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REZONING REQUEST
FOR
12900 OLD WELLBORN RD
11-00500024
REQUEST: A-O Agricultural Open to PDD Planned Development District
SCALE: 2.39 acres
LOCATION: 12900 Old Wellborn Rd, generally located at the intersection of Old
Wellborn Road and North Graham Road
APPLICANT: Chuck Moreau, property owner
PROJECT MANAGER: Jason Schubert, AICP, Principal Planner
jchubert@cstx.gov
RECOMMENDATION: Staff recommends denial as detailed in the staff report.
Planning & Zoning Commission Page 1 of 8
January 5, 2012
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Planning & Zoning Commission Page 2 of 8
January 5, 2012
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Planning & Zoning Commission Page 3 of 8
January 5, 2012
NOTIFICATIONS
Advertised Commission Hearing Date: January 5, 2012
Advertised Council Hearing Dates: January 26, 2012
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
N/A
Three
None as of time of staff report.
None as of time of staff report.
None as of time of staff report.
Direction
Comprehensive Plan
Zoning
Land Use
North
Suburban Commercial
C-2 Commercial
Retail /
Industrial
commercial sales
South
A-O Agricultural
Across North Graham RD
Business Park
Open
agricultural
Major Collector
East
Across Old Wellborn Rd
C-1 General
commercial
(Minor Collector), railroad,
Suburban Commercial
Commercial
shopping center
pp g
and Wellborn Road (Major
Arterial
West
Business Park
PDD Planned
Vacant /
Development District
undeveloped
DEVELOPMENT HISTORY
Annexation:
November 2002 (ETJ in 1974)
Zoning:
A-O Agricultural Open upon annexation
Final Plat:
Rock Prairie West Business Park (2002)
Site development:
The property is currently developed with an approximately 3,000
square foot, single -story, brick building, constructed in 1985 while
in the City's ETJ. There is existing asphalt paving on site though
approximately two-thirds of the property is currently undeveloped.
The site's previous use was Heirloom Gardens, a commercial
garden / greenhouse / landscape maintenance use.
BACKGROUND OF PROPOSED REQUEST
The subject property is located in an area designated as Suburban Com mercial on the
Comprehensive Plan Future Land Use and Character M ap. As a standard zoning district that
meets the intent of the Suburban Commercial designation has not yet been created, property
owners desiring to change the z oning of their property in these areas have been directed to
Planning & Zoning Commission Page 4 of 8
January 5, 2012
apply for a PDD Planned Development District zoning. This practice has allowed several
projects to move forward in the interim helping to achieve the goals of the Comprehensive Plan
while continuing to comply with other applicable City standards and requirements.
The subject property has existing improvements from a previous use that the applicant
proposes to utilize for the sale of building products and materials similar to the existing adjacent
use. The Concept Plan is proposed in two phases with Phase 2 being the anticipated build -out
and full redevelopment of the site with a few meritorious modifications. For Phase 1, the
applicant proposes to make some adjustments to the existing site to allow use of the property
similar to its current state. A number of meritorious modifications are requested as part of Phase
1 to allow new parking rows to be constructed on existing asphalt paving without having to meet
current standards for the new parking areas. Staff is supportive of the proposed use and the
eventual build -out of the site as generally proposed in Phase 2, but does not feel the
modifications requested as part of Phase 1 are warranted.
REVIEW CRITERIA
1. Consistency with the Comprehensive Plan: The requested zoning is PDD Planned
Development District with a base zoning district of C-3 Light Commercial, for a retail sales,
warehousing, and fabrication of building products and building supplies. The
Comprehensive Plan designates the subject property and properties to the north as
Suburban Commercial on the Future Land Use and Character Map. The Suburban
Commercial land use designation is generally for concentrations of commercial activities that
cater primarily to nearby residents versus the la rger community or region. Generally, these
areas tend to be small in size and located adjacent to major roads, such as arterials and
collectors. The physical design of structures should be compatible is size, roof type and
pitch, architecture, and lot coverage with the surrounding single-family residential uses. The
adjacent area to the west is designated by the Comprehensive Plan as Business Park which
is intended for areas that include office, research, or industrial uses.
2. Compatibility with the present zoning and conforming uses of nearby property and
with the character of the neighborhood: The existing land use adjacent to the north is
primarily retail sales and builder supply, including retail lighting, swimming pool, and flooring
sales. The adjacent property to the west is currently vacant but was recently rezoned for
quasi -industrial uses that include office and self -storage. The proposed PDD will initially
utilize the existing structure for retail sales of building products and materials which is
compatible in character to the existing and future adjacent uses. Phase 2 expands the retail
building and outdoor sales area and adds a building product f abrication and warehousing
use on the western part of the property adjacent to the Business Park designated area.
Suitability of the property affected by the am endment for uses perm itted by the
district that would be made applicable by the proposed amendment: The proposed
PDD zoning allows the phased use of the property initially as retail sales of building products
and building materials with future expansion to also perm it fabrication and warehousing of
building products and materials. While the use is more commercial -industrial in nature, the
form and aesthetics of the development can be addressed through the PDD to meet the
intent of the Suburban Commercial and adjacent Business Park land use designations and
fit the surrounding context.
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: Suitability
of property for A-O Agricultural Open uses, i ncluding the continuation of the property as a
Planning & Zoning Commission Page 5 of 8
January 5, 2012
commercial garden / greenhouse / landscape m aintenance use. The A-O districts is
generally a holding district or an interim zoning in areas where properties are developing.
While the previous landscaping use is viable, the Comprehensive Plan anticipates the
property will develop with more intensive Suburban 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:
Marketability of the property zoned as A-O Agricultural Open. The property was zoned A-O
Agricultural Open upon annexation into the Ci ty limits in 2002. The previous use on the site
was permitted in the A-O district. The property, however, likely has limited marketability with
the current A-O Agricultural Open zoning due to the limited amount of commercial uses
available in the A-O district.
6. Availability of water, wastewater, stormwater, and transportation facilities generally
suitable and adequate for the proposed use: The subject propety is located in the
Wellborn Special Utility District water service area. Future development of the tract will be
required to meet fire flow requirements per the BCS United Water System Design
Guidelines. The subject tract is proposed to be served by an on -site sanitary sewer system,
which is required to be permitted through the Brazos County Health Department. The
subject tract is not located within a FEMA regulated Special Flood Hazard Area. Future
development of the tract will be required to meet the BCS United Storm Water Design
Guidelines. The subject tract has access to two thoroughfares, per the City's thoroughfare
plan: Old Wellborn Road (2 Lan a Minor Collector— Suburban Context) and North Graham
Road (2 Lane Major Collector).
REVIEW OF CONCEPT PLAN
The applicant has provided the following information related to the purpose and intent of the
proposed Planned Development District (PDD):
"The purpose of the development is to provide sales of building supplies and
accessories similar to existing adjacent uses. The proposed use fits current and future
uses in the area."
Proposed uses include retail sales, warehousing, and fabrication building products and building
materials. The development will utilize C-3 Light Commercial as the base zoning district for
development standards. The proposed range of building heights is 24 feet to 36 feet with roof
pitches between 2:12 and 4:12.
The Concept Plan shows development of the site in two phases. In Concept Plan Phase 1, the
applicant proposes to make some adjustments to the existing site to allow use of the property
similar to its current state. Two existing driveways to North Graham Road will be removed and
landscaping provided. New parking rows on the existing asphalt paving will be added to serve
the proposed use but not meet current development standards.
The Unified Development Ordinance (UDO) allows for existing non -conforming circumstances to
be continued but requires that new improvements or modification to existing ones meet current
development standards. Because of the change of use and the number of non -conformities
related to a site that developed several years ago while located in the County, the applicant
proposes several modifications to applicable development standards as described below:
Planning & Zoning Commission Page 6 of 8
January 5, 2012
1. LIDO Section 7.2.D. End Islands: This modification eliminates the requirement of curbed
landscape "end" islands at each end of a row of parking spaces. The applicant proposes to
create new parking rows without providing a minimum 180-square foot raised, curbed
landscape island at the end of each parking row. Based on the information provided in
Concept Plan Phase 1, the outline of end islands will be striped on the existing pavement.
2. UDO Section 7.2.E. Interior Islands: This modification eliminates the requirement of
landscape islands in the interior of parking areas as an additional 180-square f cot of island
area is required for every 15 parking space provided.
3. UDO Section 7.2.H. Curbing Required: This modification eliminates the requirement of
curbing around the perimeter of all paved parking areas. The applicant proposes to stripe
the parking spaces and drive isles of the parking lot with white striping.
4. LIDO Section 7.11.13.2 Permanent Outdoor Sales Areas: This modification eliminates the
requirement that caps the maximum outdoor sales area to 2,500 square feet or 10% of the
total site area, whichever is less. Also, eliminated is the requirement to screen outdoor sales
areas with a minimum six-foot screen or wall. Concept Plan Phase 1 proposes an outdoor
sales area of approximately 2,904 square feet and the applicant has expressed a desire to
not screen the outdoor sales area as required.
Concept Plan Phase 2 includes the development of the remainder of the property as well as
redevelopment of Phase 1. The existing driveway to Old Wellborn Road used in Phase 1 will be
removed and cross access provided to the existing commercial property to the north. The entire
parking lot will be redeveloped in com pliance with current standards. The existing structure will
be replaced and/or expanded and the outdoor sales area will expanded to the north. A
fabrication building w ill be added to the west, stormwater detention facilities provided for the
new improvements, and the North Graham Road driveway will be moved. The applicant has
requested the following modifications for Concept Plan Phase 2:
UDO Section 7.2.1. Number of Off -Street Parking Spaces Required: This modification
eliminates the requirement for off-street parking for the development. The applicant's
representative has expressed a desire to m eat a parking ratio of 1 parking space per 350
square feet of use, a C-2 Commercial -Industrial zoning district parking standard, instead of 1
parking space per 250 g ross square feet of use, the standard C-1 General Commercial and
C-3 Light Commercial parking standard.
2. LIDO Section 7.11.13.2 Permanent Outdoor Sales Areas: This modification eliminates the
requirement that caps the maximum outdoor sales area to 2,500 square feet or 10% of the
total site area, whichever is less. Also, eliminated is the requirement to screen outdoor sales
areas with a minimum six-foot screen or wall.
The applicant has proposed the following as community benefits and/or innovative design
concepts to justify the requested modifications:
1. Driveways will be eliminated and access to the site simplified.
2. The existing structure will remain in use until the completion of Phase 2.
3. The existing structure fits the design expectations of the Suburban Commercial land use.
4. Future use of lot in Phase 1 will add jobs to the local economy.
5. Future use of lot in Phase 1 will add tax revenue to the C ity of College Station.
Planning & Zoning Commission Page 7 of 8
January 5, 2012
In evaluating the proposed Concept P Ian, staff recognizes there are usually complexities in
redeveloping an existing site. Concept Plan Phase 2 depicts the eventual redevelopment and
build -out of the site. Staff is supportive of the Phase 2 with some revision to the requested
meritorious modifications. Staff would recommend approval of Phase 2 if the proposed
modifications were revised as follows:
• Define the waiver to UDO Section 7.2.1. Number of Off -Street Parking Spaces Required
to limit the reduction of the required parking ratio from 1:250 to 1:350, recognizing the
proposed use has a lower parking demand than typical retail uses; and
• Define the waiver to U DO Section 7.11.13.2 Permanent Outdoor Sales A reas to allow an
outdoor sales area of up to 10% of the total site area without the 2.500 square foot
maximum, recognizing the type of material being displayed is larger in scale than that
typically displayed in retail areas. Standard screening requirements would still apply.
Concept Plan Phase 1 proposes to use the existing site and structure with some changes. The
applicant proposes to create new parking rows that do not meet curbing and landscape island
standards. While asphalt pavement exists on the site, the dimensions of the site do not
preclude the construction of a parking area that meets current standard. Staff has suggested
that the parking provided in Phase 1 be constructed such that it can be continued to serve the
use as it expands in Phase 2 and not need to be redeveloped. In addition. the applicant has
requested a waiver to eliminate the requirement that addresses the amount of outdoor sales
area and the screening associated w ith it. There has been some discussion with the applicant
regarding possible alternatives to the standard requirements though the requested modification
has the effect of waiving the requirement in full. Specifically as it relates to Phase 1, staff cannot
be supportive of using the PDD zoning process to obtain blanket waivers to standard
development requirements in which other developments comply and that are not related to the
proposed build -out of the site or physical constraints of the site.
STAFF RECOMMENDATION
Staff is supportive of the proposed use and the bu ild-out of the site as generally proposed in
Phase 2, though recommends denial of the request due to the extent and nature of the
modifications requested as part of Phase 1 that are not related to constraints imposed by the
existing site or future redevelopment and build -out of the site.
SUPPORTING MATERIALS
1. Application
2. Rezoning Map (provided in packet)
3. Concept Plan Phase 1 (provided in packet)
4. Concept Plan Phase 2 (provided in packet)
Planning & Zoning Commission Page 8 of 8
January 5, 2012