HomeMy WebLinkAboutRezoning Request Girr,1111111111
CITY OF COILEGI STATION
Home of Texas A&M University'
REZONING REQUEST
FOR
STERLING HEIGHTS
14-00900240
REQUEST: GS General Suburban to PDD Planned Development District
SCALE: 1.007 acres
LOCATION: 218 Sterling Street,
Being Morgan Rector League, A-46, in the City of College Station,
Brazos County, Texas as recorded in Volume 11874, Page 38, of
the Brazos County Official Records.
APPLICANT: Oscar Parulian, owner
PROJECT MANAGER: Jason Schubert, AICP, Principal Planner
jschubert@cstx.gov
RECOMMENDATION: Staff recommends approval of the rezoning request.
Planning &Zoning Commission Page 1 of 7
November 6, 2010
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Planning &Zoning Commission Page 2 of 7
November 6, 2010
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Planning &Zoning Commission Page 3 of 7
November 6, 2010
NOTIFICATIONS
Advertised Commission Hearing Date: November 6, 2014
Advertised Council Hearing Date: November 24, 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:
None
Property owner notices mailed: 25
Contacts in support: None at the time of staff report.
Contacts in opposition: None at the time of staff report.
Inquiry contacts: One
ADJACENT LAND USES
Direction Comprehensive Plan Zoning Land Use
North(across Sterling Street) Urban GS General Suburban Single-Family
South Urban R-4 Multi-Family Fourplexes
•
East Urban GS General Suburban Single-Family
West Urban GS General Suburban Single-Family
DEVELOPMENT HISTORY
Annexation: May 1969 and February 1971
Zoning: R-1 Single-Family Residential (upon annexation, renamed GS
General Suburban (2012)
Final Plat: Not platted
Site development: One single-family residence.
REVIEW CRITERIA
1. Consistency with the Comprehensive Plan: The subject property is designated as Urban
on the Comprehensive Plan Future Land Use and Character Map. The Urban designation is
intended for intense level of development activities and will tend to consist of townhomes,
duplexes, and high-density apartments. The subject property is located on a residential
street in an area dominant with single-family housing. The Urban designation acknowledges
the transition of this single-family neighborhood area to a residential area of greater density.
2. Compatibility with the present zoning and conforming uses of nearby property and
with the character of the neighborhood: The zoning and developed uses in the area
across the street and to the side of the subject property are single-family residential. The
area behind this property is developed as fourplexes that access Manuel Drive. Being
located adjacent to single-family, the proposed multi-family units would need to comply with
the single-family height protection and buffer standards in the Unified Development
Ordinance (UDO). The height protection requires multi-family buildings to be no taller than a
foot for every two feet they are located away from an adjacent single-family property line.
Planning &Zoning Commission Page 4 of 7
November 6, 2010
ems
The buffer section requires a ten-foot buffer yard with landscaping and a minimum 6-foot
fence along common property lines with single-family. As shown on the Concept Plan, the
proposed parking is located at the side and rear of the proposed buildings and the buildings
will be limited to between 24 and 35 feet in height. The zoning for the adjacent single-family
limits their height to 35 feet. As a multi-family project, this development will also be required
to provide streetscape trees along the front of the development. While these standards do
not entirely ensure compatibility of the proposed development to the existing, adjacent
single-family homes, it does soften the impact of it as this area transitions to higher density
over time.
3. Suitability of the property affected by the amendment for uses permitted by the
district that would be made applicable by the proposed amendment: The subject
property is suitable for the proposed zoning as it is located in a residential area that is
anticipated to redevelop into higher density and is in proximity to other multi-family
developments. The general trend in the area has been to develop rental housing units.
4. Suitability of the property affected by the amendment for uses permitted by the
district applicable to the property at the time of the proposed amendment: The
existing zoning is suitable for the property as the recent trend in the area has been to
construct rental housing units that fill vacant lots or replace aging single-family homes. The
subject property could subdivide to create up to eight single-family lots.
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 subject
property is likely marketable with the existing zoning that would allow additional single-family
on the street. The applicant perceives there is an "oversupply of big houses with too many
bedrooms in the existing market is not a desirable situation" and desires to provide a
different residential product with smaller units.
6. Availability of water, wastewater, stormwater, and transportation facilities generally
suitable and adequate for the proposed use: There is an existing 6-inch water line
located along the north side of Sterling Street. Sanitary sewer service to the tract may be
provided via an existing 6-inch sanitary sewer main in an easement at the rear of the
property. With site development, all utility extensions and fire flow analysis must meet the
minimum requirements of the BCS Unified Design Guidelines. Drainage is generally to the
northeast within the Wolf Pen Creek Drainage Basin. There is no FEMA regulated
floodplain identified on the tract. The development will be required to comply with the City's
drainage ordinance.
REVIEW OF CONCEPT PLAN
The Concept Plan provides an illustration of the general layout of the proposed building and
parking areas as well as other site related features. In proposing a PDD, an applicant may also
request variations to the general platting and site development standards provided that those
variations are outweighed by demonstrated community benefits of the proposed development.
The Unified Development Ordinance provides the following review criteria as the basis for
reviewing PDD Concept Plans:
1. The proposal will constitute an environment of sustained stability and will be in harmony with
the character of the surrounding area;
2. The proposal is in conformity with the policies, goals, and objectives of the Comprehensive
Planning&Zoning Commission Page 5 of 7
November 6, 2010
Plan, and any subsequently adopted Plans, and will be consistent with the intent and
purpose of this Section;
3. The proposal is compatible with existing or permitted uses on abutting sites and will not
adversely affect adjacent development;
4. Every dwelling unit need not front on a public street but shall have access to a public street
directly or via a court, walkway, public area, or area owned by a homeowners association;
5. The development includes provision of adequate public improvements, including, but not
limited to, parks, schools, and other public facilities;
6. The development will not be detrimental to the public health, safety, welfare, or materially
injurious to properties or improvements in the vicinity; and
7. The development will not adversely affect the safety and convenience of vehicular, bicycle,
or pedestrian circulation in the vicinity, including traffic reasonably expected to be generated
by the proposed use and other uses reasonably anticipated in the area considering existing
zoning and land uses in the area.
General
The Concept Plan proposes multi-family buildings based on R-4 Multi-Family zoning
requirements. The buildings will front Sterling Street with parking areas to the side and rear.
There will be a maximum of 24 triplex/multi-family units and each unit will have a maximum of
two bedrooms. Buildings will range between 24 and 35 feet in height. Buffer yards are required
on the two sides as the project is adjacent to single-family dwellings. The buildings are also
centered along the Sterling Street frontage to meet the single-family height protection which
requires multi-family buildings to be at least 2 feet away from an adjacent single-family property
line for every one foot in building height.
Meritorious Modifications and Community Benefits
The applicant has requested two meritorious modifications to R-4 Multi-Family zoning:
• Reduce minimum front setback from 15 feet to 10 feet. With side or rear parking is provided,
the standard 25-foot front building setback may be reduced to 15 feet. With the platting of
this property, a right-of-way dedication of approximately 7.5 feet is anticipated to help
address the existing right-of-way width deficiency. Being a multi-family project, streetscape
trees will be required along Sterling Street at a rate of one tree per 32 feet of frontage; and
• Increase maximum density from 20 units per acre to 24 units per acre. With the increase in
unit per acre density, the applicant has proposed to restrict the units to a maximum of 2
bedrooms per unit. The applicant is seeking the increased unit density in order to provide 1
or 2-bedroom units but not lose the potential bedrooms that would be allowed if developing
a product with higher bedroom count per unit. With 20 units per acre, theoretically there
could be 80 bedrooms on this property while the self-imposed limitation to a maximum of 2
bedrooms per unit restricts the development to up to 48 total bedrooms.
The applicant has stated the following community benefits:
• This development will provide a modern, high efficient, healthy, environmentally friendly
housing choice for more people who want near proximity to the Texas A&M campus, and
have pedestrian access to the Wolf Pen Creek park amenities;
• The building in front, parking in back design provides for a higher density housing close
to campus;
Planning &Zoning Commission Page 6 of 7
November 6, 2010
• This development will draw renters away from core portions of residential neighborhoods
in the vicinity easing traffic and parking congestion, while providing safer more
sustainable family-conducive environment in those neighborhoods;
• The project will use non-polluting lighting fixtures that will not allow light to filter into
neighborhood and allow the project to remain compatible with its surroundings; and
• The development complies with the city land use plan "Urban" by pulling the buildings
closer to the street to create the "urban feel."
STAFF RECOMMENDATION
Staff recommends approval of the rezoning request.
SUPPORTING MATERIALS
1. Application
2. Rezoning Map
3. Concept Plan
Planning &Zoning Commission Page 7 of 7
November 6, 2010