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Home My WebLink AboutStaff Report(*400r� CITY OF COLLEGE STATION Home of Texas AeaM University® REZONING REQUEST For Scott & White Healthcare 11-00500063 REQUEST: PDD Planned Development District to PDD Planned Development District to modify standards SCALE: 37.12 acres LOCATION: 3210 Rock Prairie Rd APPLICANTS: John P. Cunningham Jr., Scott & White Healthcare PROJECT MANAGER: Jennifer Prochazka, AICP, Senior Planner jrochazka@cstx.gov RECOMMENDATION: Approval NOTIFICATIONS Advertised Commission Hearing Date: April 21, 2011 Advertised Council Hearing Dates: April 28, 2011 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: Property owner notices mailed: Contacts in support: Contacts in opposition: Inquiry contacts: ADJACENT LAND USES Wilshire HOA Sandstone HOA Foxfire HOA Amberlake HOA Chadwick HOA Stonebridge HOA Stonebridge Court HOA 15 None as of date of staff report None as of date of staff report None as of date of staff report Direction Comprehensive Plan Zoning Land Use North Suburban A-O Agricultural- Vacant, Riviera Day Commercial and Open, C-3 Light Spa, Plazas at Rock Restricted Suburban Commercial, C-1 Prairie shopping across Rock Prairie General Commercial center across Rock Road (Major Arterial) across Rock Prairie Prairie Road (Major Road Major Arterial Arterial South Suburban PDD Planned Rural, Vacant Commercial, General Development District, Commercial and A-O Agricultural Open Natural Areas — Reserved East General Suburban in PDD Planned Rural, Vacant Growth Area III and Development District, General Commercial A-O Agricultural - Open, A-P Administrative Professional West Suburban PDD Planned Vacant and State Commercial, General Development District, Highway 6 Commercial and C-1 General Freeway Commercial DEVELOPMENT HISTORY Annexation: 1977 and 1983 Zoning: Annexed as A-O Agricultural -Open. A-O to C-2 Commercial Industrial in 1986; C-2 to R-5 Apartment/Medium Density in 1994; and R-5 renamed to R-4 Multi -Family in 2003. Portions of the larger Scott & White property along the State Highway 6 Frontage Road and along Rock Prairie Road near its intersection with State Highway 6 were zoned C-1 General Commercial in 2009. Preliminary Plat: Scott & White Healthcare Subdivision (2011) Site development: Largely vacant, with an on -site oil well BACKGROUND The subject property was zoned PDD Planned Development District in conjunction with the surrounding tracts for a hospital and clinic development. Scott & White is now in the design phase and have identified several modifications needed to the City's Non -Residential Architectural Standards. The proposed PDD zoning retains the existing land uses, concept plan and meritorious modifications previously approved, with additional modifications outlined later in the report. REVIEW CRITERIA 1. Consistency with the Comprehensive Plan: Portions of the tract are designated as Suburban Commercial, which is generally for concentrations of commercial activities that cater primarily to nearby residents versus the larger community or region. According to the Comprehensive Plan, design of structures in these areas should be compatible in size, roof type and pitch, architecture, and lot coverage with single-family residential uses. The proposal is consistent with the Comprehensive Plan. A portion of the tract is designated as General Commercial. The General Commercial designation is for concentrations of commercial activities that cater to both nearby residents and to the larger community or region. It is preferred that development in these areas be concentrated in nodes instead of developed in strips. The proposal is consistent with the Comprehensive Plan. The subject property is also located within the Spring Creek District (Medical Corridor) — a special planning area that at some point in the future will be studied in further detail. The focus of the Spring Creek District Plan should be linking current and future medical facilities into a cohesive district. 2. Compatibility with the present zoning and conforming uses of nearby property and with the character of the neighborhood: The existing PDD includes a hospital campus at the heart of the property with periphery retail and office uses. As such, the proposed zoning is generally compatible with the commercially zoned property located to the west. The property to the north, across Rock Prairie Road, is largely zoned A-O Agricultural Open and is undeveloped. At the entrance to the Woodcreek Subdivision, the Riviera Day Spa is zoned and developed as light commercial. The northeast corner of Rock Prairie Road and State Highway 6 is developed as the Plazas at Rock Prairie shopping center. The proposed PDD designation is compatible with the commercial development in the area. 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 property is currently zoned PDD Planned Development District allowing for the development of a hospital and clinic. The proposed PDD includes modifications to the Non -Residential Architectural Standards contained in Section 7.9 of the Unified Development Ordinance. 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 PDD Planned Development District allowing for the development of a hospital and clinic. The use of the property will not change with the proposed PDD zoning. 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 existing PDD zoning allows for the development of a hospital and clinic. The proposed PDD will not change the permitted uses on the property. 6. Availability of water, wastewater, stormwater, and transportation facilities generally suitable and adequate for the proposed use: The proposed use will not change. Utilities and transportation facilities are adequate for the proposed hospital and clinic use. Base Zoning and Meritorious Modifications The applicant proposes to retain C-1 General Commercial as the base, underlying zoning district for standards not identified in the PDD. At the time of site plan and plat, the project will need to meet all applicable site, architectural and platting standards required by the Unified Development Ordinance except where meritorious modifications are granted with the PDD zoning. The applicant has requested the following additional meritorious modifications to the existing PDD zoning: Section 7.9.2 "Building Mass & Design" and Section 7.9.E.1 "Fagade Articulation" of the Unified Development Ordinance This ordinance section requires fagade articulation in the form of minimum four -foot projections/recessions. The applicant believes that the proposed hospital structure complies with the intent of the ordinances. Proposed building elevations have been provided with this report. 2. Section 7.9.F.2 "Additional Standards for 150,000 s.f. or Greater" of the Unified Development Ordinance This ordinance section requires that each fagade utilize a minimum of 50% masonry materials. The applicant has identified that the north fagade includes 48.65% masonry. All other facades exceed the 50% requirement and as a whole the building exceeds the requirement. 3. Section 7.9.E.4.d "Pedestrian / Bike Circulation & facilities" of the Unified Development Ordinance The UDO requires a 10-foot sidewalk along the full length of any fagade facing a right-of- way. The applicant has requested to vary from this requirement in several instances. The west fagade of the hospital has no public access points and is grade separated along the majority of its face. Also, the west facade of the utility building has no public access point and has cooling tower intake grills along much of its face. 4. Section 7.9.13.1 "Required Screening" of the Unified Development Ordinance The applicant has proposed a 10-foot tall screening wall for the bulk oxygen tank, but believes that screening the full height of the tank will be more visually intrusive than screening only the lower portion. The exposed portion of the tank will be painted a complimentary color and will contain not company logo. STAFF RECOMMENDATION Staff recommends approval. SUPPORTING MATERIALS 1. Application 2. Hospital Renderings (provided in packet) 3. Existing Concept Plan (provided in packet) 4. Rezoning map (provided in packet)