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Rezoning request for 8.11 acres located at 2672 Horse Haven Lane
R-1 Single -Family Residential and A-0 Agricultural -Open
To
PDD Planned Development District
Slide
Tract 1 uses includes self -storage and accessory office space
Outdoor storage and storage of moving -related vehicles are specifically excluded from
this request
Includes the 20' wide dedication of a multi -use path as shown on the Bicycle Pedestrian
and Greenways Master Plan. The dedication includes the construction of a 10' sidewalk
through the path.
Tract 2 is intended to be left as open space
A blanket public -access easement will be dedicated with platting of this property.
Request compliant with Comp Plan which designates site as General Commercial.
Surrounding uses include Horse Haven subdivision to the east and north, and intense commercial
activity to the west including Academy store and Gander Mountain.
Applicant is seeking PDD in order to offer features that will make the use more compatible to
neighboring residential uses.
These features include:
• Building facades facing Horse Haven Lane, the multi -use path, and the office building facing
Academy will have at least 50-percent masonry, excepting all doors and windows.
• Installation of Decorative wrought iron fencing along the residential side of the developing
portion of the property
• Freestanding signage will be limited to the Low -profile option
• Buffer landscaping will be doubled between the commercial and residential uses
• A Residential noise restriction will be applied to the site
• The Dumpster will be placed in a conscientious location furthest from residential uses
• There will be no pole mounted lights. Site lighting will be attached to the building and
downcast.
• Pitched roofs will be used for the buildings along Horse Haven and the multi -use path
• And Muted roof colors will be used to lessen the visual impact on the neighborhood
There are also three Meritorious Modifications include with the proposed rezoning.
• UDO Section 7.6 "Buffer":
The first is to Substitute a wrought iron fence for the required buffer wall to increase visibility into the
path from the site and to avoid the canyon effect caused by having a solid fence on either side.
Second is to move the fence to the development side of the buffer yard to allow for a full 35' of open
area for the multi -use path users.
• LIDO Section 8.2.G.2 "Blocks":
The third is to block length requirements. The applicant is requesting to not be required to break block
length along Horse Haven. In lieu, the applicant is offering the multi -use path that I mentioned
previously that will pass between the commercial and residential uses.
And finally I'll mention the Community Benefits included with the proposed rezoning.
• First of which being the Dedication and construction of multi -use path previously mentioned
Also the applicant will construct a Connector sidewalk from the multi -use path to an existing
access easement in the Horse Haven Subdivision (HERE)
• A Public -Access Easement to be dedicated on Tract 2 at the time of platting to accommodate
the future extension of multi -use path
• The applicant has also suggested installing a Decorative arch at multi -use path entrance with a
bench to draw attention to the path and possibly increase usership.
I have additional slide of the Compatibility Features, Meritorious Modifications, and Community Benefits
if you would like to see this information again.
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To conclude, on September 15th the Planning and Zoning Commission recommended approval with a 5-0
vote, and Staff also recommends approval with the condition that Tract 2 is platted with a blanket public
access easement as mentioned previously.
The applicant's engineer is present, and he and I are available for questions.
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REZONING REQUEST
FOR
2672 HORSE HAVEN LANE
11-00500112
REQUEST: Rezone from R-1 Single -Family Residential and A-O
Agricultural -Open to PDD Planned Development District
SCALE: 8.11 acres
LOCATION: 2672 Horse Haven Lane
APPLICANT: Mike Hester, P.E., Hester Engineering Company
PROJECT MANAGER: Lauren A. Hovde, Staff Planner
Ihovde@cstx.gov
RECOMMENDATION: Approval.
Planning and Zoning Commission Meeting Page 1 of 9
September 15, 2011
Planning and Zoning Commission Meeting Page 2 of 9
September 15, 2011
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Planning and Zoning Commission Meeting Page 3 of 9
September 15, 2011
NOTIFICATIONS
Advertised Commission Hearing Date: September 15, 2011
Advertised Council Hearing Dates: October 13, 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:
None.
Property owner notices mailed:
Contacts in support:
Contacts in opposition:
Inquiry contacts:
development.
ADJACENT LAND USES
31
None
One- This person is concerned about a commercial
development injuring their property value.
Three- All inquirers were amenable to the
Direction
Comprehensive
Zoning
Land Use
Plan
North
2-Lane Minor
N/A
Horse Haven Lane
Collector
South
Natural Areas-
A-O Agricultural-
Vacant (City
Reserved
Open
property)
East
Natural Areas-
R-1 Single -Family
Horse Haven
Reserved
Residential
Subdivision
A-O Agricultural-
Vacant portion of
Open
larger property
West
Natural Areas-
PDD Planned
Academy
Reserved and
Development
General
District
Commercial
DEVELOPMENT HISTORY
Annexation: September 1977
Zoning: A-O Agricultural -Open (upon annexation)
R-1 Single-family Residential (2004, front portion only)
Final Plat: Unplatted.
Planning and Zoning Commission Meeting Page 4 of 9
September 15, 2011
Site development: This site was previously developed as an oil well, but is
currently vacant with the exception of a telecommunication
tower.
REVIEW CRITERIA
1. Consistency with the Comprehensive Plan: The Comprehensive Plan Future
Land Use and Character Map designates the subject property as General
Commercial. The General Commercial land use designation is generally for areas
that include office, retail, restaurants, and other high -intensity commercial uses. The
uses proposed with this requested PDD include self -storage and an accessory
office, both of which are appropriate for the General Commercial land use
designation. However, the proximity to existing residential uses puts the proposed
land use at risk of conflict with the Neighborhood Integrity portion of the
Comprehensive Plan. In order to address these potential conflicts, the developer
has made additions to the proposal that will increase the uses compatibility to the
neighborhood.
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-0 Agricultural Open and R-1 Single-family Residential. The property is
bound on the north side by Horse Haven Lane, which was built as a Local Street and
was later designated as a Minor Collector on the Thoroughfare Plan. To the
northeast and east sit eleven single-family lots, all built upon except one, that are
zoned R-1 Single-family Residential, and the pasture portion of a small ranch zoned
A-0 Agricultural -Open. The City of College Station has acquired Greenway property
to the south and Academy Sporting Goods is developed as a PDD to the west. The
proposed use is compatible to Academy and the neighboring Gander Mountain
store. The developer is proposing numerous site attributes and community benefits,
many shown on the PDD Concept Plan, to lessen the visual and audible impact of
the use. These elements are being provided to increase the compatibility of the
proposed use to the surrounding residential neighborhood. In addition the lesser
intense commercial use acts as a transition from the intense retail uses along State
Highway 6 to the single-family units.
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 between Academy and Horse Haven Subdivision. Being
previously developed as a well site and having an active telecommunications tower
on the west side makes this site more appropriate for non-residential development.
The proposed use will act as a transition between the intense retailers along State
Highway 6 and the single-family development to the east. In addition, this site will
be dedicating a multi -use path along the eastern border of the developing portion
and will be dedicating a blanket public access easements over the rear "Open
Space" portion during the platting process. This will further enable future pedestrian
and cyclist connectivity from Horse Haven to Raintree Subdivisions.
Planning and Zoning Commission Meeting Page 5 of 9
September 15, 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 property is currently zoned R-1 Single-family Residential, which allows for high -
density, detached, single-family residential uses. The suitability of the use is
compromised due to the active telecommunications tower on the west side of the
property. In addition, its proximity to two major retailers, Gander Mountain and
Academy, leaves the property less appropriate for single-family development.
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 marketability of the subject property as a single-family development is likely
lessened by the existence of an active telecommunications tower on site. In
addition, the configuration of the property would prove difficult for residential
development since a local street would be required to provide access to internal lots.
This right-of-way would either be a cul-de-sac, thus limiting the number of lots that
could be developed due to accessibility, or a loop that would increase the amount of
right-of-way required and therefore reduce the number of lots. However, a self -
storage facility will be able to serve the residential uses in the general area.
6. Availability of water, wastewater, stormwater, and transportation facilities
generally suitable and adequate for the proposed use: The subject tract is
located adjacent to an 8-inch water system which runs along Horse Haven Lane.
The subject tract is located adjacent to an 18-inch sanitary sewer main found on the
western property boundary. The site is in the Wolf Pen Creek Drainage Basin, and
is encroached by FEMA Regulated Flood Plain Zone AE per FEMA FIRM Panel
144C & 163D. Per the zoning request, the portion of floodplain encroaching into the
property is to remain as open space. Future development of the tract will be
required to meet the City's Storm Water Design Guidelines. The subject tract will
take access from Horse Haven Lane, which is designated as a two-lane Minor
Collector on the City's Thoroughfare Plan,
REVIEW OF CONCEPT PLAN
The applicant has provided the following information related to the purpose and intent of
the proposed zoning district:
"To construct a personal storage facility for the surrounding community."
The proposed concept plan includes a self -storage facility, an accessory office, open
space, and a multi -use path. Outdoor storage and the storage of moving trucks is
expressly prohibited. The total building square footage is proposed to range between
25,000 and 35,000. The exterior buildings (along horse haven lane, the multi -use path,
and next to Academy) will be a maximum of 25-feet high and the interior buildings will
have a maximum height of 10-feet. Roof pitch will be a minimum of 4:12 for the
buildings facing Horse Haven Lane, the multi -use path, and the building closet to
Academy. Interior buildings are proposed to have a minimum of a 1:12 pitch (flat roof).
Base Zoning and Meritorious Modifications
Planning and Zoning Commission Meeting Page 6 of 9
September 15, 2011
The applicant is proposing to develop using the C-1 General Commercial zoning
classification standards for the requested PDD, while limiting the uses to self -storage
and accessory office. At the time of plat and site plan, the project will need to meet all
applicable site development standards and platting requirements of the UDO for the C-1
General Commercial zoning classification, except where meritorious modifications are
granted with the PDD zoning. The applicant is requesting the following meritorious
modifications:
1. UDO Section 7.6 "Buffer"
This section of the UDO requires a wall to be constructed between commercial
and residential developments. However, Staff and the applicant were concerned
of the safety of creating a "canyon effect' for the multi -use path that would
discourage its use and reduce safety. In lieu of a wall, the applicant is proposing
a decorative wrought iron fence and double landscaping along the eastern side
of the developing portion. This will enable some visibility into the commercial site
to allow people inside the development to see what is happening along the path,
and the open side will increase air flow making it a more comfortable
environment. In addition, the fence is proposed to be located on the
development side of the buffer to allow the buffer landscaping to contribute to the
aesthetics of the multi -use path and to create a wider area for bike and
pedestrian traffic. This is in lieu of placing the buffer wall or fence less than one
foot from the property line as required by this section.
2. UDO Section 8.2.G.2 "Blocks"
According to subdivision regulations, block length must be broken along a street
with a Restricted Thoroughfare Plan designation. The community and City
Council has previously determined that Appomattox is not intended to connect
between the Horse Haven and Raintree Subdivisions. Therefore, the applicant is
requesting a modification to this requirement, and instead proposing to dedicate
a 20-foot wide multi -use path and construct a 10-foot wide path along the eastern
side of the developing portion of the property. This path location was determined
by the Bicycle, Pedestrian, Greenways Master Plan. In addition, the developer
has agreed to dedicate a blanket public access easement on the "Open Space"
portion with the option for a future multi -use path dedication.
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: Facades facing Horse Haven
Lane, the multi -use path, and the office building facing Academy will have 50-percent
masonry (stone, brick, tile, or a concrete product simulating one of these materials),
excepting all doors and windows. Low -profile roofs, both pitched and flat will be muted
colors to decrease the visual impact of the use. A sidewalk connection will be made
Planning and Zoning Commission Meeting Page 7 of 9
September 15, 2011
between the 10-foot wide multi -use path sidewalk and an existing public access
easement sidewalk. Also, residential noise restriction will be placed on the
development to eliminate potential use incompatibilities. Freestanding signage will be
limited to low -profile to reduce the amount of visual clutter upon entering the
neighborhood.
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, and neighborhood integrity. The General Commercial
designation in the Comprehensive Plan Land Use Map is intended for areas that include
intense commercial activity, as proposed with this PDD. The Bicycle, Pedestrian,
Greenways Master Plan is being followed with the proposed multi -use path. In addition,
several components are proposed to promote and protect neighborhood integrity.
a) Building facades facing Horse Haven Lane, the multi -use path, and the
office building facing Academy will have 50-percent masonry (stone, brick,
tile, or a concrete product simulating one of these materials), excepting all
doors and windows.
b) An arch will be constructed at the entrance of the multi -use path.
c) Decorative wrought iron fencing will be provided along the multi -use path
and at the rear of the developing area.
d) Freestanding signage will be limited to low profile only.
e) The buffer landscaping will be doubled.
f) Residential noise restriction will be implemented.
g) The dumpster will be placed in a conscientious location.
h) Site lighting will be attached to the building, and will not include pole
mounted lights.
3. The proposal is compatible with existing or permitted uses on abutting sites
and will not adversely affect adjacent development: The proposed land use, with
additional compatibility components, acts as a development transition between
Academy and Horse Haven Subdivision. The multi use path with additional
landscaping, an arched entrance and bench, and a connection to an existing public
access easement may be considered a benefit to the community. While downcast lights
attached to the buildings, strategic dumpster location, increased masonry, decorative,
fencing, pitched roofs, and noise restrictions all contribute to the use compatibility.
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.
Planning and Zoning Commission Meeting Page 8 of 9
September 15, 2011
5. The development includes provision of adequate public improvements,
including, but not limited to, parks, schools, and other public facilities: Public
improvements will include the sidewalk along Horse Haven Lane; the 20-foot wide multi-
use path with a 10-foot wide sidewalk, a bench, and decorative arch to indentify the
multi -use path entrance; a connector sidewalk to the existing public access easement
that projects from Horse Haven Subdivision into the subject property; and the "Open
Space," which will have a blanket public access easement upon platting.
6. The development will not be detrimental to the public health, safety, welfare, or
materially injurious to properties or improvements in the vicinity: Along with
bicycle and pedestrian improvements to increase safety conditions, this proposed PDD
includes the implementation of residential noise level restrictions for the commercial
development, locating the dumpster on the side farthest from residential uses, and
combing a required buffer with a 20-foot wide multi -use path to create a 35-foot wide
area between the residential fence and the development's fence. In addition, pitched
roofs are proposed in strategic locations to create harmony between the commercial
and residential uses.
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 proposed development will increase safety by adding a sidewalk along
Horse Haven Lane, a multi -use path containing a 10-foot wide sidewalk, and a varying
width connector sidewalk to the Horse Haven Subdivision access easement and
sidewalk. A traffic impact analysis was not requested for this project due to the traffic
level (144 trips per peak hour) estimated to be generated by this proposal.
STAFF RECOMMENDATION
Staff recommends approval of the rezoning request and associated Concept Plan
based on their compliance with the Comprehensive Plan due to the proposed
components which increase compatibility with the neighborhood.
SUPPORTING MATERIALS
1. Application
3. Rezoning Map (provided in packet)
4. Concept Plan (provided in packet)
Planning and Zoning Commission Meeting Page 9 of 9
September 15, 2011