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HomeMy WebLinkAboutStaff ReportCITY OF CgLL13Gt3 STATION Home of Texas A&M thlinersiiy' REZONING REQUEST FOR 3514, 3520 & 3526 Longmire Drive 11-00500078 REQUEST: C-1, General Commercial and C-2, Commercial -Industrial to PDD, Planned Development District SCALE: 6.283 Acres LOCATION: 3514, 3520 & 3526 Longmire Drive APPLICANTS: Leon Williamson, Williamson Group Architects PROJECT MANAGER: Matt Robinson, AICP, Senior Planner mrobinson@cstx.gov RECOMMENDATION: Staff recommends approval of the rezoning and accompanying concept plan. Planning & Zoning Commission Page 1 of 11 June 16,2011 Planning & Zoning Commission Page 2 of 11 June 16, 2011 Planning & Zoning Commission Page 3 of 11 June 16,2011 NOTIFICATIONS Advertised Commission Hearing Date: June 16, 2011 Advertised Council Hearing Dates: July 14, 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: 6 Contacts in support: None at time of staff report Contacts in opposition: None at time of staff report Inquiry contacts: None at time of staff report ADJACENT LAND USES Direction Comprehensive Zoning Land Use Plan North Spring Creek C-1 General Commercial strip District -General Commercial and C- center, restaurant Commercial 2 Commercial - Industrial South Spring Creek C-1 General Offices (BCS Heart) District - Institutional Commercial / Public East 2-lane major C-1 General Longmire Drive, collector on Commercial Commercial Thoroughfare Plan, shopping center Spring Creek (Kroger's) District - General Commercial West Spring Creek C-1 General Hospital (College District -Institutional Commercial Station Medical / Public Center) DEVELOPMENT HISTORY Annexation: 1982 Zoning: A-O Agricultural Open to C-2 Commercial -Industrial and R-4 Multi -Family (1982) A portion from R-4 Multi -Family to C-1 General Commercial (1985) Planning & Zoning Commission Page 4 of 11 June 16,2011 Final Plat: L.O. Ball Memorial Subdivision Phase II (1999) Site development: Vacant REVIEW CRITERIA 1. Consistency with the Comprehensive Plan: The Comprehensive Plan designates the subject properties as Institutional / Public, which is a land use designation for areas that are, and are likely to remain, in some form of institutional or public activity. Additionally, the subject properties are located within the Spring Creek District planning area, which is focused on linking current and future medical facilities into a cohesive district. The proposed rezoning includes uses allowed under the C-1 General Commercial zoning district, with planned uses consisting of a health club, medical offices and other supporting land uses. These uses are consistent with the Comprehensive Plan, with flexibility allowed for potential commercial uses. Commercial land uses of fuel sales, self -storage, vehicular sales/service, night club and car wash are uses that would not be allowed under the proposed PDD due to potential issues of incompatibility. The proposed concept plan includes elements that link existing and future medical facilities together as identified in the Comprehensive Plan for the Spring Creek District. These elements include a private drive that connects the existing College Station Medical Center and BCS Heart medical office building with the proposed development. In addition, landscaping and design elements, such as building materials that are shared with the College Station Medical Center will be incorporated into the development to create a more campus type setting. 2. Compatibility with the present zoning and conforming uses of nearby property and with the character of the neighborhood: The subject properties are currently zoned C-1 General Commercial and C-2 Commercial Industrial. Surrounding properties are zoned and developed for general commercial uses, with the exception of a portion of the property to the north, which contains non -conforming uses (restaurants) in the C-2 zoning district. Proposed uses of medical offices, health club and commercial are compatible with existing surrounding uses and would be allowed in all C-1 zoned property. The proposed development would provide for the expansion of medical offices in the area beyond what currently exists within the College Station Medical Center. 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 located along and takes access to Longmire Drive, a major collector on the City's Thoroughfare Plan. Surrounding properties are developed as commercial, office or medical uses and would be complimented by the additional commercial, office and medical uses proposed with this development. With the concept plan, connectivity to surrounding uses will be accomplished via shared drives and cross access agreements. Planning & Zoning Commission Page 5 of 11 June 16,2011 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 subject properties are currently zoned and platted for commercial uses. The properties are currently vacant and are suitable for commercial development. Given the zoning boundaries splitting the properties, it is difficult to develop the subject properties to their full extent. In general, the C-2 Commercial -Industrial zoning district is for uses that serve a limited segment of the general public. 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 subject properties are currently zoned C-1 General Commercial and C-2 Commercial -Industrial. Given how the zoning boundary splits the properties, development is somewhat restricted due to certain land uses not being permitted within the C-2 zoning district. Surrounding properties are all zoned and developed as general commercial uses, with the exception being the previously mentioned portion of property to the north that contains non -conforming uses. 6. Availability of water, wastewater, stormwater, and transportation facilities generally suitable and adequate for the proposed use: The subject tract is located adjacent to both 8 and 12-inch water mains. The subject tract is located adjacent to an 8 inch sanitary sewer main. The subject tract is located in the Lick Creek Drainage Basin. Development of the subject tract will be required to meet the City Storm Water Design Guidelines. No portion of the subject tract is located within a FEMA regulated Special Flood Hazard Area. The subject tract is located adjacent to and will take access to Longmire Drive which is classified as a 2-Lane Major Collector, Suburban Context on the City's Thoroughfare Plan. As part of site development, a right turn deceleration lane will be required as part of the proposed driveway into the site. REVIEW OF CONCEPT PLAN The following land uses are proposed for the PDD: general commercial, health club and medical office uses. The purpose statement provided by the applicant of the PDD is as follows: "The intent is to develop the three lots on this 6.283 tract into medical related occupancies. Freestanding buildings with a medical identity linked to the College Station Medical Center. Each building is to have its own unique identity and unique architectural character with common building materials." Base Zoning and Modifications The applicant has requested to utilize a C-1 General Commercial zoning designation as the base, underlying zoning district for standards not identified in the PDD. All uses under the C-1 General Commercial zoning designation would be permitted, with the exception of fuel sales, car wash, night club, self -storage and vehicular sales/service not being permitted. At Planning & Zoning Commission Page 6 of 11 June 16,2011 the time of site plan, the development will need to meet all applicable site and architectural standards required by the UDO except where modification were granted with the PDD zoning. The applicant has stated the following as community benefits to support the requested variations: "Cross access between the existing College Station Medical Center, BCS Heart, commercial shopping center and subject lots will allow automobile circulation without exiting on to adjacent streets. This will aid in reduction of current traffic congestion on nearby streets. The rezoning of the property will further the development of the Spring Creek District and will further the goal of tying the district in to a cohesive district. Innovative design concepts include a public running track surrounding the property, innovative architectural building design of the hybrid Health/Wellness and Medical Office Building that utilizes unique building materials and building form, and provides public access to Health and Wellness multiple building complex. " The applicant has requested the following variations: 1. Section 7.2 Minimum Off -Street Parking Requirements The applicant has requested to utilize a parking ratio of 1 space per 250 square feet for health club and medical clinic uses. Current requirements for medical clinics that are less than 20,000 square feet is 1 space per 200 square feet. Health Club parking requirements are determined by the Administrator, but are typically parked at a ratio of 1 space per 150-200 square feet. All other uses will meet minimum UDO parking requirements. 2. Section 7.9 Non -Residential Architectural Standards — "Building Mass and Design" The applicant has requested to reduce the number of architectural elements required on the north, south and west facades for the building on Lot 7, to one architectural relief element every 60 feet. Current requirements are 2 architectural relief elements every 60 feet. 3. Section 7.4 Signs The applicant has requested to be allowed one freestanding sign of no greater than 120 square feet and a maximum height of 20 feet. As the subject properties are considered one building plot with the College Station Medical Center, they would not be permitted to have a freestanding sign due to the Medical Center utilizing low profile signs at each entrance. A low profile sign could be utilized for the subject properties, but the applicant desires a freestanding sign that can be utilized for the medical offices and health club, in addition to the emergency room of the hospital. Planning & Zoning Commission Page 7 of 11 June 16,2011 4. Section 7.9 Non -Residential Architectural Standards —"Additional Standards for 50,000 sf or greater Landscaping" The applicant has requested to not be required to plant tree wells along the fagade facing a public right-of-way. For building plots of 50,000 square feet or greater, tree wells are required along 15% of the fagade facing a public right-of-way. The intent of the variation is to show off the architectural features of the building. In addition, the site will still meet all other landscaping requirements, including double landscaping points. 5. Section 7.9 Non -Residential Architectural Standards — "Building Materials" The applicant has requested to utilize up to 24% architectural metal on the west and east facades for the building located on Lot 7. Current LIDO requirements limit the amount of architectural metal to no more than 20% on a fagade. 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 commercial and medical office uses, which is consistent with the character of the surrounding area. Commercial land uses consisting of fuel sales, self -storage, vehicular sales/service, nightclub and a car wash would not be allowed under the proposed amendment. Proposed buildings will incorporate materials that are similar and complimentary to the existing College Station Medical Center. The development will provide additional access points to surrounding developments and will meet all UDO requirements, except for those identified in the requested variations. 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 designates this area as Institutional / Public. The plan states that this designation is for areas that are likely to remain in some form of institutional or public activity. In addition, as part of the Spring Creek District planning area, the focus should be on linking current and future medical facilities into a cohesive district. The concept plan reflects the policies, goals and objectives of the Comprehensive Plan as it relates to land use and character, connectivity, market flexibility and sustainability. The proposed development includes elements that link existing and future medical facilities together, which includes connectivity and access to adjacent medical facilities through private drives and cross access easements. Additionally, landscaping and common design elements, specifically materials, that are shared with the College Station Medical Center will be utilized to help create a cohesive district as specified in the Comprehensive Plan for the Spring'Creek District. Planning & Zoning Commission Page 8 of 11 June 16,2011 3. The proposal is compatible with existing or permitted uses on abutting sites and will not adversely affect adjacent development: Adjacent uses consist of a hospital, offices and a commercial strip center. The proposed uses of a health club, medical offices and commercial are compatible with the existing uses. As shown on the concept plan, the development will provide connectivity and access to adjacent developments, while meeting all UDO requirements for commercially zoned property, with the exception of the stated variations. Land uses will consist of all uses allowed under the C-1 zoning designation, with fuel sales, self -storage, vehicular sales/service, night club and car wash uses not being permitted. 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: Residential uses are not proposed on the property. Access to the development will primarily be through a shared private drive off of Longmire Drive. Additional access points will be through the adjacent College Station Medical Center to the west and the commercial strip center to the north. 5. The development includes provision of adequate public improvements, including, but not limited to, parks, schools, and other public facilities: Sidewalks currently exist along Longmire Drive. A privately maintained running track that connects the three properties in this rezoning is proposed around the perimeter of the subject properties. 6. The development will not be detrimental to the public health, safety, welfare, or materially injurious to properties or improvements in the vicinity: As proposed on the concept plan, the development will consist of uses that are complimentary and compatible with surrounding uses, while providing connectivity to adjacent developments. As such, 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: With the proposed development being located within the medical corridor study currently being conducted, a separate TIA was not required. The medical corridor study will take into account the trips generated by the proposed land uses and transportation infrastructure recommendations will be part of the study. The medical corridor study is estimated to be complete by fall 2011. At the time of site plan, when more specific information is presented, a TIA may still be required. As part of site development, a right turn deceleration lane will be required as part of the proposed driveway into the site. The development will consist of a private drive that will connect to the College Station Medical Center as well as cross -access easements to the adjacent shopping center to the north and offices to the south. This connectivity will allow for movement between adjacent sites without the need to exit on to the surrounding streets. STAFF RECOMMENDATION Staff recommends approval of the rezoning and concept plan. SUPPORTING MATERIALS 1. Application Planning & Zoning Commission June 16,2011 Page 9 of 11 2. Concept Plan (provided in packet) 3. Rezoning map (provided in packet) Planning & Zoning Commission Page 10 of 11 June 16, 2011