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Home My WebLink AboutStaff Report(*Or"" CrrY or S'lwFloN, Home o(Tcrm AerM University` REZONING REQUEST FOR 4050 HOLLEMAN DRIVE SOUTH 11-00500146 REQUEST: R-3 Townhouse to R-4 Multi -Family Residential SCALE: 10.434 acres LOCATION: 4050 Holleman Drive South APPLICANTS: Joe Gattis, PE, Gattis Engineering, LLC PROJECT MANAGER: Lauren A. Hovde, Staff Planner lhovde@cstx.gov RECOMMENDATION: Staff recommends approval of the zoning request. Planning and Zoning Commission Page 1 of 7 January 5, 2012 a O <Lu x q Wq n� - ro, �P m CS^ m O 0 p v o qNa O .. _ -SEE 6•'•. y pia N�a i Planning and Zoning Commission Page 3 of 7 January 5, 2012 NOTIFICATIONS Advertised Commission Hearing Date: January 5, 2012 Advertised Council Hearing Dates: January 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: Property owner notices mailed Contacts in support: Contacts in opposition: Inquiry contacts: ADJACENT LAND USES 31 None as of December 22, 2011 Two letters were submitted in opposition. The first letter expresses concern with the mix of land uses and availability of sewer capacity. The second letter, in the form of an email, was in opposition to student housing in the area and possible impact on property value. Direction Com rehensive Plan Zoning Land Use North Urban A-O Agricultural -Open Las Palomas Subdivision (duplexes) South Restricted Suburban A-O Agricultural -Open single-family and Growth Area V residential East 4-Lane Major Holleman Drive South Collector Urban A-O Agricultural -Open single-family residential West Restricted Suburban R-1 Single -Family Great Oaks I Residential Subdivision vacant DEVELOPMENT HISTORY Annexation: March 2008 Zoning: A-O Agricultural -Open u pon annexation R-3 Townhouse (May 2008) Final Plat: Unplatted Site development: The site is currently developed as a duplex complex that consists of 27 units on a single lot. Planning and Zoning Commission Page 4 of 7 January5, 2012 REVIEW CRITERIA 1. Consistency with the Comprehensive Plan: The R-4 Multi -Family Residential zoning request is in compliance with the Future Land Use and Character Map that designates this property as Urban. An Urban land use designation is for areas intended for intense development activities such as townhomes, duplexes, and apartments, all of which are allowed in the R-4 zoning district. Existing surrounding development includes duplex housing and several single-f amily residential uses. The property immediately north of the subject tract is designated as Urban, and is currently developed as Las Palom as Subdivision, a duplex development. The recent expansion of Growth Area V, as identified on the Comprehensive Plan Concept Map, will enable commercial activities on the property to the south of the subject tract. The property to the south is designated as Restricted Suburban on the Comprehensive Plan Land Use and Character M ap, but the Growth Area V designation expands the uses to include townhouse and suburban com mercial activities when part of a larger development. The proposed R-4 zoning on the subject property may be considered as a possible transition between potential commercial activities and the existing residential developments. In addition, the subject tract is bordered on the east side by Holleman Drive South, designated as a future 4-Lane Major Collector. Within the bounds of the tract is the future extension of Cain Road, a 2-Lane M inor Collector. The intersection of two collectors is an appropriate location for a slight increase in intensity to transition the land uses toward the proposed single-family development to the west. 2. Compatibility with the present zoning and conforming uses of nearby property and with the character of the neighborhood: The land use to the east (across Holleman Drive South) and south are single-family houses with an A-O Agricultural -Open zoning. To the north, the Las Palomas duplex subdivision is also zoned A-O Agricultural -Open. This development existed prior to annexation, and does not meeting zoning regulations. The property to the west, zoned R-1 Single -Family Residential, is included in the Master Plan for the Great Oaks Subdivision which is intended to be a medium -density single-family development. Also in the area are duplexes along Cain Road and future townhouses as part of the planned Barracks development. The planned University Oaks development, just north of Las Palomas, is zoned A-O Agricultural - Open, R-1 Single -Family, R-3 Townhouses, and R-4 Multi -Family. In general, the zoning request is compatible with the existing and planned developments in the area. The proposed R-4 zoning district, which allows townhomes, duplexes, and apartments, will allow a maximum of 20 dwelling units per acre. This will mimic the nearby R-4 zoning in the preliminary platted University Oaks Subdivision, located on the northern side of Las Palomas Subdivision. If the development occurs on the subject tract as multi -family, a 10-foot planted buffer and a fence will be required along the property line abutting the Great Oaks Subdivision. 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 suitability of the proposed R-4 zoning is tied to the site planning requirements found in the Unified Development Ordinance. Instead of townhomes developing under single-family Planning and Zoning Commission Page 5 of 7 January 5, 2012 regulations, apartments will be site -planned using standards that ensure maximum compatibility between land uses. In addition, apartment complexes are typically commonly owned and operated by a single management entity. This is in contrast to townhouses that may be sold and operated separately. In addition, apartment parking is calculated to accommodate multiple renters per units, instead of only two parking spaces required per townhouse. 4. Suitability of the property affected by the am endment for uses perm itted by the district applicable to the property at the time of the proposed amendment: The current zoning of the property, R-3 Townhomes, is suitable for the subject tract, is in compliance with the Comprehensive Plan, and is compatible with the surrounding zoning. The challenges associated with townhouses that operate as multi -family properties are the lack of site planning, landscaping, and buffer requirements. Townhouses may be constructed without following the same standards required for apartments. Though the density is less in R-3, development standards and requirements are less for the end product than with the R-4 zoning district. 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 applicant has implied that due to right-of-way dedication requirements associated with the Thoroughfare Plan and the Subdivision Regulations, the marketability of the property is compromised, increasing the cost per developable acre. Staff recognizes the impact that dedication for Holleman Drive South and the future Cain Road extension has on the subject tract. However, Staff does not believe that the situation is unique to this property , as the Cain Road extension is a proposed 2-Lane Minor Collector which is required when block length is exceeded within a non -single-family residential subdivision plat. 6. Availability of water, wastewater, stormwater, and transportation facilities generally suitable and adequate for the proposed use: The subject tract is located within the Wellborn Water service area. Future platting and development of the tract will have to provide adequate f ire flow to support the proposed use. The subject tract is located just south of a 12-inch sanitary sewer main as it crosses Holleman Drive and heads east, this main gravity flows into the Bee Creek Trunk Line. This respective trunk line's sub -basin currently serves many developments along FM2818, from areas east of Wellborn Road, to the Carters Creek Wastewater Treatment Plant. Much of the existing trunk line was constructed in 1973 and was shown to have several surcharging line segments in the 2011 HDR Sanitary Sewer Collection System Master Plan Update. The City is currently in the process of initializing a Capital Improvement Project in anticipation of the ultimate build -out demand anticipated for the subject sewer shed area. The proposed capital proj act is currently in the design phase. The subject tract is not located within a FEMA regulated Special Flood Hazard Area. Development of the subject tract will be required to mitigate post development flows and follow the BCS Storm Water Design Guidelines. The subject tract takes access to Holleman Drive, a 4-Lane Major Collector— Suburban Context, on the College Station Thoroughfare Plan. Per the City's thoroughfare plan there is a 2-Lane Minor Collector which is proposed along the northern property boundary of this property. STAFF RECOMMENDATION Planning and Zoning Commission Page 6 of 7 January 5, 2012 Staff recommends approval of the zoning request based on its compliance with the Comprehensive Plan. Furthermore, Staff believes compatibility is increased by the site development standards associated with the R-4 zoning designation. SUPPORTING MATERIALS 1. Application 2. Rezoning map (provided in packet) Planning and Zoning Commission Page 7 of 7 January 5, 2012