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HomeMy WebLinkAboutAgendaDecember 9, 2010 Regular Agenda Item No. 1 Wolf Point Center Rezoning To: Glenn Brown, City Manager From: Bob Cowell, AICP, Director of Planning & Development Services Agenda Caption: Public hearing, presentation, possible action, and discussion regarding an Ordinance amending Chapter 12, "Unified Development Ordinance," Section 4.2, "Official Zoning Map," of the Code of Ordinances of the City of College Station, Texas, specifically rezoning 1.317 acres from PDD Planned Development District to PDD Planned Development District to modify the District Concept Plan 330-A Holleman Drive East, generally located southeast of the intersection of Holleman Drive East and Lassie Lane. Relationship to Strategic Goals: Financially Sustainable City Providing Response to Core Services and Infrastructure, Neighborhood Integrity, and Diverse Growing Economy Recommendation(s): The Planning and Zoning Commission considered this item at their November 18, 2010 meeting and voted (5-1) to recommend approval of the rezoning request. The Planning & Zoning Commission's recommendation included conditions that were agreed upon by the applicant and are now included in the rezoning request. Summary: The Unified Development Ordinance provides the following review criteria for zoning map amendments: REVIEW CRITERIA 1. Consistency with the Comprehensive Plan: The Comprehensive Plan designates the subject property and the surrounding area as Urban Mixed. Use. Urban Mixed Use is described as a designation for "areas that should have the most intense development activities. These areas will tend to consist exclusively of residential, commercial, and office uses in vertical mixed -use structures." The proposed development includes a vertical mixed use structure along the frontage of Holleman Drive and two multi -family structures located toward the back of the property. Compatibility with the present zoning and conforming uses of nearby property and with the character of the neighborhood: Properties located to the east and west of the subject property are zoned C-1 General Commercial and are developed as office and office -industrial uses. Properties to the south are zoned R-1 Single -Family Residential and developed as single-family structures. Multi -family uses can be compatible with both office and single-family uses if properly designed. The proposed Concept Plan includes canopy trees to screen site lighting at the rear of the property. The Concept Plan does not include a buffer adjacent to the single-family to the south (a modification has been requested). No buffers exist on the adjacent commercial properties because the subject property was planned for non-residential or mixed -use development. All of the surrounding properties are slated for future Urban Mixed -Use development. 4. 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 includes the following uses: multi -family residential units, professional offices, retail uses, personal service shops, medical clinics, restaurants and F-9 drive-thru facilities. Non-residential uses are proposed to be located on the ground floor of the building fronting on Holleman Drive. Two multi -family structures are proposed at the rear of the property and are not proposed to contain non-residential uses due to lack of visibility. The proposal differs from the current zoning only in that the non-residential spaces can be phased over time. The properties located to the east and west are zoned C-1 General Commercial and are currently developed as office and office -industrial uses. Holleman is designated as a 2- Lane Major Collector in this area. The property is suitable for mixed -use development. S. 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 PDD zoning includes the following uses: multi -family residential units, professional offices, retail, personal service shops, medical clinics, restaurants and drive- thru facilities. Non-residential uses are permitted to be located on the ground floor of the building fronting on Holleman Drive. Two multi -family structures were included at the rear of the property and would not contain commercial uses due to lack of visibility. A site plan for the development was approved in September of this year. The proposal differs from the current zoning only in that the non-residential spaces can be phased over time. S. 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: A mixed -use development was recently built in the area -the Lofts at Wolf Pen Creek. Additionally, a mixed -use site plan was approved in September of this year conforming to the existing mixed -use PDD zoning. 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 8-inch water main which runs along the north side of Holleman Drive. The nearest public sanitary sewer manhole is located approximately 150 feet east of the subject property. Public utility extensions will be required as a part of site development. The subject tract is located in the Wolf Pen Creek Drainage Basin; development of the tract will have to meet the City's Storm Water Design Guideline requirements. The subject tract is not located within a FEMA regulated Special Flood Hazard Area. The subject tract is located adjacent to Holleman Drive (2-Lane Major Collector) and will take access from a recently established cross access easement with the adjacent property off Holleman Drive. REVIEW OF CONCEPT PLAN The following uses are included in the PDD zoning: multi -family residential units, professional offices, retail uses, personal services shops, medical clinics, restaurants and drive-thru facilities. Non-residential uses are proposed to be located on the ground floor of the building fronting on Holleman Drive. Two multi -family structures are proposed at the rear of the property and are not proposed to contain non-residential uses due to lack of visibility. The proposal differs from the current zoning only in that the non-residential spaces can be phased over time. The applicant has provided the following information related to the proposed zoning district: "The project will include 34 residential units (60 bedrooms) in three separate buildings ranging in height from 2-3 stories and 1,000 square feet of non- residential space facing Holleman. Another 3,000 square feet of first floor living 0 spaces will be constructed to commercial standards for future conversion to non- residential space if the market supports such a conversion, up to a project total of 4,000 square feet." At the time of site plan, the project will need to meet all applicable site and architectural requirements required by the Unified Development Ordinance. The existing PDD zoning district includes several meritorious modifications that are being requested to remain with the new PDD zoning. The following meritorious modifications are being requested to remain on the property: Section 7.2.1 "Number of Off -Street Parking Spaces Required" of the Unified Development Ordinance The applicant is requesting a parking requirement of 1 parking space per bedroom for the residential units and a minimum parking requirement of 1 parking space per 250 square feet of non-residential uses. Section 7.2.E "Interior Islands" of the Unified Development Ordinance The applicant is requesting that no interior parking island be required in side or rear parking areas. Section 5.4 "Non -Residential Dimensional Standards" of the Unified Development Ordinance The applicant is requesting that no minimum front setback be required from Holleman Drive to allow the mixed -use structure to be located closer to Holleman Drive. Additionally the applicant is requesting a 15-foot rear setback. Section 7.1.2 "Single -Family Protection" of the Unified Development Ordinance The applicant is requesting that the height of the structures not be limited by the adjacent single-family structures to the south. As designated on the Comprehensive Plan, the future use of the property to the south is also high - density Urban Mixed -use, although the property is currently developed as single- family residential. " Section 7.6.F "Buffer Standards" of the Unified Development Ordinance The applicant is requesting that no buffer be required adjacent to the single- family development to the south. As designated on the Comprehensive Plan, the future use of the property to the south is also a high -density Urban Mixed -use. The Unified Development Ordinance provides the following review criteria for 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: The applicant has proposed a mixed -use development including multi -family units, retail, restaurant and office uses. As designated on the Comprehensive Plan, the subject property and the entire surrounding area is proposed to be high -density Urban Mixed Use in the future. A mixed -use environment potentially allows for residents to shop, dine and work where they live, reducing traffic congestion on nearby streets and encouraging a more walkable environment. 2. The proposal is in conformity with the policies, goals, and objectives of the Comprehensive Plan, and any subsequently adopted Plans, and will be Es19 consistent with the intent and purpose plan is in general conformity with the Comprehensive Plan. The Future Land Use Use, which is what is currently proposed on of this Section: The proposed concept policies, goals and objectives of the and Character Map calls for Urban Mixed the concept plan The proposal is compatible with existing or permitted uses on abutting sites and will not adversely affect adjacent development: The proposed development includes a vertical mixed -use structure on the front of the property adjacent to Holleman Drive and multi -family structures toward the rear of the property. Properties to the east and west are currently developed as office uses and are generally compatible with the proposed development. Properties to the south are currently developed as single-family uses. The applicant has proposed to exclude non-residential uses adjacent the existing single-family. Properties to the south are designated on the Comprehensive Plan for future high -density Urban Mixed Use. a. 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: All dwelling units will have access to a public street via a joint access easement with the adjacent office -industrial development (currently Verizon). S. The development includes provision of adequate public improvements, including, but not limited to, parks, schools, and other public facilities: The development includes a provision for public sidewalks along Holleman Drive. 6. The development will not be detrimental to the public health, safety, welfare, or materially injurious to properties or improvements in the vicinity: The surrounding area is also designated for future high -density Urban Mixed -Use. The proposed development will not be detrimental to the public health, safety, welfare, or materially injurious to properties or improvements in the vicinity. 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: The development of the subject property includes the installation of sidewalks along Holleman Drive. A mixed -use environment potentially allows for residents to shop, dine and work where they live, reducing traffic congestion on nearby streets and encouraging a more walkable environment. Budget & Financial Summary: N/A Attachments: 1. Letter from the Applicant 2. Background Information 3. Aerial & Small Area Map (SAM) 4. Draft Planning & Zoning Commission meeting minutes (November 18, 2010) 5. Concept Plan 6. Ordinance