HomeMy WebLinkAboutStaff ReportCITY OF COLLEGE STATION
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REZONING REQUEST
For
Rock Prairie Marketplace
11-00500055
REQUEST: C-1 General Commercial to PDD Planned Development District
SCALE: 1 lot on 9.014 acres
LOCATION: 2000 Rock Prairie Road
APPLICANTS: Burdette Huffman, Weingarten Real Estate Investments
PROJECT MANAGER: Jennifer Prochazka, AICP, Senior Planner
jrochazka@cstx.gov
RECOMMENDATION: Approval
Planning & Zoning Commission Page 1 of 8
April 21, 2011
Planning &Zoning Commission Page 2 of 8
April 21, 2011
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Planning &Zoning Commission Page 3 of 8
April 21, 2011
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
C-1 General
Plazas at Rock Prairie
Commercial across
Commercial across
shopping center
Rock Prairie Road
Rock Prairie Road
across Rock Prairie
Ma'or Arterial
Major Arterial
Road Major Arterial
South
General Commercial
PDD Planned
Vacant
Development District
East
Suburban
PDD Planned
Vacant
Commercial
Development District
West
Freeway
N/A
State Highway 6
South
DEVELOPMENT HISTORY
Annexation:
Zoning:
Final Plat:
Site development
1977
A-O Agricultural Open to C-1 General Commercial (1979 & 1982)
Rock Prairie Marketplace (2008)
The southern -most end of the property was previously developed
with a plumbing service office and associated parking. The site is
currently vacant.
Planning & Zoning Commission Page 4 of 8
April21, 2011
REVIEW CRITERIA
1. Consistency with the Comprehensive Plan: The Comprehensive Plan designates the
property 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. The uses included in the proposal are those permitted with the current
C-1 General Commercial zoning and 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 proposed PDD includes land uses
permitted by the current C-1 General Commercial zoning on the property. As such, the
proposed zoning is generally compatible with the commercial portions of the Scott & White
PDD to the south and east. The property to the north, across Rock Prairie Road is zoned
C-1 General Commercial and is developed as the Plazas at Rock Prairie shopping center.
The proposed PDD 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 requested
PDD includes C-1 General Commercial uses that the Comprehensive Plan anticipates as
being suitable for this area over the 20-year Plan horizon. The general suitability of the land
for development, including a discussion of the availability of water, wastewater and
transportation infrastructure is included in Review Criteria #6. No FEMA floodplain exists on
the property.
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 zoned C-1 General Commercial. General Commercial is a district that is
designed to provide goods and services to the general public and visitors. The uses
permitted in this district are generally dependant on good access and visibility. The property
has frontage on Rock Prairie Road and State Highway 6. The property is generally suitable
for C-1 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
existing C-1 zoning allows the property to be marketed for general commercial development.
A market analysis of the subject property has not been provided to the City; however, the
C-1 district permits commercial retail, restaurant, service and office uses, which are
consistent with other uses found along the east side of State Highway 6.
6. Availability of water, wastewater, stormwater, and transportation facilities generally
suitable and adequate for the proposed use: There are existing 18-inch water lines
along State Highway 6 south of the property and along Rock Prairie Road. The 18-inch
waterline along the State Highway 6 Frontage Road will need to be extended to connect to
the 18-inch waterline on Rock Prairie Road with the development of the property, in
accordance with the Water Master Plan.
There is an existing 8-inch sanitary sewer line northeast of the property along Rock Prairie
Road that is available to serve the site. A sanitary sewer line will need to be
extended offsite to connect to this existing sewer line with the development of the property.
Planning & Zoning Commission Page 5 of 8
April21, 2011
The property is surrounded by State Highway 6 and Rock Prairie Road. State Highway 6 is
classified on the City's Thoroughfare Plan as Freeway/Expressway and Rock Prairie Road is
classified as a 4-Lane Major Arterial in this area, although it is currently constructed to a
rural collector standard. Scott & White Drive, a major collector roadway, is planned south of
the property.
REVIEW OF CONCEPT PLAN
The Concept Plan provides for general commercial development on the subject property.
Purpose & Intent Statement
The applicant has stated the following purpose of the PDD zoning "to enhance the possibility of
bringing a valuable retail and commercial development to the City of College Station, Texas."
Land Use
The PDD proposal includes all land uses permitted in the C-1 General Commercial zoning
district.
Access
Driveway locations are limited to those shown on the Concept Plan. The driveway shown to the
State Highway 6 South Frontage Road is subject to TxDOT review and approval.
Building Height
The applicant has proposed building heights in the range of 15 to 40 feet.
Base Zoning and Meritorious Modifications
The applicant proposes to utilize 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 meritorious modifications:
Section 7.2.1 "Number of Off -Street Parking Spaces Required" of the Unified
Development Ordinance
The applicant has proposed an off-street parking requirement of 1 parking space per 250
square feet of space for multi -tenant structures with no limitation on intense uses, and no
additional parking required for intense uses. Restaurant parking is proposed at 1 parking
space per 100 square feet of area, regardless of whether the use has a drive-thru.
2. Section 7.9.D.2 "Parking Screening" of the Unified Development Ordinance
The applicant requested that berms not be required for parking screening and has proposed
to screen parking areas with vegetation.
3. Section 3.5.E.2 "Site Plan Review Criteria" of the Unified Development Ordinance —
related to the provision of sidewalks
The applicant has requested that no sidewalk be required along State Highway 6 Frontage
Road. No sidewalk is included with the Scott & White development for sidewalks associated
with this property to tie into.
4. Section 7.3.C.3 "Spacing of Driveway Access" and 7.3.C.4 "Freeway Frontage Road
Access and Location Requirements" of the Unified Development Ordinance
Planning & Zoning Commission Page 6 of 8
April21, 2011
The applicant has proposed two driveways to Scott & White drive and one to Rock Prairie
Road. Additionally, the applicant has proposed a driveway from the State Highway 6
Frontage Road, subject only to compliance with TxDOT requirements.
5. Section 7.4 "Signs" of the Unified Development Ordinance
The applicant has proposed two freestanding signs for the shopping center in the general
locations shown on the Concept Plan; one sign is proposed at the hard corner with a
maximum height of 20 feet tall and a maximum area not to exceed 200 square feet, and a
second freestanding sign at the southern end of the property, with a maximum height of 30
feet tall and a maximum area not to exceed 300 square feet. Additionally, the applicant has
proposed five additional low profile signs along State Highway 6.
6. Section 8.2.E.3 "Street Projections" and 8.2.G "Blocks" of the Unified Development
Ordinance
The applicant has requested that with any future subdivision of the tract, the plat be exempt
from maximum block length requirements and that no Public Way be required to be
provided, subject to the provision of internal cross access among the lots/pads on the
property.
Section 7.12 "Traffic Impact Analysis" of the Unified Development Ordinance
The applicant has requested that a Traffic Impact Analysis not be required.
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 land uses permitted will not
change and are similar to those permitted on adjacent tracts and in the larger area. The
Concept Plan provides for Driveways to Rock Prairie Road and Scott & White Drive.
Driveways to the Frontage Road are subject to approval by TxDOT.
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: The Comprehensive Plan describes future
development of this tract as General Commercial. The Concept Plan reflects the Community
Character and Land Use designation.
3. The proposal is compatible with existing or permitted uses on abutting sites and will
not adversely affect adjacent development: The abutting properties are largely vacant,
but were recently zoned PDD Planned Development District with the Scott & White proposal.
Adjacent property located to the south along State Highway 6 Frontage Road allows for
general commercial uses. Adjacent PDD property to the east includes uses similar (though
slightly restricted) to General Commercial zoning and includes increased aesthetic
requirements. The land uses permitted on the subject property will not change and are
similar to those permitted on adjacent tracts and in the larger area.
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: No dwelling units are proposed.
5. The development includes provision of adequate public improvements, including, but
not limited to, parks, schools, and other public facilities: None proposed.
Planning & Zoning Commission Page 7 of 8
April21, 2011
6. The development will not be detrimental to the public health, safety, welfare, or
materially injurious to properties or improvements in the vicinity: Besides the
requested meritorious modifications, the proposed development will meet all City
requirements. One of the meritorious modifications requested is to allow development of the
property without a Traffic Impact Analysis (TIA). A TIA was prepared for the PDD zoning on
the adjacent Scott & White property. Based on information contained in that TIA, Staff is
aware that significant transportation deficiencies will exist if this property and the
surrounding area are developed prior to upgrades to Rock Prairie Road and the State
Highway 6 overpass. Traffic mitigation will be needed in this area and the City should
continue progress toward this end.
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 site will have access to
the future Scott & White Drive and Rock Prairie Road. If meeting State requirements and
granted by TxDOT, access to the site may also come from State Highway 6. Again, one of
the meritorious modifications requested is to allow development of the property without a
Traffic Impact Analysis (TIA). Staff is aware that significant transportation deficiencies will
exist if this property and the surrounding area are developed prior to upgrades to Rock
Prairie Road and the State Highway 6 overpass. Traffic mitigation will be needed in this
area and the City should continue progress toward this end.
STAFF RECOMMENDATION
Staff recommends approval.
SUPPORTING MATERIALS
1. Application
2. Concept Plan (provided in packet)
3. Rezoning map (provided in packet)
Planning & Zoning Commission Page 8 of 8
April21, 2011
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