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HomeMy WebLinkAboutRezoning Request CITY OF COLLEGE STATION Home of Texas A&M University' REZONING REQUEST FOR BCS JONES BUTLER 14-00900132 REQUEST: GS General Suburban and M-2 Heavy Industrial to PDD Planned Development District for multi-family residential SCALE: 36.86 acres LOCATION: 1800 Wellborn Road, and more generally located between Wellborn Road and Jones-Butler Road, north of Harvey Mitchell Parkway, being 36.86 acres in the Crawford Burnett League, A-7, College Station, Brazos County, Texas, and being the same called 14.58 acre tract of land conveyed to Cherokee Limited, recorded in Volume 323, Page 735, and the called 7.76 acre tract conveyed to Navajo Ltd.; as recorded in Vol. 337, Page 500, of the Brazos County Deed Records and the two tracts conveyed to Palomares Construction Co. called 12.58 acres, Tract 1, as recorded in Vol. 2508, Page 234, and all of called 2 acres, called Tract 2, as recorded in Vol. 2507, Page 180, of the Brazos County Official Records. APPLICANT: Veronica Morgan, P.E., Mitchell & Morgan, LLP PROJECT MANAGER: Jennifer Prochaz - s ' ' '• '•-I Planner 4 \'1(\.jproch- - • cstx.gov RECOMMENDATION: Staff recommends approval of the rezoning request with the condition that the impacts of any floodplain alteration be contained within the subject property. iiNtrAw.•••702-- N><< Planning &Zoning Commission Page 1 of 8 December 4, 2014 '. *It'll.: i,''''''1: : . \ t s'. Z c, . ,,, , ,, ,,,,,,,,,..,, ,,,,i„. �8.� . 400,/,.,...,..z.w, ✓ �,� ,n 1:-,,,,? L ' � � �..,,..o.r.,....,.4 ji.„,-- ,,, • =� yo,,,,„0 • N rx b _ 4 Qi1;1' '''' ''i'7< l' °'''. 4t, N EI • 4 � �by� �� e FWJ- OS 6i4AsF ��ti`ww°' m E3 W Z O ::',:„:1;',!::.'1,- , i. U m ah R-Q �� > , -'. 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'f��N /Ui • ...� N R'Wd'U' 201- . 1 . •L�I 1" i . b / Planning &Zoning Commission Page 3 of 8 December 4, 2014 NOTIFICATIONS Advertised Commission Hearing Date: December 4, 2014 Advertised Council Hearing Date: December 18, 2014 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 Property owner notices mailed: 12 Contacts in support: None as of date of Staff Report Contacts in opposition: None as of date of Staff Report Inquiry contacts: None as of date of Staff Report ADJACENT LAND USES Direction Comprehensive Plan Zoning Land Use North Urban R-4 Multi-Family Apartment Complex South (across Urban GS General Suburban RV Park and Harvey Mitchell and M-2 Heavy Industrial Sales Parkway) Industrial East (across General Commercial, PDD Planned Vacant and Wellborn Urban and Development District Apartment Complex Road) Natural Areas Reserved West Urban, GS General Suburban Crompton Park and Natural Areas Reserved, and and R-4 Multi-Family Apartment Complex Natural Areas Protected DEVELOPMENT HISTORY Annexation: A small portion at the northern end of the property was annexed in 1958 and the remainder was annexed in 1969. Zoning: GS General Suburban and M-2 Heavy Industrial (dates unknown) Final Plat: Unplatted Site development: Vacant REVIEW CRITERIA 1. Consistency with the Comprehensive Plan: The subject property is designated as Urban and Natural Areas Reserved on the Comprehensive Plan Future Land Use and Character Map. The Urban designation is described as a very intense level of development activities, consisting of townhomes, duplexes and high-density apartments. Natural Areas Reserved is described as being for areas that represent a constraint to development and that should be preserved for their natural function or open space qualities. These areas include floodplains and riparian buffers, as well as recreation facilities. Planning &Zoning Commission Page 4 of 8 December 4, 2014 The proposed PDD zoning includes multi-family housing and generally preserves flood- prone areas. At the time of site development, further drainage analysis will identify the limits of the 100-year floodplain and the impacts of reclaiming portions of the "flood prone" areas. The request is in compliance with the City's Future Land Use & Character Map. 2. Compatibility with the present zoning and conforming uses of nearby property and with the character of the neighborhood: The subject property is currently zoned GS General Suburban and M-2 Heavy Industrial, neither district is compatible with the multi- family housing that has been developed around the subject property. The proposed PDD for multi-family housing is consistent with the character and development of the surrounding properties. 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 proposed PDD zoning permits multi-family housing, as anticipated by the City's Comprehensive Plan Future Land Use and Character Map. The subject property is surrounded by multi-family development and is in close proximity to Texas A&M University. Approximately 10 acres is depicted on the Concept Plan as "flood prone" and is largely proposed to remain undeveloped. Approximately two acres along the fringes of the "flood-prone" area is proposed to be reclaimed for development. At the time of site development, further drainage analysis will identify the limits of the 100-year floodplain and the impacts of reclaiming portions of the "flood prone" areas. 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 property is currently zoned M-2 Heavy Industrial and GS General Suburban. Properties located to the west of the railroad track in this area have been zoned and /or developed for industrial uses since the 1950s. Because of its proximity to Texas A&M University and the growth of A&M, the area has become desirable for multi-family student housing. The surrounding multi-family development and City park make this property undesirable for heavy industrial development. Single-family is also not a desirable development type in this area, surrounded by existing multi-family housing, a railroad, and major roadways. 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 applicant indicates that the property is not marketable for heavy industrial uses nor single- family uses. The uses surrounding this property are primarily multi-family student housing. 6. Availability of water, wastewater, stormwater, and transportation facilities generally suitable and adequate for the proposed use: There are existing 8- and 18-inch waterlines along Jones-Butler Road and crossing the property which are available to serve the tract. There are also 16- and 18-inch sanitary sewer lines bisecting the property. There is currently capacity in the existing sanitary sewer system to support the proposed development. Detention is required in this area, where stormwater from the site generally discharges to the east within the Bee Creek Drainage Basin. With site development, further drainage analysis will identify the limits of the 100-year floodplain and the impacts of reclaiming portions of the "flood prone" areas. Drainage and other public infrastructure required with site development shall be designed and constructed in accordance with the BCS Unified Design Guidelines. Planning&Zoning Commission Page 5 of 8 December 4, 2014 A Traffic Impact analysis was performed for the development. In order to mitigate the traffic impacts of the development, Holleman Drive West at Jones-Butler Road will need to widened and restriped to provide left turn lanes on the westbound and eastbound approaches. The City is in the process of converting that intersection to a four-way stop. The applicant is also proposing to limit the number of bedrooms in the development to 850 in order to avoid additional impacts to the surrounding roadways. SUMMARY OF CONCEPT PLAN The proposed PDD Planned Development District zoning uses a base zoning district of R-4 Multi-family. Approximately eight acres of the development is intended to remain as natural open space, both as a site amenity and for the natural conveyance of flood water (ie: flood prone areas). The development is intended to provide student housing in close proximity to the Texas A&M University campus. The PDD includes a variety of unit types and bedroom counts. Meritorious modifications are included below. All other standards of the R-4 district would be met with development. Density: The maximum density on the property is 6 dwelling units/acre. The maximum density on the developable area (outside of floodprone areas) is 7 dwelling units/acre. Based on the Traffic Impact Analysis, the project is proposed to be capped at 850 bedrooms. Range of future building heights: units will have a maximum building height of 45 feet and the clubhouse will be a maximum of 55 feet. Drainage: The drainage from the project will enter the two existing ponds on the property and be detained before leaving the property boundary. Modifications to the ponds are proposed to allow them to act as detention. The applicant is requesting to reclaim a portion of the "flood prone" area. This portion of the property shown as "flood prone" is located in a Zone X area on the FEMA FIRM map panel 48041C0305F. Meritorious Modifications The following modifications are proposed through this rezoning request: Block Length: The applicant requests a block length waiver for the property. The subdivision regulations require that blocks be no longer than 660 feet in areas designated as Urban on the City's Future Land Use and Character Map. Based on this standard, a street or public way would be required along Harvey Mitchell Parkway and Jones-Butler Road. The applicant indicates that a significant amount of the property is "flood-prone" and the remainder of the area is already built out so that a street to break block length would only serve to connect Harvey Mitchell Parkway and Jones-Butler Road through this multi-family development. Block Perimeter: The applicant requests a block perimeter waiver for the property. The Unified Development Ordinance allows for a maximum 2,000 foot block perimeter in Urban areas. The Block Perimeter is the outside edge of a block, being the total of the blockfaces for each block. The subject property is the last to develop in the area where the block pattern is established. The property is bound by railroad right-of-way on two sides and is divided by a significant "flood-prone" area. Planning&Zoning Commission Page 6 of 8 December 4, 2014 Unit Types: The applicant requests to utilize single detached units, duplex units, and multi-family structures together on a single multi-family tract. R-4 Multi-Family does not permit single-unit structures and duplexes to be built as a part of a multi-family complex. The proposed MF Multi-family zoning district does permit these unit types as a part of a multi-family development, however this district is not yet available. More than Four Unrelated: In addition, the proposal includes a variety of bedroom counts within its units, ranging from two to six bedrooms, with an average of 4.25 bedrooms per dwelling unit. The number of bedrooms in each unit is not regulated by the Unified Development Ordinance, however it may have an effect on the number of unrelated residents that reside together in the units. The applicant states that units with increased bedroom counts allow for a more affordable product for students and is a new trend in multi-family housing in many college towns. The applicant believes that the increased bed count (and ultimately persons per unit) is appropriate based on the property's close proximity to Texas A&M University. The Comprehensive Plan seeks to locate multi-family student housing in Urban areas close to campus. The applicant requests that up to six unrelated individuals be permitted to reside within a unit in this development as it is not in close proximity to single-family residential property. The applicant has stated that each room will be provided with a bathroom facility and that the shared facilities for the (up to) six unrelated individuals would include living areas and kitchen facilities. The proposal includes an average of 4.25 bedrooms per unit with a maximum bedroom count on the property of 850. There are several standards in the Unified Development Ordinance that are determined based on dwelling unit counts instead of bedroom counts. • Sanitation (number of required dumpsters)—the applicant is providing compactors onsite alleviating the need for dumpsters based on a per unit count. ■ Traffic —the applicant has modified the traffic impact analysis based on bedrooms. ■ Parkland Dedication —the applicant has proposed to pay additional parkland dedication fees based on the increased beds per dwelling unit. Since the standard zoning and parkland dedication would allow up to four unrelated individuals per unit and the proposed PDD would permit an average of 4.25 beds per unit, the applicant has proposed to pay a prorated parkland fee based on the additional 0.25 persons per dwelling unit proposed with the zoning. Building Separation: The applicant requests a minimum 10-foot building separation between structures. The Unified Development Ordinance requires a minimum of 15 feet. The applicant has stated that the reduced separation will allow for flexibility to create shared green spaces within the development. Community Benefits and Additional Enhancements The applicant offers the following as community benefits and/or project enhancements: the proposal is an innovative design concept that does not "fit" into an existing zoning district. Students are showing that they desire living in a more diverse built environment. In addition, increased bedrooms per unit can provide more affordable student housing. The proposed development will have a mix of unit types, styles and sizes with centralized green spaces including the large green spaces shown as "flood prone" on the Concept Plan. The proposal also includes a bus shelter on Jones-Butler Road. Planning&Zoning Commission Page 7 of 8 December 4, 2014 STAFF RECOMMENDATION Staff recommends approval of the rezoning request with the condition that the impacts of any floodplain alterations be contained within the subject property. SUPPORTING MATERIALS 1. Application 2. Rezoning Map 3. Concept Plan Planning &Zoning Commission Page 8 of 8 December 4, 2014 ' � __— so~~~~...~^_~'_~AnttrtrA.~......_.s.pro.~_°.,4......._~ (frell14141 CITY OF COIJEGE STATION Home©f lrxas-A6M University' REZONING REQUEST FOR LONGMIRE DR & GRAHAM RD 14-00900239 REQUEST: R Rural to SC Suburban Commercial and NAP Natural Areas Protected SCALE: 2.68 acres being 1.06 acres of SC Suburban Commercial and 1.62 acres of NAP Natural Areas Protected LOCATION: 1834 Graham Road, generally located at the Southeastern corner of the intersection of Graham Road and Longmire Drive, being in the Robert Stevenson Survey, Abstract No. 54 as described by a deed to Hai T. Le recorded in Volume 12249, Page 127 of the Official Public Record of Brazos County, Texas. APPLICANT: Hai T. Le PROJECT MANAGER: Mark Bombek, Staff Planner mbombek©cstx.gov RECOMMENDATION: Staff recommends approval of the rezoning request with the condition that the impacts of any floodplain alterations be contained within the subject property. Planning &Zoning Commission Page 1 of 5 February 5, 2015 -J n a - >" 0 0 Z Y as © 4J ww — F- O 0 E cAn m --a Z i t tiz� w 0 fr m a H w a'-- > Eo„ ,4e14 Q lL nVEcmeotm y ' coac wee Y e - tQ � •, ,,, ` Cr a 0 I 1 I a 64to�. , \ ' aszzzU�a gr. W t' �, /W t �- ,t,,,K\I"\-. ry _I 11 4 \cy 00 ., C ' �V ,40 `c Cf 7/ ( tt' iti m iii al N A r, i ! f 4 / / UIdU, O ,f t � M. m� A �' y \ N c- ese cvndc Q tv c y a t t E Qa e t,,NQco `r' CD V W rY V / InS\tti‘ \‘‘‘ Y 114 entre tar E a �oO3 taw , m C7 £ - ZO w ` N 2 Ewa 1 \ 4114‘\‘. -0 a ,.e... --1 If goo (w N m b ip w ifi ,m 09 S a o '' j / ,t.n ,z/ —00 �b c,c,mo,no�m w t� ,, _ > (.1'-- �rn rte,,,,,, 4> , w tir/, ,, A,.`9 I. / Z N \ / w / a/ / / Ja aNE w LUO cP .7 ` z R to C OF 5 C 'C'', Q 1 o Gwdi�lo� N. \ \ -3 r tr, 4404;, l\r'11 � f .,. N G'W ff C7 O!- Planning &Zoning Commission Page 3 of 5 February 5, 2015 the Bridle Gate single-family residential subdivision, is compatible with existing zoning of the surrounding properties. 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 SC Suburban Commercial zoning would allow light commercial development to have a presence along Graham Road and Longmire Drive to act as a transition from the surrounding GC General Commercial land uses into the GS General Suburban land uses. 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 current R Rural designation on this property would allow for a limited amount of agricultural use, but could allow alteration of the creek which is proposed as NAR Natural Areas Reserved on the Comprehensive Plan Future Land Use and Character Map, and is unstudied floodplain. 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 applicant has stated that the R Rural designation on this property is unsuitable as the property is too small for any significant agricultural related uses. There is more demand in the area for light commercial use. 6. Availability of water, wastewater, storm water, and transportation facilities generally suitable and adequate for the proposed use: There is an existing 12-inch water line available to serve the property, as well as an 18-inch sanitary sewer main. Existing infrastructure with proposed modifications appear to be adequate for the proposed use. A portion of the property is undesignated floodplain; however, this area will be reserved from development with the requested NAP Natural Areas Protected zoning. Drainage and any other infrastructure required with the site development shall be designed and constructed in accordance with the BCS Unified Design Guidelines. The Thoroughfare Plan identifies Graham Road and Longmire Drive as existing two-lane major collectors. The amount of traffic produced by this development is minimal and should not have a detrimental impact on surround roadways. STAFF RECOMMENDATION Staff recommends approval of the rezoning request with the condition that the impacts of any floodplain alterations be contained within the subject property. SUPPORTING MATERIALS 1. Application 2. Rezoning map Planning &Zoning Commission Page 5 of 5 February 5,2015