HomeMy WebLinkAboutAgendaDecember 18, 2014
Regular Agenda
Creek Meadows Rezoning
To: Kelly Templin, City Manager
From: Lance Simms, Director of Planning & Development Services
Agenda Caption: Public hearing, presentation, possible action, and discussion regarding an
ordinance amending Chapter 12, "Unified Development Ordinance," Section 12-4.2, "Official
Zoning Map," of the Code of Ordinances of the City of College Station, Texas by changing
the zoning district boundaries from PDD Planned Development District and R Rural to POD
Planned Development District to amend the concept plan layout and uses for approximately
19.125 acres in the Samuel Davidson League, Abstract No. 13, College Station, Brazos
County, Texas, being a remainder of a called 22.418 acre tract described as Tract One in a
deed to Creek Meadows Partners, LP, as described in Volume 7633, Page 239; and 15.37
acres in the Samuel Davidson League, Abstract No. 13, College Station, Texas, being a
portion of the remainder of a called 171.043 acre tract described as Tract One by a deed to
Creek Meadows Partners, LP, recorded in Volume 7068, Page 220, of the Official Deed
Records of Brazos County, Texas, located at 3850 Greens Prairie Road West, and more
generally located near the entrance of Creek Meadows Subdivision at the intersection of
Greens Prairie Road West and Creek Meadows Boulevard North.
Relationship to Strategic Goals: Diverse Growing Economy, Neighborhood Integrity
Recommendations: The Planning and Zoning Commission considered this item at their
November 20, 2014 meeting and unanimously recommended approval of the amendment
with the condition that a uniform six-foot fence with design elements be constructed at the
time of subdivision development on the northern and eastern property lines of the portion of
the subject property located north of Greens Prairie Road West. Staff recommends approval
as well.
Summary: Creek Meadows began development in the ETJ and is vested to the uses
proposed at that time. This rezoning request would allow approximately 19 acres north of
Greens Prairie Road West to develop as single-family (currently vested for multi -family),
approximately 15.4 acres south of Greens Prairie Road West to develop as townhomes
(currently vested to and zoned for duplexes). The density exchange will result in an overall
reduction of 127 potential dwelling units in Sections 1C and IA.
The Unified Development Ordinance provides the following review criteria for zoning map
amendments:
REVIEW CRITERIA
1. Consistency with the Comprehensive Plan: The subject property is designated
Wellborn Suburban north of Greens Prairie Road West and Restricted Suburban south
of Greens Prairie Road West on the Comprehensive Plan Future Land Use and
Character Map.
The Wellborn Suburban designation is described in the Wellborn Community Plan as
having "...an intense level of development activities. These areas will tend to consist
of high -density single-family residential lots (minimum 5,000 square feet).
Development features should be incorporated such as greenbelts, garages, and
limited lot coverage to reduce the character impact of surrounding residential uses."
The proposed uses on this portion of the subject property are single-family homes.
The Restricted Suburban designation is described as having "...a moderate level of
development activities. These areas will tend to consist of medium -density single-
family residential lots (acreage 8,000 square feet) when clustered around open
space, or larger lot sizes when not clustered." The proposed uses on this portion of
the subject property are multi -family and single-family homes.
The density of the overall Creek Meadows Development is proposed to be four
dwelling units per acre - consistent with the Future Land Use and Character
designations on the property.
2. Compatibility with the present zoning and conforming uses of nearby
property and with the character of the neighborhood:
Portion north of Greens Prairie Road West: The subject property and
surrounding area are currently zoned R Rural and are developed as both rural
density single-family homes and rural -character commercial. The proposed uses for
this area include single-family homes on minimum 5,000 square foot lots. The
original Master Plan for the Creek Meadows showed a future land use of multi -family
in this area. Through the Wellborn Community Plan, area residents expressed a
desire to reduce future densities. Single-family uses are more compatible with the
existing uses and zoning of nearby properties.
Portion south of Greens Prairie Road West: The subject property and
surrounding area are included in the Creek Meadows PDD zoning, which includes
single-family and duplex uses. The proposed Townhome use is denser than uses in
the surrounding 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
subject property is suitable for the uses and density proposed in the PDD Planned
Development District. The overall density of the Creek Meadows neighborhood will
remain around 4 dwelling units per acre. The rezoning reduces the possible number
of dwelling units in Creek Meadows. Road infrastructure in this area (at the perimeter
of the subdivision) was developed while in still in the ETJ and does not meet an
urban City standard.
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:
North of Greens Prairie Road West: The existing zoning of this portion of the
property is R Rural, however, because the Creek Meadows development began in the
ETJ without the benefit of land use control, this portion was shown for multi -family
development and is vested to that use.
South of Greens Prairie Road West: The current PDD in place on this portion of
the property allows for duplex units in this area similar to the developed portion of
Creek Meadows to the east and is suitable for this property.
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: The proposed PDD rezoning essentially relocates higher -density
dwelling units from north of Greens Prairie Road West to south of Greens Prairie
Road West, and locates single-family to the north. The intent of the swapped land
use densities is to reduce the overall permitted densities while responding to the
character of the surrounding area.
6. Availability of water, wastewater, stormwater, and transportation facilities
generally suitable and adequate for the proposed use: Water service will be
provided by Wellborn Special Utility District via existing 6-, 8-, and 16-inch mains.
There are also 6- and 8-inch sanitary sewer lines available to serve this property.
There is currently capacity in the existing sanitary sewer system to support some
additional development, however capacity will need to be analyzed further with the
platting of each individual phase. It is anticipated that improvements to the
downstream sanitary sewer system will be needed in the near future. Drainage is
mainly to the south within the Peach Creek Drainage Basin. Access to the sites will
be available via Greens Prairie Road West and Creek Meadows Boulevard North.
Drainage and other public infrastructure required with site development shall be
designed and constructed in accordance with the BCS Unified Design Guidelines.
Existing infrastructure, with the exception of the referenced sanitary sewer, appears
to be adequate for the proposed use.
SUMMARY OF CONCEPT PLAN
The following base districts are requested for the proposed residential uses:
• Single-family land uses - GS General Suburban Zoning District
• Townhome land uses - T Townhome Zoning District
Meritorious Modifications
The following modifications are proposed through this rezoning request:
Setbacks:
Single-family land uses -
• Reduction of the minimum front setback from 25 feet to 20 feet to
conform with existing modifications in the Creek Meadows
neighborhood
• Reduction of the minimum side setback from 7.5 feet to 5 feet to
conform with existing modifications in the Creek Meadows
neighborhood
Townhome land uses -
Minimum side setback reduced from 7.5 feet to 5 feet
Minimum front setback reduced from 25 feet to 20 feet
Minimum rear setback reduced from 20 feet to 15 feet
Density: Reduced maximum Townhome density from 14 dwelling units per
acre to 8 dwelling units per acre.
Driveway Standards: The applicant requests that the maximum driveway width for
the Townhome lots is increased from 25 feet to 27 feet to accommodate three
parking spaces.
Community Benefits and Additional Enhancements
The applicant offers the following as community benefits and/or project enhancements:
• Reduced densities on the north side of Greens Prairie Road West adjacent to rural
and estate properties;
• Open spaces provided through future detention and easements as shown on the
Concept Plan;
• Attached and/or detached two car garages required with each detached single-family
dwelling unit as requested by residents through the Wellborn Community Plan;
• Replaced permitted duplex dwelling units with single-family townhome units;
• Reduced the Townhome density potential from 14 dwelling units per acre to eight.
Budget & Financial Summary: N/A
Reviewed and Approved by Legal: Yes
Attachments:
1. Background Information
2. Aerial and Small Area Map
3. Concept Plan and Rezoning Map
4. Ordinance