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HomeMy WebLinkAboutStaff Report(*hr"" CITY OP COLT-SGP STATION Home ofTe eu A&M UnivenW REZONING REQUEST FOR COLLEGE STATION MEDICAL AND SENIOR LIVING 11-00500128 REQUEST: R-1 Single -Family Residential to PDD Planned Development District SCALE: 17.07 acres LOCATION: 1401 Arnold Road, generally located west of the College Station Medical Center and south of the Southwood Athletic Park APPLICANT: Jesse Durden, CapRock Texas, agent for owner PROJECT MANAGER: Jason Schubert, AICP, Principal Planner jschubert@cstx.gov RECOMMENDATION: Approval Planning and Zoning Commission Meeting Page 1 as December 15, 2011 Planning arM Zoning Commission Meeting Page 3 of 8 December 15, 2011 NOTIFICATIONS - Advertised Commission Hearing Date: December 15, 2011 Advertised Council Hearing Dates: January 12, 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: Edelweiss HOA, Sun Meadows HOA Property owner notices mailed: 14 Contacts in support: One Contacts in opposition: None Inquiry contacts: One ADJACENT LAND USES Direction Comprehensive Plan I Zoning land Use North Natural Areas Protected R-1 Sinale-Family Residential Southwood Athletic Park South Institutional General Suburban A-O Agricultural Open R-1 Single-FamilySingle-Farinfly Residential College Station Utilities Single-family dwellings and duplexes East Institutional CA General Commercial College Station Medical Center West Natural Areas Protected R-1 Single -Family Residential Southwood Athletic Park DEVELOPMENT HISTORY Annexation: 1993 Zoning: A-O Agricultural Open (upon annexation), R-1 Single -Family Residential (20D2) Final Plat: Not platted Site development: Vacant REVIEW CRITERIA 1. Consistency with the Comprehensive Plan: The Comprehensive Plan designates the future land use and character of the subject tract as Natural Areas Protected. As stated by the Comprehensive Plan, "this land use designation is generally for areas permanently protected from development. Such areas are preserved for their natural function or for parks, recreation, or greenways opportunities." This tract was designated Natural Area Protected when the Comprehensive Plan was adopted as the City was pursuing acquisition of the tract to incorporate it into the adjacent Southwood Athletic Park. Since this transaction did not occur, this designation is no longer appropriate for the tract. This request considers the tract with the Institutional land use designation that Is placed on the adjacent College Station Medical Center property to the east and College Station Utilities properly to the south. The Institutional "land use designation is generally for areas that are, and are likely to remain, in some form of institutional or public activity.° Planning and Zoning Commission Meeting Page 4 ore December 15,2011 The subject tract is also located within the area of the Medical District Plan, which Plan has been drafted and is nearing completion. The Medical District Plan identifies this tract for medical and related uses. The proposed development provides the opportunity forsenior- targetedresidential facilities, continuum of care, and medical facilities that are consistent with the medical -related vision of the drag Medical District Plan. Additional description regarding the proposed uses will be provided in the Review of Concept Plan section later in this report. Two minor collectors are shown on the Thoroughfare Plan across the subject trap. Normand Drive will be extended from Rock Prairie Road to the south between the College Station Medical Center and Southwood Athletic Park and will intersect Arnold Road which will be extended from the west along the southern boundary of the tract. These thoroughfares are depicted on the Concept Plan and will be constructed with the first phase of development of the tract. 2. Compatibility with the present zoning and conforming uses of nearby property and with the character of the neighborhood: The proposed rezoning permits medical and senior -targeted residential uses that are complementary to the nearby College Station Medical Center. The Concept Plan also proposes pedestrian connections to the adjacent Southwood Athletic Park and the community center located within g. While height limitations would not otherwise apply to this tract, the rezoning proposes to limit the height of buildings to be more compatible with the single-family uses in the General Suburban designated area to the southwest. The western portion of the development will be limited to a maximum of three stories and 50 feet in height and the center portion of the development to a maximum of four stories and 60 fast in height. 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 tract is suitable for the proposed rezoning. The proposed senior -targeted housing and other medical -related uses will help meet a demand for these facilities in the community and provide them In close proximity to other medical, retail, and recreational facilities. A Request For Proposal (RFP) for a desired senior housing project was sent out by the City earlier this year for the use of $1 million in HOME funds granted to the City by the US Department of Housing and Urban Development. The fine NRP was identified as the recipient of the funds with a proposed senior housing project Identified on the subject tract. The Council has passed a resolution supporting a NRP tax credit application to the State of Texas for the project. 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 tract is currently zoned R-1 Single -Family Residential. Single-family uses are a suitable use of the property as the tract is adjacent to a community park and is in close proximity to other single-family uses. 5. Marketability of the property affected by the amendment for uses permitted by the district applicable to the properly at the time of the proposed amendment: The subject tract has been zoned R-1 Single -Family Residential since 2002. While single-family is an appropriate use of the subject tract, the presence of an 80-fool wide easement for BTU electric transmission lines that diagonally bisects the center of the tract and the need to Planning and Zoning Commission Meeting Page 5 of 8 December 15, 2011 extend two minor collectors create a more challenging environment for a lower intensity single-family development to occur. Availability of water, wastewater, stormwater, and transportation facilities generally suitable and adequate for the proposed use: The subject tract contains two future thoroughfares on the City's thoroughfare plan, Normand Drive and Arnold Road, both of which are classified as twalane minor collectors with a suburban context. The proposed development will facilitate the extension of both of these thoroughfares. In 2003, the City receivedright-of-way dedication and $135,000 in funds from the College Station Medical Center for construction of the portion of Normand Drive through the comer of their property. With use of these funds, the developer will be responsible for the construction of this portion of roadway and oversize participation by the City may be needed to realize the appropriate design of the street. The subject tract is located adjacent to a 12-inch water line located along the southwestern and northeastern property boundaries. The subject tract is located adjacent to a 12-inch sanitary sewer main along the northeastern property boundary and an 8-inch sanitary sewer main along the northwestern property boundary. The subject tract is located in the Lick Creek Drainage Basin and is not encroached by a FEMA regulated Special Flood Hazard Area. Future development of the subject tract will be required to follow the Cty's Storm Water Design Guidelines. The Concept Plan does illustrate the use of detention facilities to mitigate post development drainage ttows. Review of Concept Plan The applicant has provided the following information related to the purpose and intent of the proposed zoning district: 'The purpose of this development is to provide senior -targeted residential facilities, continuum of care, and medical facilities that are located within walking distance to existing, premier medical service providers and major retailers." In accordance with this purpose statement, the Concept Plan proposes residential and non- residential use areas. The residential use areas will adhere to the dimensional standards and requirements of the R-8 High Density Multi -Family district while the non-residential use will follow the C-1 General Commercial district standards. The following uses will be permitted in the residential areas: • Senior -Targeted Independent Living, Assisted Living, and Active -Adult communities; • Senior -Targeted Mixed -Income Multifamily Developments; • Nursing Homes; • Convalescent Homes; • Extended Care Facilities; • . Skilled Nursing Facilities; and • Memory Care Facilities. The following uses will be permitted in the non-residential use area: • Hospital; Offices' • Medical Retail; Planning and Zoning commission Meetbq Page a of 8 December 15, Will • Medical Clinics; • Skilled Nursing; and • Memory Care Facilities. • Stand-alone retail and restaurant uses shall not be permitted unless they serve as an accessory use to another primary use. The applicant has provided the following supplemental definitions to these uses: • Senior: Adults 55 years of age or older. • Senior -Targeted Community: A community that provides features, amenities, operational standards, services and use restrictions that adults 55 years of age or older find desirable. By choosing to provide senior -targeted amenities, and consciouslynot provide amenities desired by the general public of ages less than 55, senion; often self- select into these communities. Many senior -targeted communities are often age - restricted as well, to reinforce and bolster the sense of safety and community desired by senior residents. Senior -targeted communities feature amenities consciously planned into the development; among these particular amenities, open space within half a block and recreational facilities are the most common. These recreational facilities include walking trails and park spaces, along with a lifestyle center/ clubhouse that emphasize clubs and activities and feature resort -style amenities. Amenities often include an indoor and/or outdoor heated swimming pool, whirlpool tub, steam and/or sauna rooms, separate facilities for aerobics and weight training, rooms for cards, games and billiards, and often feature a great room with a commercial kitchen as well as facilities for tennis, golf, shuffleboard, bocce, and more. Clubs and activities focus on scrapbooking and other crafts. • Active -Adult Communities: Active adult housing refers to communities either age - targeted or age -restricted to people aged 55 or older. Active adult housing is often designed for complete single -floor living, wth features like laundry facilities and the master bedroom and bathroom on the first floor. The properties have few, if any, steps to get into the home, and often boast details like togglehocker light switches, lever handles, shower stalls with seats, wide doorways, and other features that make life easier for people who are experiencing the pains associated with aging (like arthritis). Active adult communities feature amenities consciously planned Into the development; among these particular amenities, open space within half a block and recreational facilities are the most common. These recreational facilities include walking trails and park spaces, along with a lifestyle center/ clubhouse that emphasize clubs and activities and feature resort -style amenities. Amenities often include an indoor and/or outdoor heated swimming pool, whirlpool tub, steam and/or sauna rooms, separate facilities for aerobics and weight training, rooms for cards, games and billiards, and often feature a great room with a commercial kitchen as well as facilities for tennis, gott, shuffleboard, bocce, and more. Clubs and activities focus on scrapbooking and other crafts. The Concept Plan proposes three separate use areas that divide the subject tract into thirds. The eastern portion that is closest to the College Station Medical Center may consist of the residential and/or non-residential uses listed above. The center portion will consist of residential uses with maximum height of four stories and 60 feet. The western portion will also consist of residential uses with a maximum height of three stories and 50 feet. Planning and Zoning Cwnmissbn Meet" Page ] of December 15, 2011 The applicant proposes to construct a portion of the multi -use path identified on the Bicycle, Pedestrian, and Greemvays Master Plan that is intended to connect Arnold Road to Rio Grande Boulevard through the Southwood Athletic Park. The applicant is proposing to construct the portion of the multi -use path adjacent to their development on the park property and receive some parkland dedication fee in lieu of credit for the construction. The Park and Recreation Advisory Board is scheduled to consider the proposal at their December 13r meeting and their recommendation will be reported at the Commission's meeting. The applicant also proposes a pedestrian. connection along the electrical easement that is intended to provide additional access from Arnold Road to the community center in the Southwood Athletic Park. The pedestrian pathway will have public access via a public access easement but will be privately owned and maintained and constructed at the time of site development. With the development of the tract, two minor collectors will be extended with the first phase of development. Arnold Road will be extended across the southern portion of the property and it will intersect the extension of Normand Drive from Rock Prairie Road to the southeast comer of the tract. Through the PDD, the applicant is requesting two meritorious modifications to achieve the objectives of the development: • UDO Section 7.2.1 Table "Minimum Off -Street Parking Requirements": The applicant is requesting a reduction in parking requirements due to the senior -oriented nature of the development and the reduced vehicle and parking demand related to this type of development. The minimum off-street parking requirements are based on a ratio of the number of spaces per the gross square feet of floor area for the use. The parking rago for Medical or Dental Clinics will be reduced from 1 space :200 square feet tot space : 280 square feet. The requirements for Office, Personal Service Shop, and Retail Sales & Service uses will be reduced from 1 space : 250 square feet to 1 space : 350 square feet. Multi- family residential uses will be reduced from 1.5 spaces per bedroom for one -bedroom units and 1.25-1.5 spaces per bedroom for two -bedroom units to 1.15 spaces per bedroom for one and two -bedroom units. . • LIDO Section 8.2 regarding block length and block perimeter related items: The applicant is requesting that the proposed Concept Plan meet the block length, block perimeter, and access way requirements of the subdivision regulations. If the tract is considered with an Institutional land use designation, block length and block perimeter requirements do not apply. In addition, a through street into the tract is not practical with park property surrounding it to the rear. The proposed pedestrian path along the electrical easement will be sufficient to meet the Access Way requirements. STAFF RECOMMENDATION Staff recommends approval of the proposed PDD Planned Development District. SUPPORTING MATERIALS 1. Application 2. Rezoning Map (provided in packet) 3. Concept Plan (provided in packet) Planning and Zoning Commission Meeting Page 8 of 8 December 15. 2011