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Home My WebLink AboutRezoning Request (11114r/j1111111114 CITY OF COU...EGE STATION Home of'Jexas A&M University's REZONING REQUEST FOR CRED COMMUNITY APARTMENTS 14-00900176 REQUEST: PDD Planned Development District to PDD Planned Development District to amend the Concept Plan layout and permitted uses SCALE: 32.448 acres LOCATION: 3010 Holleman Drive South, generally located at the southwest corner Harvey Mitchell Parkway South and Holleman Drive South. Being a portion of the remainder of a called 120.76 acre tract described by a deed to Capstone-CS, LLC recorded in volume 8900, page 148 of the Official Records of Brazos County, Texas and the remainder of Lot 2R, Block 1, The Cottages of College Station, Phase 1, according to the plat recorded in volume 11391, page 129 of the Official Records of Brazos County, Texas. APPLICANT: Mitchell & Morgan, LLP, on behalf of owner Crystal Real Estate Development, LLC PROJECT MANAGER: Jason Schubert, AICP, Principal Planner jchubert@cstx.gov PROJECT SUMMARY: The PDD zoning for this area was approved by Council in November 2008 and a revised PDD Concept Plan was approved by staff in November 2010. Some multi-family has developed with multiple commercial areas and additional multi-family areas still undeveloped. The proposed PDD revises the Concept Plan for this part of the development to convert a commercial area located at the northwest corner of Holleman Drive South and Cottage Lane to multi-family use. A revised configuration of proposed building locations is also included. RECOMMENDATION: Staff recommend approval of the proposed rezoning. Planning &Zoning Commission Page 1 of 8 November 6, 2014 4,,.. ;.' 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ADJACENT LAND USES Direction Comprehensive Plan Zoning Land Use North Urban and R-4 Multi-Family and Apartment complex Natural Areas Reserved R Rural South Urban PDD Planned Development Apartment complex District East Urban and PDD Planned Development Vacant Natural Areas Reserved District West Rural and N/A (ETJ) and Acreage lot single-family Texas A&M University CU College and University subdivision Wooded DEVELOPMENT HISTORY Annexation: 1970 for approximately a 500-foot depth along Harvey Mitchell Parkway South, 2002 for remainder the property. Zoning: R-1 Single-Family Residential upon annexation in 1970 and A-O Agricultural Open upon annexation in 2002; rezoned PDD Planned Development District in 2008, revised Concept Plan in 2010. Final Plat: A portion of this tract was platted in 2011 with a minor replat in 2013. Site development: Largely vacant with water detention areas. REZONING REVIEW CRITERIA 1. Consistency with the Comprehensive Plan: The subject area is designated on the Comprehensive Plan Future Land Use and Character Map as Urban and Natural Areas Reserved. The proposed zoning permits multi-family, commercial at the corner of Harvey Mitchell Parkway South and Holleman Drive South, and retains natural open spaces in the areas of existing drainage. The proposed land uses are consistent with the Comprehensive Plan. 2. Compatibility with the present zoning and conforming uses of nearby property and with the character of the neighborhood: The property immediately to the north and south of the subject property are existing multi-family developments that are compatible with the Planning &Zoning Commission Page 4 of 8 November 6, 2014 proposed uses. The property to the west is partially an acreage lot single-family subdivision and partially land owned Texas A&M University System that includes the Brayton Fire School and Disaster City that are located over 2,000 feet on the other side of a large wooded area. Proposed multi-family in this area of the development is over 400 feet from the properties to the west with an over 9-acre open space between them. 3. Suitability of the property affected by the amendment for uses permitted by the district that would be made applicable by the proposed amendment: With the appropriate traffic mitigation measures discussed below, the subject property is suitable for the proposed multi-family and commercial 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: With the appropriate traffic mitigation measures discussed below, the subject property is suitable for the existing multi-family and commercial uses. 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 marketable with its current zoning though the small commercial area at the corner of Holleman Drive South and Cottage Lane that is proposed to be removed with this request is more difficult to market at this time due to its location and limited size. 6. Availability of water, wastewater, stormwater, and transportation facilities generally suitable and adequate for the proposed use: The subject property is located adjacent to an 18-inch water main along Harvey Mitchell Parkway, 12-inch water main along Holleman Drive South, and an 8-inch water main bisects the property. There are currently 8-inch and 12-inch sanitary sewer mains located on the west side of the property. With site development, a new sanitary sewer line need to be extended through the property to Holleman Drive South to support future development. The existing utilities appear to be adequate to support the proposed zoning on the property. The subject property is located in the Whites Creek Drainage Basin and development of the subject property is required to meet the minimum standards of the City's Storm Water Design Guidelines. The subject property is encroached by a Special Flood Hazard Area - Zone A, in which no base flood elevations have been determined, per FEMA FIRM Panel 305F. The subject property is located adjacent to two roadways identified on the Thoroughfare Plan, Harvey Mitchell Parkway South (freeway) and Holleman Drive South (4-lane major collector). The Traffic Impact Analysis (TIA) submitted for the rezoning identifies intersection improvements needed to mitigate the impacts of the development. With the addition of traffic from the development, signalization of the existing intersection of Holleman Drive South and Market Street would likely be warranted. At the intersection of Harvey Mitchell Parkway South and Holleman Drive South, an additional northbound left turn lane and an additional southbound through lane would be needed on Holleman Drive to avoid increasing delays at the intersection. Final traffic mitigation measures will be determined prior to site development. Planning &Zoning Commission Page 5 of 8 November 6, 2014 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 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 maximum height of buildings in all areas will be limited to three stories and architecture elements that may be as tall as 70 feet. This height is similar to that of the adjacent 2818 Place Properties development to the northwest and the Cottages development to the south. Multi-Family Area Most of the Concept Plan is multi-family use that meets R-4 Multi-Family zoning district requirements. The maximum density allowed in R-4 is 20 units per acre. The majority of the multi-family area will be gated with one main entry/exit point and three other exit-only gates. The area near Holleman Drive South and Cottage Lane is designated for commercial use on the existing concept plan and is proposed to be a clubhouse and other multi-family buildings on the proposed Concept Plan. A private access drive and easement will connect Cottage Lane to the adjacent 2818 Place Properties development to allow greater vehicular circulation for both developments. The applicant has requested the following meritorious modifications related to the residential area: • Allow for 20-foot curb radii at intersections to create a more pedestrian friendly environment. As per UDO Section 12-7.4.C.7 "Geometric Design of Driveways", curb return radii is to be between 25 and 30 feet. The tighter radii will shorten the distance for pedestrians to cross an intersection and create a more pedestrian friendly environment. • Do not require a connection to the Woodlands Development, specifically Cedar Ridge Planning &Zoning Commission Page 6 of 8 November 6, 2014 Drive. As per UDO Section 12-8.3.E.2 "Relation to Adjoining Street System", when platting, streets stubbed to a tract are to be extended. Cedar Ridge Street is a rural street for an acreage lot single-family subdivision in the City's extraterritorial jurisdiction. Continuation of this street is difficult due to significant topography in the natural drainage area and eliminating the connection helps buffer the two different land uses. Commercial Area The commercial area is proposed at the southwest corner of the intersection of Harvey Mitchell Parkway South and Holleman Drive South. As stated previously, a second commercial area at the northwest corner of the intersection of Holleman Drive South and Cottage Lane that was approved with the existing PDD zoning as area "B1" is proposed to be converted to multi-family use. A driveway is anticipated to Holleman Drive South and cross access will be provided across the creek to the multi-family area when the commercial area develops. The applicant has requested to retain a modified C-3 Light Commercial zoning as the basis for the commercial area. The following use modifications are made to C-3 Light Commercial zoning: • Remove all Specific Use Standards from the Restaurant use category and remove Sexual Oriented Business (SOBs) from allowable uses; • Add Drive-Thru Window, Hotel, Theatre, Car Wash, Commercial Amusement, and Health Club with Outdoor Facilities as allowable uses; • Allow Night Club/Bar with approval of a Conditional Use Permit; and • Revise the Specific Use Standards for Fuel Sales items #4 signage, #7 fuel sale islands, and #8 setback regulations to be permitted according to GC General Commercial requirements. The applicant has requested the following meritorious modification related to the commercial area: • Allow for reduced required parking at commercial locations within this development to create a more pedestrian friendly environment. Staff continues support of this consideration through administrative procedures allowed in the UDO, since alternate modes of travel are provided with the internal hike/bike trail and additional vehicular connectivity between adjacent developments. Open Space and Other Features Large open space areas are retained where natural drainage features exist. This includes retaining a large water detention area in the center of the development and over nine acres of land on the western portion of the development adjacent to the acreage lots and Texas A&M University System land. An existing creek drainage between the multi-family and commercial areas will remain as well. A private bike/hike trail will interconnect the residential and commercial areas Community Benefits The applicant identified the following community benefits to offset proposed meritorious modifications: • The detention will be provided in the natural creek areas with minor modifications, while retaining as many trees as possible; • There is a hike/bike trail that will connect to the adjacent development and the future commercial for the area residents to enjoy; Planning &Zoning Commission Page 7 of 8 November 6, 2014 • The neighborhood commercial being proposed with this project will meet a small part of the need for this area of College Station. The closest commercial locations to this part of College Station is either, Rock Prairie Road and State Highway 6, Southwest Parkway or Texas Avenue. This commercial area will be a nice addition to the large residential areas south and west of FM 2818 and Wellborn Road; • A driveway connection to 2818 Place Properties to allow the Place Properties development access to the Holleman signal. STAFF RECOMMENDATION Staff recommend approval of the proposed rezoning. SUPPORTING MATERIALS 1. Application 2. Rezoning Map 3. Proposed Concept Plan 4. Existing Concept Plan Planning &Zoning Commission Page 8 of 8 November 6, 2014