the proposed amendment to Restricted Suburban as a step toward permitting a residential subdivision on approximately 25.5 acres located at the northeast corner of Rock Prairie Road and Bird Pond Road. The subject property and properties to the north and east are primarily designated Estate on the Comprehensive Plan Future Land Use and Character Map. REVIEW CRITERIA 1. Changed or changing conditions in the subject area or the City: The subject property is located north of the future Medical District. The subject property was studied as a part of Planning &Zoning Commission Page 5 of 8 Fahniary 1Q 7(11 r, re. the Medical District Master Plan in 2012, and no future land use amendment was recommended at that time. 2. Scope of the request: The request is to amend the Comprehensive Plan Future Land Use and Character Map designation for approximately 25.5 acres from Restricted Suburban and Estate to Restricted Suburban. This amendment will allow for a future residential subdivision with medium density single-family housing (average 10,000 square-foot lots) at the intersection of two future thoroughfares in an area with a prevailing rural character. The proposed land use is more intense than the surrounding land uses, but is less intense than potential future development south of Rock Prairie Road in the Medical District area. 3. Availability of adequate information: A Restricted Suburban designation allows for future development of a medium-density single-family residential subdivision. Properties in this area are primarily served by Wellborn Special Utility District (water). Wellborn SUD has indicated an ability to serve domestic water service to the proposed subdivision, but cannot currently meet minimum fire flow requirements. College Station Utilities has the ability to operate and maintain fire-only waterline infrastructure to provide adequate fire flows for this development. College Station Utilities does not receive revenue on fire-only lines. There is no existing sewer service in this area, requiring a lift station to be constructed on the property and a nearly two mile long force main to be constructed to an existing sewer main at Rock Prairie Road and William D. Fitch Parkway. The property and surrounding area are not within the Fire Department's desired 4.5 minute response time. Traffic Impact Analysis is not required for residential development. Rock Prairie Road is substandard in both street width and condition. Bird Pond Road was recently improved, but retains a rural two-lane section. 4. Consistency with the goals and strategies set forth in the Plan: The goal for College Station's Future Land Use and Character is to create a community with strong, unique neighborhoods, protected rural areas, special districts, distinct corridors, and a protected and enhanced natural environment. The subject property and surrounding area to the north and east are identified in the Comprehensive Plan as part of Growth Area Ill. Growth Area III states that "due to the prevailing rural character, this area should remain rural in character and be developed at a low intensity. A significant portion of the total area shall be retained as natural areas, parks, or open spaces with land uses clustered or placed on large lots." The proposed amendment shifts the existing Restricted Suburban designation further to the east to encompass all of the subject property. Further amendments in this area are discouraged due to a limited future street network and utility constraints in this area, as well as to retain the existing rural character. 5. Consideration of the Future Land Use & Character and/or Thoroughfare Plans: The existing Future Land Use and Character designation on the property is primarily "Estate." "Estate" is a designation for areas with a prevailing rural character that should have limited development activities consisting of low-density single-family of one acre lots (or denser if clustered). Planning &Zoning Commission Page 6 of 8 Pc.hrilani 1Q 7(115 y Generally, land located between Carter's Creek and Rock Prairie Road is planned for low intensity residential uses. Due to the location of Carter's Creek and existing rural residential development in the area, there is very little thoroughfare infrastructure planned in this area, limiting overall thoroughfare capacity. The applicant has requested an amendment to "Restricted Suburban." "Restricted Suburban" is a designation for areas that should have a moderate level of development with larger lots (10,000 square feet or smaller if clustered around open space). Although adjacent properties are also designated "Estate," properties to the west, across Bird Pond Road, are already designated for"Restricted Suburban" and the property is located at the corner of two significant roadways. Rock Prairie Road is designated as a Major Collector east of the realigned Bird Pond Road and as a Major Arterial west of Bird Pond Road. Bird Pond Road is designated as a future Minor Arterial on the City's Thoroughfare Plan Map and is proposed to be realigned through the subject property in the future. Both roadways are currently built to a 2-lane rural section. 6. Compatibility with the surrounding area: The adjacent land uses are phases of Bird Pond Estates to the north (average 1.25 acre lots with an overall future density of 0.4 dwelling units per acre) and Flying Ace Ranch to the east (an 18 dwelling unit equestrian/residential development with a density of 0.7 dwelling units per acre). Located further to the east is the Carter Lake subdivision. These existing developments are in compliance with the Estate designation on the Future Land Use & Character Map in this area. A Restricted Suburban development will provide a different character than these existing developments. Current agricultural land located to the west across Bird Pond Road is designated as future Restricted Suburban. The amendment is consistent with future land uses to the west. Current agricultural land located to the south across Rock Prairie Road has been planned for the future Medical District. The amendment is consistent with future land uses to the south. 7. Impacts on infrastructure including water, wastewater, drainage, and the transportation network: Domestic water service will be provided by the Wellborn Special Utility District and lines to serve fire hydrants will be serviced by College Station Utilities. There are currently no existing sanitary sewer mains available to serve this property, so a force main is proposed to extend nearly two miles to a sewer line located near the intersection of Rock Prairie Road and William D. Fitch Parkway. Lots larger than one acre could be served by on-site septic systems. The future Thoroughfare Plan in this area provides very little connectivity and/or capacity. Future thoroughfares are limited in this area because of Carter's Creek to the north and the location of existing rural residential development, including the Carter Lake subdivision. Both Rock Prairie Road and Bird Pond Road are currently built to a 2-lane rural section and Rock Prairie Road is in substandard condition. Upgrades to their future thoroughfare sections are not currently planned, however, Rock Prairie Road is proposed to be reconstructed at its current width in the future. A traffic impact analysis is not required for residential development. Planning&Zoning Commission Page 7 of 8 Fnhnian, 1Q 7(115 0 There is no FEMA regulated floodplain identified on the tract. The development will be required to comply with the City's drainage ordinance. 8. Impact on the City's ability to provide, fund, and maintain services: The subject property and surrounding area are not within the Fire Department's desired 4.5 minute response time, a performance indicator that can have bearing on the City's ISO rating. Properties northeast of the intersection of Rock Prairie Road and Bird Pond Estates are located within the Wellborn Special Utility District. Wellborn SUD cannot currently provide adequate fire flows in this area. There are currently no existing sanitary sewer mains available to serve this property, so a nearly two mile force main with lift station have been proposed to accommodate development. 9. Impact on environmentally sensitive and natural areas: This area is not recognized as environmentally sensitive. However, Growth Area III states that "due to the prevailing rural character, this area should remain rural in character and be developed at a low intensity. A significant portion of the total area shall be retained as natural areas, parks, or open spaces with land uses clustered or placed on large lots." 10. Contribution to the overall direction and character of the community as captured in the Plan's vision and goals: The goal for College Station's Future Land Use and Character is to create a community with strong, unique neighborhoods, protected rural areas, special districts, distinct corridors, and a protected and enhanced natural environment. The proposed amendment from Estate to Restricted Suburban on just over 25 acres neither furthers, nor limits the general goals of the Comprehensive Plan. However, the amendment limits more specific goals stated as a part of Growth Area III which indicates a desire to protect the prevailing rural character of this area. STAFF RECOMMENDATION Staff recommends approval of the Future Land Use and Character Map amendment. SUPPORTING MATERIALS 1. Application Planning &Zoning Commission Page 8 of 8 la 2ñ1 c, 411 COMPREHENSIVE PLAN AMENDMENT - 4201 Rock Prairie Road 14-00900266 STATEMENT ABOUT 2 CASES: Good evening - before I begin on this item I want to give you some information quickly on this item and the next - and hopefully clear up some confusion. Items 9 and 10 are for the same property and are part of a series of steps to eventually develop the property. The first is a question of amending the City's Comprehensive Plan - specifically the future land use & character for the property. As you'll recall, the Comprehensive Plan is a LONG range plan - looking out 20 years or more in some cases. The Future Land Use & Character map show the desire scenario once the other pieces of the Comp Plan - Master Utility lines, Thoroughfares, etc. are in place to support the land use. The question is - is this an appropriate FUTURE land use in this area, considering the other FUTURE plans for the area and the goals of the Comprehensive Plan. This question does not generally deal with timing of development. The next item on the agenda is a rezoning. Zoning is what entitles the use on the property -an approval of zoning is saying that not only is the use appropriate and in compliance with the City's future land use plan, but the timing of this development is appropriate, as well. AERIAL: The applicant has requested to amend the City's Comprehensive Plan by altering the Future Land Use & Character Map near the intersection of Rock Prairie Road and Bird Pond Road. The property is approximately 25 acres and is in an area that is currently rural or agricultural. EXISTING LAND USE: The subject property and properties surrounding it to the north and east are primarily designated Estate on the Comprehensive Plan. "Estate" is a designation for areas with a prevailing rural character that should have limited development consisting of low-density single-family of one acre lots (or denser if clustered). The property to the west is designated for Restricted Suburban in the future- a designation for areas that should have a moderate level of development with larger lots (10,000 square feet or or the possibility of smaller lots if clustered around open space). PROPOSED LAND USE: The proposed amendment shifts the existing Restricted Suburban designation further to the east to encompass all of the subject property. The future Tfare Plan is also shown on this map - Rock Prairie Rodd-is-desig-r1 d as a future . - . -. . i-e realigned Bird Pond Road and as a_Maj.Q[_Arterial west ,Bird Pond Road. Bird Pond Road is designated as a futur$� Minor Arterial'.on the City's Thoroughfare Flan Map and is proposed to be realigned through the subject property sometime in the future. THIS LARGER AREA: An additional consideration is that it is part of the area identified as Growth Area Ill in the Compressive Plan which states that to protect the prevailing rural character, this area should remain rural in nature and be developed as low intensity residential. With preservation of open spaces. Generally, land located between Carter's Creek and Rock Prairie Road is planned for low intensity residential uses. Due to the location of Carter's Creek and existing rural residential development in the area, there is very little thoroughfare infrastructure planned in this area, limiting overall connectivity and thoroughfare capacity. Planning &Zoning Commission Page 1 of 2 February 19, 2015 .....110.1111. �..r..r ...�..,...... To the South, across Rock Prairie Road is the future Medical District — an area anticipated for future medical and supporting uses. Aerial: Looking a little closer in, the properties to the north and east are developed... Bird Pond Estates to the north (average 1.25 acre lots) and Flying Ace Ranch to the east (with just 18 dwelling units on 26 acres equestrian/residential development). Located further to the east is the Carter Lake subdivision. And off of Bird Pond Road, phases of Foxfire Estates. These existing developments are in compliance with the Estate designation on the Future Land Use & Character Map in this area. Other properties in the area are still undeveloped Timing of Development: As you'll recall, the Comprehensive Plan is a LONG range plan — looking out 20 years or more in some cases. The Future Land Use & Character map show the desire scenario once the other pieces of the Comp Plan — Master Utility lines, Thoroughfares, etc. are in place to support the land use. The question is — is this an appropriate FUTURE land use in this area, considering the other FUTURE plans for the area and the goals of the Comprehensive Plan. This question — an amendment to the Comprehensive Plan - does not generally deal with timing of development. Timing will be controlled by the zoning of the property. There are known existing infrastructure and service limitations in this area, including a lack of fire flows, a lack of sewer service, the area is not within the fire departments desired response time, and Rock Prairie Road and Bird pond Road are not built to their ultimate cross section and won't be for the foreseeable future. COMPARISON SLIDE: Staff recommends approval of the Future Land Use and Character Map amendment... however, because of a limited future street network and utility constraints in this area, as well as a desire to retain the existing rural character, further amendments in this area are discouraged. - l Contacts in opposition: Six as of date of staff report, including concerns of increased traffic, increased density compared to property to the north, inconsistent character of area, loss of rural landscape, and inappropriate timing of development. I did have the chance to talk with one of the property owners to the East at the Fl ing Ace Ranch. ... (-61. rs-} 0-c ( P GtAnk1120 )20 &LAIL � hadra 1 ne, baia-(11/) ae \is s �, kpss - c -6? C5 Z acres we af32 � • Vora\ C rn w�:6` . r ju‘ co 17 deeA (e4r;c-teAr (Q (0 Plannin &Zoning Commission 11 0 AOY S Page 2 of 2 g 1 call itch 0\064- ; ir- 0- me. 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