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HomeMy WebLinkAboutStaff Report(*hrq" CITY OF COLLEGE STATION Home . f Texas AvM Universitym REZONING REQUEST FOR 2862 North Graham Road 11-00500087 REQUEST: A-O, Agricultural Open to PDD, Planned Development District SCALE: 7.364 Acres LOCATION: 2862 North Graham Road APPLICANTS: Mary Cole Ventures, LLC PROJECT MANAGER: Matthew Hilgemeier, Staff Planner mhilgemeier@cstx.gov RECOMMENDATION: Staff recommends approval of the rezoning and accompanying concept plan. Planning & Zoning Commission Page 1 of 11 August 4, 2011 Planning & Zoning Commission Page 2 of 11 August 4, 2011 Ni ===�a of po. 5zzzox NY i I Em m Planning & Zoning Commission Page 3 of 11 August 4, 2011 NOTIFICATIONS Advertised Commission Hearing Date: August 4, 2011 Advertised Council Hearing Dates: August 11, 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 None None at the time of writing this staff report. None at the time of writing this staff report. None at the time of writing this staff report. Direction Comprehensive Zoning Land Use North Suburban A-O Agricultural Commercial strip center Commercial Open/C-2 Commercial Industrial South 2-lane Minor A-O, Agricultural Undeveloped/Agricultural Collector on Open Farmland Thoroughfare Plan, Business Park East Suburban A-O Agricultural Commercial Commercial Open/C-2 Commercial Industrial West Business Park A-O, Agricultural Residential Open DEVELOPMENT HISTORY Annexation: 2002 Zoning: A-O Agricultural Open Final Plat: N/A Site development: Vacant REVIEW CRITERIA 1. Consistency with the Comprehensive Plan: The Comprehensive Plan Future Land Use and Character Map designates the subject property as Business Park. The Business Park land use designation is generally for areas that include office, research, or industrial uses planned and developed as a unified project that have good access to arterial roadways. Uses proposed with this PDD include uses allowed under the Research and Development (R&D) zoning district such as office, light industrial, government facilities, parks, places of Planning & Zoning Commission Page 4 of 11 August 4, 2011 worship and testing/research laboratory facilities. Additionally planned uses proposed as part of this PDD rezoning consist of self -storage, large vehicle storage, wholesale services, and office warehousing facilities. Standard uses allowed under the base R&D zoning district classification are consistent with the Comprehensive Plan's future land use, Business Park designation. As part of the PDD rezoning process flexibility is given to allow for potential commercial uses such as self-storage/vehicle storage, wholesale services, and warehousing facilities that traditionally are not allowed in R&D districts, but are compatible with the purpose of the Business Park future land use designation when additional planning requirements are applied to the proposed development. Based on the mix of uses proposed with this rezoning it is Staffs opinion that this proposal is 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 subject property is currently zoned A-O Agricultural Open. There two properties located along the eastern property line are developed for commercial uses. However, one is zoned C-2 Commercial Industrial, while the other, located at the corner of Old Wellborn Road and North Graham Road, is zoned A-O Agricultural Open. The property to the south, across North Graham Road, is zoned A-O Agricultural Open and is used for agricultural purposes. The property to the west is also zoned A-O and contains one manufactured home. The properties to the north are zone A-O and are undeveloped at this time. Uses allowed by a traditional R&D zoning district such as office and light industrial are compatible with the surrounding commercial and agricultural uses when part of a planned development. Through this PDD, additional architectural design requirements, site buffering, and landscaping requirements applied to the proposed self -storage, vehicular storage, and office warehousing uses will address those issues that traditionally would make these uses incompatible with the surrounding A-O zoned properties. 3. Suitability of the property affected by the amendmentrfor uses permitted by the district that would be made applicable by the proposed amendment: The subject property is located along North Graham Road, which is classified as a 2 lane Major Collector on the City's Thoroughfare Plan, but is currently designed as a rural road without curbs or gutters. The property is located in close proximity to two of the City's major thoroughfare, F.M. 2154 and Rock Prairie Road; however, it does not have direct access to either roadway. The requested PDD includes office and industrial uses that the Comprehensive Plan anticipates as being suitable for this area over the 20-year Plan horizon. The intent of the office/warehouse portion of the development is to provide lease space for small service oriented businesses that are more industrial in nature (e.g. plumbers, electricians, and personal contractors), which will serve the needs associated with the continued residential and commercial growth in this area. These types of businesses tend to have low traffic volumes and require limited location identification. Additionally, self -storage uses also tend to have low traffic volumes and are better located in areas that are removed from main thoroughfares. 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 A-O Agricultural Open, which allows for agricultural and low - density residential uses. These uses are not suitable for this property due to the existing Planning & Zoning Commission Page 5 of 11 August 4, 2011 commercial uses located adjacent to this property. Additionally, due to the continued commercial and residential growth in this area, the current zoning classification would not allow this property to develop in a manner that is compatible with the surrounding uses. 6. 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 property's current A-O, Agricultural Open zoning district limits potential development to agricultural, low -intensity residential or open space uses. While there is vacant, commercially -zoned property located within the vicinity of the subject property, the proposed rezoning will allow for development of uses that will cater to the needs of the expanding commercial and residential uses in the area. 6. Availability of water, wastewater, stormwater, and transportation facilities generally suitable and adequate for the proposed use: REVIEW OF CONCEPT PLAN The applicant has provided the following information related to the purpose and intent of the proposed zoning district: "The purpose and intent of the proposed development is to provide office & office/warehouse space for small/local business, self storage facilities, vehicular/boat storage space, research & development space, light industrial space, wholesales service space and scientific testing/research laboratory space." In accordance with the purpose statement, the Concept Plan proposes a mixture of commercial, as part or the ruu zoning classmcation. Haamonauy piannea uses sucn as otriceiwarenouse, wholesale services, self -storage, and vehicular storage are proposed for Phase 1 and office/warehouse, light industrial and wholesale uses are proposed for Phase 2. Office/warehouse uses, Research and Development uses, and wholesale service uses in Phase 1 will be located near the front of the development along North Graham Road. Self -storage and vehicle storage uses are proposed to be located at the rear of the property and will be limited solely to the first phase of this development. At this time, the PDD requested will only allow for the development of Phase 1 of this project. The applicant will be required to submit a request for an amended PDD before beginning development of Phase 2. The amended PDD will require approval of the City Council at that time. The proposed layout of the development lends itself to a campus type environment with additional landscaping requirements provided to lessen the visual impact the development may have on surrounding properties. The applicant has offered to provide 25% more landscaping throughout the site than what is required by the UDO to create a more appealing look for the development. A 15-foot landscape buffer along with ornamental fencing will be provided along the northern and eastern property lines of this development. A 20 to 40-foot conservation buffer consisting of existing natural vegetation will be provided along the western portion of the property. The applicant is also proposing to include a 25-foot parking setback along North Graham Road to create "greenbelt" along the roadway. Additionally, a pedestrian access easement and 6-foot to 8-foot sidewalk will be provided along with additional landscaping within Planning & Zoning Commission Page 6 of 11 August 4, 2011 the 25-foot parking setback to encourage pedestrian connectivity when the surrounding properties are developed. At the time of site plan and plat, the project will need to meet all applicable site and dimensional standards required by the Unified Development Ordinance for the R&D Research and Development zoning classification except for those requested modifications allowed as part of the PDD zoning classification. Staff is currently undertaking an effort to create new zoning districts to implement the different character areas envisioned by the Comprehensive Plan. In the absence of a defined Business Park zoning district, the applicant and staff have negotiated through various standards to seek to attain a business park/campus style development that is appropriate for this portion of the City, while seeking to retain flexibility for both parties. Base Zoning and Meritorious Modifications The applicant has proposed to utilize R&D Research and Development and C-1 General Commercial as the base, underlying zoning districts for standards not identified in the PDD. At the time of site plan and plat, the project will need to meet all applicable architectural and platting requirements of the Unified Development Ordinance (UDO) except where meritorious modifications are granted with the PDD zoning. The applicant is requesting the following meritorious modifications: 1. UDO Section 5.3.H.1 & 2 — "Performance Criteria for All Uses": The applicant is requesting a waiver from the following performance criteria and additional standards required for all uses in the R&D zoning district: 1. Performance Criteria for All Uses a. Impervious Surface: Impervious surface is limited to 70 percent. b. Floor Area Ratio (FAR): The maximum FAR in this district shall not exceed 50 percent. c. Building Materials: All main buildings shall have not less than 90 percent of the total exterior walls, excluding doors, windows and window walls, constructed or faced with brick, stone, masonry, stucco or precast concrete panels. d. Signs: Any detached or freestanding signage shall meet the criteria for low profile signs established in Section 7.4, Signs. Materials shall match the building fagade. The applicant has not requested a waiver from this requirement. Only low -profile signage will be allowed as detached signage as allowed by ordinance. e. Other District Regulations: Uses should be designed to provide adequate access and internal circulation such that travel through residentially -zoned or developed areas is precluded. All processes are to be conducted inside buildings and there shall be no outside storage or business activity. Any business operations occurring during the hours between 7 p.m. and 6 a.m. must meet all the performance criteria established in this section, as well as limit vehicular access into the site through a designated access point that mitigates any adverse impacts of the traffic on surrounding residential areas. 2. Additional Standards Planning & Zoning Commission Page 7 of 11 August 4, 2011 a. This section may be applied to any conditional use proposed in this district when either the Administrator or Development Engineer believe that the existing performance standards contained in this UDO are insufficient to address the proposed use because of its technology or processes and thus, will not effectively protect adjacent existing or future land uses. One or both shall so advise the Planning and Zoning Commission in writing. b. In such cases, the Planning and Zoning Commission shall hold a hearing to determine whether a professional investigation or analysis should be performed to identify and establish additional reasonable standards. If so determined, based on the information presented at the hearing, the Planning and Zoning Commission will identify the areas to be investigated and analyzed and will direct the staff to conduct the appropriate research necessary to develop standards for successful management of the new project. Any and all costs incurred by the City to develop additional standards shall be charged to the applicant and included as an addition to the cost of either the building permit fee or zoning application fee. The applicant proposes the following community benefits to justify their request to waiver from the performance criteria listed above: 1. At time of site plan, landscaping requirements will be exceeded by 25% of what is required by the UDO. 2. Exceed the UDO's sidewalk requirements by providing a 6-foot to 8-foot, curved pathway located along North Graham Road. 3. A 20-foot to 40-foot conservation buffer will be provided along the west side of the project to preserve existing landscaping and tree stands to the maximum extent possible. 4. Parking along North Graham Road will be setback 25 feet from the right-of-way. The applicant states "This setback will allow for a "greenbelt" feel parallel to North Graham." The UDO requires that parking be setback a minimum of 6 feet from the right-of-way. 5. The plan includes an outdoor picnic area where employees can eat lunch and take breaks. The area will be constructed of attractive, durable, weather -resistant materials that will complement the architectural intent of the development. 6. Current UDO standards do not require structures constructed in R&D zoning districts to meet the Non -Residential Architecture Standards of Section 7.9 of the UDO. The applicant proposes to include the following architectural standards for all structure not qualifying as a self -storage or vehicle storage use: a. Two or more elements of architectural relief for building mass and design on both front and side facades at least every 45 feet. b. 100% combination of masonry, stone, and/or UDO compliant fagade finishes on all office/warehousing structures if visible from the right-of-way. c. No more than 66% of rooflines are on the same elevation on both front and side facades. The applicant proposes to include the following architectural standards for all self - storage structures or vehicle storage structures: d. Self -Storage: 100% masonry, stone and/or UDO compliant fagade finish on all eastern and western facades even if not visible from the right-of-way. Planning & Zoning Commission Page 8 of 11 August 4, 2011 e. Vehicular Storage: 100% masonry, stone, and/or LIDO compliant fagade finish on the northern, eastern, and western facades. 2. UDO Section 5.4 "Non -Residential Dimensional Standards" The applicant has requested a waiver from the dimensional standards for the R&D Research and Development zoning classification, proposing instead to use the dimensional standards required for the C- 1 General Commercial zoning district for this development. The table below details the dimensional standards required and those requested by the applicant: R&D Research and Development (Required) C-1 General Commercial (Requested) Min. Lot Area 20,000 Square feet None Min. Lot Width 100 feet 24 feet Min. Lot Depth 200 feet 100 feet Min. Front Setback 30 feet 25 feet Min. Side Setback 30 feet 7.5 feet Min. St. Side Setback 30 feet 15 feet Min. Rear Setback 30 feet 15 feet Max. Height None 30 feet 3. UDO Section 7.3.C.3.f.3 "Access Management — Spacing of Adjacent Driveways" The applicant has requested a 85-foot reduction to the 235-foot spacing standards required for adjacent driveways located along streets classified as a Major Collector. This modification will allow the applicant to construct a second driveway to the subject property that will be located within 150 feet of the existing residential driveway located to the west of the property. The second driveway will be located within a 24-foot Public Way that will allow this development to meet the block length requirements of Section 8.2 of the LIDO when the property is platted. 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 Concept Plan provides for office/warehousing uses to be located at the front of the development along North Graham Road. Self -storage and vehicle -storage facilities will be located to the rear of the property and a landscaped buffer surrounding these uses will be provided to enhance the overall character of the development. All buildings will have increased aesthetic requirements and will use materials that are not generally required for developments of this nature. Planning & Zoning Commission Page 9 of 11 August 4, 2011 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 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 Under the Business Park land use designation in the Comprehensive Plan it calls for development of areas that include office, research, or industrial uses planned and developed as a unified project. The uses proposed in this PDD zoning district are consistent with uses the Comprehensive Plan designates as appropriate for the Business Park Land use designation. 3. The proposal is compatible with existing or permitted uses on abutting sites and will not adversely affect adjacent development: Adjacent properties to the north and south are largely undeveloped, but are also designated for future Business Park. As proposed, this development will be compatible with the adjacent commercial uses due to the scale and design of the site and proposed structures and will serve as a transition from more intense commercial uses to the east and future Business Park uses to the west. Additionally, the proposed development includes a 24-foot Public Way, projecting to adjacent property to the North, as well as cross access easements to the eastern and western properties, which will allow for the removal of existing non -conforming driveways in the future when these properties are developed. When constructed, the buildings will have a maximum height of 30 feet, are required to provide architectural design elements, and will use building materials that are consisting of stone or masonry products. The proposal also includes provisions for a 20 to 40-foot conservation buffer along the west side of the property, as well as a 15-foot landscaped buffer around the remainder of the property. These buffers will serve to block direct light from vehicles entering and exiting the site and will reduce some effects of noise pollution that can be associated with these types of uses. 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: There are no residential uses proposed for this development. This development will take direct access to North Graham Road and will provide a 24-foot public way along the western side of the property which will provide connectivity to the undeveloped properties to the North. 6. The development includes provision of adequate public improvements, including, but not limited to, parks, schools, and other public facilities: When platted the applicant will be dedicating a 42-foot public access easement to allow for the construction of a 24-foot public way and 6-foot sidewalk along the western portion of the property. The Concpet Plan also includes Additionally, the applicant is providing a 10-foot right- of-way dedication along North Graham Road and will provide a cross access easement along the front of the property to allow neighboring properties to the east additional access in the future when developed. 6. The development will not be detrimental to the public health, safety, welfare, or materially injurious to properties or improvements in the vicinity: Planning & Zoning Commission Page 10 of 11 August 4, 2011 Staff initially expressed concerns regarding noise and light pollution from vehicular traffic that can be associated with this type of use being a nuisance to the adjacent residential property. However, the applicant is proposing to use a 20 to 40-foot conservation buffer yard to include existing landscaping in combination with an ornamental fence to mitigate the effects that noise and light pollution may have on the residential uses adjacent to this site. Additionally the concept plan show a landscaped buffer screen surrounding the self -storage and vehicular storage portions of the development 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: A traffic impact analysis was not required for this project due to the proposed size of the project and low levels of traffic that is generated by these types of uses. The proposed project did not generate enough trips (124 trips per peak hour) to surpass the UDO threshold of 150 vehicles trips per the peak hour. STAFF RECOMMENDATION Staff recommends approval if the rezoning and concept plan. SUPPORTING MATERIALS 1. Application 2. Meritorious Modifications Justifications 3. Rezoning map (provided in packet) 4. Concept Plan (provided in packet) Planning & Zoning Commission Page 11 of 11 August 4, 2011