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HomeMy WebLinkAboutStaff ReportREQUEST: SCALE: LOCATION: APPLICANT: PROJECT MANAGER: (*Orq" CYTY or COLLFGF STIVFI(,)N 1°louse of teens Ae5M University' REZONING REQUEST FOR FOSTER AVENUE APARTMENTS 11-00500135 R-6 High Density Multi -Family to PDD Planned Development District 2 lots on 0,73 acres 1024 and 1026 Foster Avenue Jesse Durden, CapRock Texas Lauren A. Hovde, Staff Planner Ihovde(d,)cstx.00v OVERVIEW: This request is to use the PDD Planned Development District to strive toward the creation of an Urban environment for a multi- family development, while seeking compatibility with the existing residential neighborhood. RECOMMENDATION: Staff recommends approval of the rezoning request based on its consistency with the Comprehensive Plan and Eastgate Neighborhood Plan. Planning and Zoning Commission Page 1 of 8 April 5, 2012 Planning and Zoning Commission Page 2 of 8 April 5, 2012 Q '0 � K' on. U s J V Z t `>CJ iJS nSUKSS LU F- ua_urcnn Q e f W z F, >Y o � Q- a W E a` • F3c�E��_ rn w' r� Wj sm rc¢2uo >' yp W: r yu c y f)NtA W- 2 n., O' LU bJpuRO o /�. (/tAN03iyb/yIM It — Planning and Zoning Commission Page 3 of 8 April 5, 2012 NOTIFICATIONS Advertised Commission Hearing Date: April 5, 2012 Advertised Council Hearing Dates: April 26, 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: College Hills Estates Homeowners Association was consulted during the creation of the proposed zoning district. The Association had the opportunity to comment on the architecture of the building and layout of the site. Property owner notices mailed: Contacts in support: Contacts in opposition: Inquiry contacts: ADJACENT LAND USES 15 None. Two, both calls were in general opposition to the density which is allowed by right under the existing R-6 High - Density MultFFamily Residential zoning One for a general inquiry of what the project involved. Direction Comprehensive Plan Zoning Land Use East Neighborhood R-1 Single -Family Residential and Single-family Conservation R-6 High -Density Multi -Family residential West Urban and C-1 General Commercial Chili's Restaurant Redevelopment South Urban and R-1 Single -Family Residential and College Station Redevelopment C-1 General Commercial City Hall North Urban and R-6 High -Density Multi -Family vacant Redevelopment DEVELOPMENT HISTORY Annexation: March 1939 Zoning: R-1 Single -Family Residential R-6 High Density Multi -Family Final Plat: College Hills Subdivision Site development: The site is currently developed with three housing structures including one -single-family house and two apartment buildings. REVIEW CRITERIA 1. Consistency with the Comprehensive Plan: The proposed zoning is consistent with the Urban Redevelopment land use designation found in the Comprehensive Plan Future Land Use and Character Map. The designation language of the Community Character Chapter states that such a designation should be used to accommodate intense development activity including townhouses, duplexes, and high -density apartments. As part of the Planning and Zoning Commission Page 4 of 8 April 5, 2012 Redevelopment designation, the Comprehensive Plan requires careful site planning and building design to complement the existing neighborhood. The Eastgate Neighborhood Plan specifies that there is a need to "promote redevelopment around the perimeter of the neighborhood that meets community needs and is complimentary to the neighborhood." The Plan also describes that the purpose of a PDD Planned Development District is to promote and encourage innovative development that is sensitive to surrounding land uses. In addition, the Plan discusses increasing the density in the core or College Station to reduce pressure on greenfield development for apartments and other student -oriented rentals toward the fringe of the City. 2. Compatibility with the present zoning and conforming uses of nearby property and with the character of the neighborhood: Most of the properties that abut Foster Avenue on the east and west side, including the subject lots, are zoned R-6 High -Density Multi - Family. The properties along this portion of the west side of Foster Avenue are designated as Urban Redevelopment in the Comprehensive Plan Land Use and Character Map. As described above, this designation specifically promotes multi -family development. The east side of Foster Avenue is designated as Neighborhood Conservation. The lot directly across Foster Avenue from the subject lots is zoned R-1 Single -Family Residential. This indicates the City and resident's desire for the character and integrity of the neighborhood to be continued in the current or an improved fashion. Redevelopment activity proposed along the west side of Foster Avenue must taken into consideration the existing neighborhood and special attention is required to ensure compatibility between the different land uses and densities. 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 Unified Development Ordinance states that dense multi -family development should occur within close proximity to the Texas A&M University campus. Being located across from campus and within the first block off of Texas Avenue, the intensity of development in this location is anticipated to be higher. This is contrasted by the need for appropriate development that abuts the existing single-family neighborhood. The proposed PDD Planned Development District allows for the density which is appropriate for the location while incorporating additional elements, discussed in the later portion of this report, that increase the compatibility with the neighborhood. 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 PDD Planned Development District will allow for the development of high -density multi -family housing. The same use is permitted under the current R-6 High -Density Multi -Family zoning district. The existing use on the property is an apartment complex developed at 12.3 units per acre. 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 current zoning district of R-6 High -Density Multi -Family allows for a viable use that has been in operation for several decades. The apartment building currently has 9 units. As visible from the number of registered rental units in the Eastgate neighborhood, there is a market for student rentals in this area due to the convenient distance to campus. The marketability is increased by the proposed PDD Planned Development District, due to the requested meritorious modifications, because of a higher achievable unit count than with a R-6 High - Density Multi -Family district. Planning and Zoning Commission Page 5 of 8 April 5, 2012 6. Availability of water, wastewater, stormwater, and transportation facilities generally suitable and adequate for the proposed use: There are existing 2-inch, 6-inch, and 8- inch water lines available to serve this property. At site development, further analysis of existing water line capacity will be required and improvements to the existing water system may be necessary to support domestic and fire flow demands. There is also an existing 12- inch sanitary sewer line along Foster Ave. which may provide service to this site. Drainage is mainly to the south within the Wolf Pen Creek Drainage Basin. Drainage and other public infrastructure improvements required with site development shall be designed and constructed in accordance with the BCS Unified Design Guidelines. Existing infrastructure, with the possible exception of the current water system, appears to be adequate for the proposed use. The proposed development will be allowed a single point of access from Foster Avenue. REVIEW OF CONCEPT PLAN The applicant has provided the following information related to the purpose and intent of the proposed zoning district: "To provide a sustainable, pedestrian and bicycle -friendly multi -family development that responds to demands for the College Station community and that meets the intent of the Comprehensive Plan and the Eastgate Neighborhood Plan. The PDD zoning will encourage responsible redevelopment of the site in a manner that is compatible with the existing character of the Eastgate neighborhood and one that sets the tone for future redevelopment nearby." Base Zoning and Meritorious Modifications The applicant is proposing to develop using the R-6 High -Density Multi -Family zoning classification standards for the requested PDD. At the time of site plan, the project will need to meet all applicable site development standards of the UDO for the R-6 High -Density Multi - Family zoning classification, except where meritorious modifications are granted with the PDD zoning. The applicant is requesting the following meritorious modifications: 1. LIDO Section 5.2 "Residential Dimensional Standards": A reduction in the building setbacks will promote an Urban environment and allows the parking to be placed in a less obtrusive locations to enable the development to be more compatible with the neighborhood. Standard R-6 Dimension Requested Dimension Front Setback (Foster) 15 feet 10 feet Street Side Setback (Francis) 15 feet 10 feet _ r�etback=(GhfN's) ­ 1blet T 61 2. LIDO Section 7.2.1 "Number of Off -Street Parking Spaces Required" The number of parking spaces required by the Unified Development Ordinance is determined by the number of bedrooms per dwelling unit and the size of said bedrooms. The applicant is Planning and Zoning Commission Page 6 of 8 April 5, 2012 requesting to supply 75% of the parking requirement found in Section 7.2.1 of the Unified Development Ordinance. The development will consist primarily of 1-bedroom and 2-bedroom units which require additional parking per bedroom than 3-bedroom or 4-bedroom units. The reduction in parking allows the development to achieve a high number of units while reducing the visibility of cars. The Unified Development Ordinance provides the following review criteria for POD Concept Plans: 1. The proposal will constitute an environment of sustained stability and will be in harmony with the character of the surrounding area: An increase in density on the subject property will broaden the housing choices for renters in the Eastgate Area. By placing the development within close proximity to campus, the resident dependency on vehicles to access the University will decrease. Residents may instead utilize alternative means of transportation such as biking and walking. In addition, the College Hills Estates Homeowners Association was consulted on the site layout and building design. The tallest portion of the building will be located at the core, defined as 30 feet from the abutting rights -of -way, of the lot and will be a maximum of 50-feet in height (four stories). The perimeter of the building will be a maximum of 35-feet in height (three stories). 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 Urban designation in the Comprehensive Plan Future Land Use Map is intended for areas that include multi -family residential housing, as proposed with this PDD. The Bicycle, Pedestrian, Greenways Master Plan is being followed with the proposed sidewalks along Foster Avenue and Francis Drive. Bicycle parking facilities are also proposed at a ratio of one space per bedroom which is not a requirement for multi -family development. In addition, several components are proposed to promote and protect neighborhood integrity. a) Utilize architectural materials of hardi-board and brick to mimic existing architecture. b) Provide one bicycle parking space per bedroom. c) Limit apartment signage to the low -profile option. d) Provide 8-foot wide sidewalks along Foster Avenue and Francis Drive, 3. The proposal is compatible with existing or permitted uses on abutting sites and will not adversely affect adjacent development: The redevelopment of this tract will encourage future development within the area designated as Redevelopment in the Comprehensive Plan Future Land Use and Character Map. There is a potential to relieve some rental pressure from the area designated as Neighborhood Conservation, which could encourage a potential increase in owner -occupied units within the Eastgate neighborhood by providing alternative rental options in the area. The lessened parking requirement and the location of parking to the side and rear of the building will reduce the visible impact of a parking lot on the adjacent land uses and pass -by traffic. 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: The development will have a single point of access to Foster Avenue. Sidewalks will be provided along Foster Avenue and Francis Drive. Planning and Zoning Commission Page 7 of 8 April 5, 2012 5. The development includes provision of adequate public improvements, including, but not limited to, parks, schools, and other public facilities: New public infrastructure is limited to the addition of 8-foot wide sidewalks along both Foster Avenue and Francis Drive within the bounds of the subject property. 6. The development will not be detrimental to the public health, safety, welfare, or materially injurious to properties or improvements in the vicinity: The proposed development has the potential of promoting public health by encourage walking and bicycling as a means of transportation among its residents. This encouragement is in the form of ample bicycle parking, and the addition of sidewalks along Foster Avenue and Francis Drive. 7. The developmentwill 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 intent of providing walking and bicycle facilities within the property is to reduce the number of vehicular trips necessary for residents. The availability of campus, retail shopping, and dining within a close proximity of the site helps alternative means of transportation more likely. STAFF RECOMMENDATION Staff recommends approval of the rezoning request based on its consistency with the Comprehensive Plan and Eastgate Neighborhood Plan. SUPPORTING MATERIALS 1. Application 2. Rezoning map (provided in packet) 3. Concept Plan (provided in packet) Planning and Zoning Commission Page 8 of 8 April 5, 2012