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HomeMy WebLinkAboutStaff Review Cir CITY OF COLLEGE STATION Home of Texas AerM University' MEMORANDUM DATE: September 11, 2014 TO: Jenifer Paz, Harrison French & Associates, LTD, via; ienifer.paz(a hfa-ae.com FROM: Jennifer Prochazka, AICP, Principal Planner SUBJECT: STRIPES SERVICE CENTER (REZ) Staff reviewed the above-mentioned Planned Development District (PDD) Amendment as requested. The following page is a list of staff review comments detailing items that need to be addressed. Please address the comments and submit the following information for further staff review and to be scheduled for a future Planning & Zoning Commission meeting: V, One (1) 24"x36" copy of the revised Concept Plan; V/ Thirteen (13) 11"x17" copies of the revised Concept Plan; ✓ Thirteen (13) 11"x17" copies of the Rezoning Map. Please note that this application will expire in 90 days from the date of this memo, if the applicant has not provided written response comments and revised documents to the Administrator that seek to address the staff review comments contained herein. If all required items are not received, your project will be not be scheduled on the P&Z agenda. Your project may be placed on a future agenda once all comments have been addressed and the appropriate re-advertising fees paid. Once your item has been scheduled for the P&Z meeting, the agenda and staff report can be accessed at the following web site on Monday the week of the P&Z meeting. http://www.cstx.pov/pz If you have any questions or need additional information, please call me at 979.764.3570. Attachments: Staff Review Comments PC: Stripes, LLC, via; mchoatesusser.com P&DS Project No. 14-00900205 Planning 6.Development Services P.O.BOX 9960 • 1101 TEXAS AVENUE •COLLEGE STATION •TEXAS •77842 TEL.979.764.3570•FAX. 979.764.3496 cstx.govldevservices STAFF REVIEW COMMENTS NO. 1 Project: STRIPES SERVICE CENTER (REZ) — (14-00900205) PLANNING — Concept Plan drawing requirements (please see use/site appropriateness comments below) 0! Please title the page "Concept Plan." Title revised. Please include a key map on the Concept Plan. Vicinity map is provided. — - 10-\j\45 ©cA drop- R. L.2 Please remove notes that are intended for the property owner and not the rezoning (e.g.: sign setback, landscaping). Notes removed. 4! Please check label for Hwy 40 —typo. Typo corrected. v5(Please label decel lanes (both proposed and existing). Decel lane shown & labeled on Wellborn Road. Labeled on SH 40 Please list the bulk or dimensional variations that are already approved/sought with this rezoning. Community benefits and/or innovative design concepts are required to justify requests. See information below related to use/site appropriateness. Notes were added to the concept plan under modification that includes dimensional variations and community benefits. .—> Additional community benefits were included, in addition to an 8-foot wall and pitched roof that were approved in the current PDD. Freestanding signage will be limited to a 10' monument sign and site lighting will be as required by Suburban Commercial zoning district. >Y Indicate buffer planting areas. Buffer area labeled tze Include the building height (or range) on the concept plan. Building height labeled at 20' 8" and fuel canopy height labeled at 15' 6". N0` 09 Please show areas to be artificially illuminated on the concept plan. NSite lighting shown & labeled on concept plan. Lighting notes address building façade and @'o fuel canopy lighting that are similar to the lighting standard required in Suburban Commercial. c,1 Please label the proposed use of the building on the concept plan. Proposed building was labeled as 'Stripes Convenience Store' 11 Please be aware that while specific site plan features (such as light pole locations, curbing, parking lot setbacks, parking islands, etc. have been shown, all minimum requirements not expressly requested for modification will need to meet minimum standard. It is preferred that specific site plan details be removed and more general descriptions/locations be provided. Noted. Revisions were rade accordingly. X12. Please also be aware that the access points onto Wellborn Road and W.D. Fitch Parkway have not been permitted by TxDOT at this time, although they are familiar with the locations shown on the existing PDD on the property. Noted. TXDOT is aware of proposed access and has required decel lanes on Wellborn and SH 40, which are shown on the concept plan. NOTE: Any changes made to the plans, that have not been requested by the City of College Station, must be explained in your next transmittal letter and"bubbled" on your plans. Any additional changes on these plans that have not been pointed out to the City,will constitute a completely new review. 2 of 4 3. YI - Since W.D. Fitch Parkway and Wellborn Road are intended to be widened, Staff recommends that all setbacks and heights be measured from future back-of-curb estimates based on TxDOT plans for Wellborn Road and W.D. Fitch Parkway. This is not a funded or designed TXDOT project. No action was taken. Reviewed by: Jennifer Prochazka, Project Manager Date: September 11, 2014 ENGINEERING COMMENTS NO. 1 '1. Please show the approximate location of the proposed detention and complete the "Detention Area Note." If subsurface detention is being proposed, please add a note indicating that on the Concept Plan and include that information on Page 4 of the application. Detention notes revised. Detention area is shown and labeled on the southern corner of the property. 2. The sidewalk along Wellborn is only required to extend to the end of your property. We would recommend that this sidewalk also be continued in a manner similar to the previously approved PDD along the northern and eastern property line to continue the pedestrian connectivity. Sidewalk is proposed to terminate at the northern property line and will connect to the adjacent development to allow for pedestrian connectivity. FYI...Our Water Master Plan shows a 24-inch water main along the northern and eastern property line of the tract. This development will not be required to install this infrastructure, but a 20-ft PUE will be needed in that location. It is unclear from the Concept Plan where the fuel tanks are proposed to be located, but we would request that they be placed on the other side of the property if possible. Noted. Concept plan reflect 20' PUE that will be dedicated by plat. Fuel tanks will be located outside of PUE. C4\ FYI, the TIA is under review. Noted Reviewed by: Erika Bridges Date: 9/10/14 NOTE: Any changes made to the plans, that have not been requested by the City of College Station, must be explained in your next transmittal letter and"bubbled"on your plans. Any additional changes on these plans that have not been pointed out to the City,will constitute a completely new review. 3 of 4 � . z CITY OF COLLEGE STATION ,r.-; Home of Texas A&M University' _ _.„ u� •d,,, a , MEMORANDUM DATE: September 18, 2014 TO: Jenifer Paz, Harrison French &Associates, LTD, via; jenifer.paz a(�hfa-ae.com FROM: Jennifer Prochazka, AICP, Principal Planner SUBJECT: STRIPES SERVICE CENTER (REZ) Staff reviewed the Traffic Impact Analysis related to the above-mentioned Planned Development District (PDD) Amendment, as requested. The following page is a list of staff review comments detailing items that need to be addressed. Please address the comments and submit the needed information for further review. If you have any questions or need additional information, please call me at 979.764.3570. Attachments: TIA Review Comments PC: Stripes, LLC, via; mchoatesusser.com P&DS Project No. 14-00900205 Planning 6'Development Services P.O.BOX 9960 • 1101 TEXAS AVENUE •COLLEGE STATION •TEXAS •77842 TEL..979.764.3570 •FAX. 979.764.3496 CITY OF COLLEGE STATION Home of Texas A&M University' MEMORANDUM DATE: September 11, 2014 TO: Jenifer Paz, Harrison French &Associates, LTD, via; jenifer.paz@hfa-ae.com FROM: Jennifer Prochazka, AICP, Principal Planner SUBJECT: STRIPES SERVICE CENTER (REZ) Staff reviewed the above-mentioned Planned Development District (PDD) Amendment as requested. The following page is a list of staff review comments detailing items that need to be addressed. Please address the comments and submit the following information for further staff review and to be scheduled for a future Planning & Zoning Commission meeting: One (1) 24"x36" copy of the revised Concept Plan; Thirteen (13) 11"x17" copies of the revised Concept Plan; Thirteen (13) 11"x17" copies of the Rezoning Map. Please note that this application will expire in 90 days from the date of this memo, if the applicant has not provided written response comments and revised documents to the Administrator that seek to address the staff review comments contained herein. If all required items are not received, your project will be not be scheduled on the P&Z agenda. Your project may be placed on a future agenda once all comments have been addressed and the appropriate re-advertising fees paid. Once your item has been scheduled for the P&Z meeting, the agenda and staff report can be accessed at the following web site on Monday the week of the P&Z meeting. http://www.cstx.qov/pz If you have any questions or need additional information, please call me at 979.764.3570. Attachments: Staff Review Comments PC: Stripes, LLC, via; mchoatesusser.com P&DS Project No. 14-00900205 Planning C!"Development Services P.O.BOX 996() • 110]TEXAS AVENUE •COI_i..EG STATION •TEXAS •77842 TEL.979.764.3570•FAX. 979.764.3496 csbcgovldaysannces Concept Plan where the fuel tanks are proposed to be located, but we would request that they be placed on the other side of the property if possible. 4. FYI, the TIA is under review. Reviewed by: Erika Bridges Date: 9/10/14 PLANNING — Use/site appropriateness The following information is provided as background so that you may incorporate elements that further the intent of the City's Comprehensive Plan with the proposed PDD amendment. In general, the proposed layout is less consistent with the Comprehensive Plan that the currently approved layout. The proposed concept plan mostly resembles a GC General Commercial zoning district — The existing PDD on the property allows for gas station uses with a specific layout intended to buffer the neighboring single-family uses from the fuel sales component (including associated ambient light and noise) of the project. Multiple buildings on site created more of a neighborhood "center" instead of a convenience use for passersby. These features have been removed with this new layout. I've included information about our SC Suburban Commercial district with this memo that may help you design a site that is closer to the intent of the Comprehensive Plan. Staff's concern is that the proposed development may have a negative impact on properties in the vicinity, particularly to the residential properties within Southern Trace that abut the subject property. Concerns center around site lighting from the fueling area, as well as noise pollution from cars, sanitation service, etc. Concessions (or meritorious modifications) could possibly include a design that takes into consideration things such as: exceeding minimum landscaping and buffer standards, reducing the amount of paving, including an 8' buffer wall (shown on concept plan), to alleviate some impact from the development's intensity. Additionally, since the concern should be the residential adjacency, the dumpsters would probably be better somewhere else. The structures on this site should be required to meet the Suburban Commercial architectural standards, including a residential-style pitched roof. This is certainly not an exhaustive list, but a starting point for you to consider. Planning Background: The Comprehensive Plan designates this area as General Suburban. Since the property is in a Growth Area in the Comp Plan, suburban commercial and office uses are also appropriate. Suburban Commercial is intended to accommodate uses which primarily serve the surrounding neighborhoods with appropriate low-intensity developments which may include pharmaceutical, retail, office, and dine-in food service. Generally, large-scale gas and retail centers are more appropriate in areas planned for General Commercial. The Comprehensive Plan promotes neighborhood integrity through the transition of land uses around the fringes of established neighborhoods. In an area planned for General Suburban, a small amount of neighborhood conveniences and offices are appropriate, but the design should include restrictive heights, setbacks, buffering, architectural style, lot coverage, landscape protection, and the like to help the development blend with the neighborhood and to protect the neighborhood from possible nuisances such as light and sound pollution. NOTE: Any changes made to the plans, that have not been requested by the City of College Station, must be explained in your next transmittal letter and "bubbled" on your plans. Any additional changes on these plans that have not been pointed out to the City,will constitute a completely new review. 3 of 3 CITY OF COLLEGE STATION Home of Texas A&M University* MEMORANDUM DATE: September 11, 2014 TO: Jenifer Paz, Harrison French & Associates, LTD, via; jenifer.pazhfa-ae.com FROM: Jennifer Prochazka, AICP, Principal Planner SUBJECT: STRIPES SERVICE CENTER (REZ) Staff reviewed the above-mentioned Planned Development District (PDD) Amendment as requested. The following page is a list of staff review comments detailing items that need to be addressed. Please address the comments and submit the following information for further staff review and to be scheduled for a future Planning & Zoning Commission meeting: One (1) 24"x36" copy of the revised Concept Plan; Thirteen (13) 11"x17" copies of the revised Concept Plan; Thirteen (13) 11"x17" copies of the Rezoning Map. Please note that this application will expire in 90 days from the date of this memo, if the applicant has not provided written response comments and revised documents to the Administrator that seek to address the staff review comments contained herein. If all required items are not received, your project will be not be scheduled on the P&Z agenda. Your project may be placed on a future agenda once all comments have been addressed and the appropriate re-advertising fees paid. Once your item has been scheduled for the P&Z meeting, the agenda and staff report can be accessed at the following web site on Monday the week of the P&Z meeting. http://www.cstx.g ov/pz If you have any questions or need additional information, please call me at 979.764.3570. Attachments: Staff Review Comments PC: Stripes, LLC, via; mchoate(a susser.com P&DS Project No. 14-00900205 Planning 6 Development Services P.O.BOX 9960 • I]0I TEXAS AVENUE •COITE.GE STATION•TEXAS -?7842 TEI..979.764.3570•FAX. 979.764.3496 cstx.gov/devservices Concept Plan where the fuel tanks are proposed to be located, but we would request that they be placed on the other side of the property if possible. 4. FYI, the TIA is under review. Reviewed by: Erika Bridges Date: 9/10/14 PLANNING — Use/site appropriateness The following information is provided as background so that you may incorporate elements that further the intent of the City's Comprehensive Plan with the proposed PDD amendment. In general, the proposed layout is less consistent with the Comprehensive Plan that the currently approved layout. The proposed concept plan mostly resembles a GC General Commercial zoning district — The existing PDD on the property allows for gas station uses with a specific layout intended to buffer the neighboring single-family uses from the fuel sales component (including associated ambient light and noise) of the project. Multiple buildings on site created more of a neighborhood "center" instead of a convenience use for passersby. These features have been removed with this new layout. I've included information about our SC Suburban Commercial district with this memo that may help you design a site that is closer to the intent of the Comprehensive Plan. Staff's concern is that the proposed development may have a negative impact on properties in the vicinity, particularly to the residential properties within Southern Trace that abut the subject property. Concerns center around site lighting from the fueling area, as well as noise pollution from cars, sanitation service, etc. Concessions (or meritorious modifications) could possibly include a design that takes into consideration things such as: exceeding minimum landscaping and buffer standards, reducing the amount of paving, including an 8' buffer wall (shown on concept plan), to alleviate some impact from the development's intensity. Additionally, since the concern should be the residential adjacency, the dumpsters would probably be better somewhere else. The structures on this site should be required to meet the Suburban Commercial architectural standards, including a residential-style pitched roof. This is certainly not an exhaustive list, but a starting point for you to consider. Planning Background: The Comprehensive Plan designates this area as General Suburban. Since the property is in a Growth Area in the Comp Plan, suburban commercial and office uses are also appropriate. Suburban Commercial is intended to accommodate uses which primarily serve the surrounding neighborhoods with appropriate low-intensity developments which may include pharmaceutical, retail, office, and dine-in food service. Generally, large-scale gas and retail centers are more appropriate in areas planned for General Commercial. The Comprehensive Plan promotes neighborhood integrity through the transition of land uses around the fringes of established neighborhoods. In an area planned for General Suburban, a small amount of neighborhood conveniences and offices are appropriate, but the design should include restrictive heights, setbacks, buffering, architectural style, lot coverage, landscape protection, and the like to help the development blend with the neighborhood and to protect the neighborhood from possible nuisances such as light and sound pollution. NOTE: Any changes made to the plans, that have not been requested by the City of College Station, must be explained in your next transmittal letter and "bubbled" on your plans. Any additional changes on these plans that have not been pointed out to the City, will constitute a completely new review. 3 of 3 „.„ 4-ff*' CITY OF COLLEGE STATION f e Home of Texas A&M University” MEMORANDUM DATE: August 29, 2014 TO: Jenifer Paz, Harrison French &Associates, LTD, via; jenifer.paz@hfa-ae.com FROM: Jennifer Prochazka, AICP, Principal Planner SUBJECT: STRIPES SERVICE CENTER (REZ) Thank you for the submittal of your Rezoning application. Erika Bridges, Graduate Civil Engineer, and I have been assigned to review this project. It is anticipated that the review will be completed and any staffcomments returned to you on or before Friday, September 12, 2014. If you have questions in the meantime, please feel free to contact us. PC: Stripes, LLC, via; mchoate@susser.com P&DS Project No. 14-00900205 Planninge'r Development Services P.O.BOX 9960 • 1101T1:: ,,, _.XAS AVENUE; •C C)I_E..Et�E STATION •TEXAS •77842 rrT - -r[F z<^rn