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HomeMy WebLinkAboutStaff Report(*0rq" CITY OF COLL.F?Gl? STATION Home of Ie,Yas Ad-M Uninersicy" REZONING REQUEST FOR HOME2 SUITES 11-00500158 REQUEST: C-1 General Commercial and R-4 Multi -Family to PDD Planned Development District SCALE: 1.97 acres LOCATION: 300 Texas Avenue Lodgeco Subdivision Lot 2, North Park Section II, Lots 2, 3, & 4 APPLICANT: Steve Duncan, Jones & Carter, Inc., agent for owner PROJECT MANAGER: Jason Schubert, AICP, Principal Planner jchubert@cstx.gov RECOMMENDATION: Staff recommends approval of the proposed zoning request with the associated Concept Plan and meritorious modifications. Planning & Zoning Commission Page 1 of 8 November 17, 2011 Planning & Zoning Commission Page 2 of 8 November 17, 2011 Planning & Zoning Commission Page 3 of 8 November 17, 2011 Redevelopment Area II: Texas Avenue, University Drive, and Harvey Road is described by the Comprehensive Plan in the following manner: This area includes a number of underperforming land uses that, due to their proximity to two of the busiest corridors in the City, are poise for redevelopment. Much of the area is currently subdivided into small lots, making it difficult to assemble land for redevelopment .... The proximity of existing neighborhoods and the Texas A&M University campus requires careful site planning and appropriate building design. These efforts should be complimentary to the Area V: Hospitality corridor plan, the neighborhood plan for the Eastgate area, and the Texas A&M University Campus Master Plan and should focus on bringing vertical mixed use and other aspects of urban character to this portion of the City. The proposed PDD zoning with associated Concept Plan is consistent with the objectives of the Comprehensive Plan to redevelop and consolidate underperforming properties in this area of the City. With redevelopment, there is the potential to utilize a RDD Redevelopment District overlay to address some of the unique circumstances that are common to redeveloping areas. A PDD was chosen as the rear portion of the proposed development is zoned R-4 Multi -Family which does not permit a hotel use and a PDD can also address issues that are identified in redeveloping the properties. Four properties with abandoned or vacant commercial and multi -family uses are proposed to be consolidated and redevelopment as a four to six story hotel. The opportunity for vertical mixed use on these properties are limited by the configuration of the property, its mid -block location on Texas Avenue between University Drive and Hensel Drive, and other adjacent hotel and restaurant uses not likely to redevelop in the near future. 2. Compatibility with the present zoning and conforming uses of nearby property and with the character of the neighborhood: The proposed hotel use is compatible with the nearby zoning districts and adjacent hotel and restaurant uses. 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 proposed hotel use will be compatible with the adjacent hotel and restaurant uses and provide additional opportunity for visitors to the area to stay in closer proximity to key destinations. 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: Currently 1.42 acres of the property is zoned C-1 General Commercial and 0.56 acres is zoned R-4 Multi -Family. While these zoning districts are viable in this area of the City, the consolidation of these properties into a single district will allow the property to be developed at a greater intensity. 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 property is marketable with the current zoning districts. Though the proposed zoning will limit the property solely to a hotel use, it is a highly marketability use of the property. 6. Availability of water, wastewater, stormwater, and transportation facilities generally suitable and adequate for the proposed use: There are existing 8-inch and 12-inch water mains available to serve this property. There are also existing 8-inch sanitary sewer lines Planning & Zoning Commission Page 5 of 8 November 17, 2011 which may provide service to the site. Drainage is mainly to the north within the Burton Creek Drainage Basin. Access to the site will be available via Texas Avenue on the northeast side of the property and a future Public Way to the southeast which will ultimately connect to University Drive. Drainage and any other infrastructure required with site development shall be designed and constructed in accordance with the BCS Unified Design Guidelines. Existing infrastructure with proposed modifications appear to be adequate for the proposed use. REVIEW OF CONCEPT PLAN The requested rezoning and associated Concept Plan propose a four to six story hotel that consists of more than 50,000 gross square feet in area. The development will use the dimensional standards of the C-1 General Commercial zoning district while limited to a hotel use. The proposal seeks to redevelop one commercial lot and three multi -family lots with the site having access to Texas Avenue and the former Meadowland Street in rear, which will become a future Public Way. Cross access is proposed to the adjacent properties and pedestrian connections provided to each of the access points. Meritorious Modifications In redeveloping a site that is surrounded by existing development and constrained by existing conditions, some meritorious modifications are appropriate for consideration. In addition, this area is designated as a Redevelopment area on the Comprehensive Plan and acknowledges some role to encourage redevelopment may be necessary. Some modifications result from the intended urban nature of the proposed development and some are due to the suburban style of some of the applicable development regulations. The applicant is requesting the following meritorious modifications: 1. LIDO Section 7.2.1, Table "Minimum Off -Street Parking Requirements": Hotel uses are required to provide one parking space for every hotel room and one parking space for every 200 square feet of meeting room. The applicant proposes to meet the one space per room requirement but not the additional spaces for a meeting room. The proposed meeting room is less than 600 square feet so only three additional spaces would be required. The hotel is anticipated to have over 100 parking spaces for the rooms that will be provided. Due to a shared parking agreement with the adjacent fourplex property in the rear, this site is also required to provide four parking spaces related to the fourplex use. 2. LIDO Section 7.9.B.6.a "Parking Lots": Non-residential developments that are required to meet the non-residential architecture standards are to have a minimum 10-foot setback for parking spaces from the edge of right-of-way or Public Way. Other developments and those located in Northgate districts require only a six-foot parking setback. The applicant proposes to use an eight -foot parking setback along Texas Avenue and six-foot setback along the proposed Public Way in the rear. The reduction along in the rear provides adequate dimensions for parking rows for the development while still providing area for the former Meadowland Street to be converted into a Public Way with a five-foot sidewalk. 3. LIDO Section 7.9.E.4.d "Pedestrian / Bike Circulation and Facilities": This section requires building plots in excess of 50,000 gross square feet to have a 10-foot sidewalk along the frontage of fagades facing a public right-of-way. This section is intended for commercial areas that are commonly one-story and where an expanded sidewalk is necessary to accommodate the pedestrian traffic along and between buildings associated with larger developments. The proposed hotel has a fagade of only about 70 feet in width as most of its 50,000+ gross square feet accumulates from its multiple stories. The applicant proposes sidewalks in the front and rear of the building, though less than 10 feet in width as Planning & Zoning Commission Page 6 of 8 November 17, 2011 the wider sidewalk is not necessary to accommodate the amount of pedestrian traffic that is anticipated. Sidewalk connections are proposed to Texas Avenue, the Public Way in the rear, and the adjacent restaurant. 4. UDO Section 7.9.E.3.b "Landscaping": This section requires building plots in excess of 50,000 gross square feet to locate tree wells along 15% of the linear length of fagades facing a public right-of-way. With a narrower fagade width, the applicant proposes to locate the trees wells along the Public Way in the rear to provide a more urban characteristic to this roadway. 5. UDO Section 7.2.C.7 "Dimensions and Access": This section requires that parking located within 15 feet of a right-of-way or Public Way only have up to seven contiguous parking spaces separated by a double landscape island (18-foot wide). The applicant proposes to remove this requirement along the Public Way in the rear to allow more of the property to be utilized for additional parking spaces. Developments in the Northgate districts do not have this interior island requirement to allow the property to be developed more intensely. 6. UDO Section 7.3.C.3 "Spacing of Driveway Access": Based on current driveway spacing requirements, a new driveway would not be able to be located on the property as it would be too close to other existing driveways. In discussions with TOOT, a driveway on this property can be considered if cross access is provided to the adjacent properties. It is anticipated that a median on Texas Avenue or driveway consolidation in the future will allow this driveway to serve as an access point for multiple properties. 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 proposed hotel is a hospitality use that is in harmony with other hotel and restaurant uses in the area. The redevelopment of these underperforming properties provide the opportunity for a long term use for the property. 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: As described in the Review Criteria section above, this area is designated as Urban and part of Redevelopment Area II on the Comprehensive Plan. The proposed Concept Plan consolidates four properties and helps redevelop a portion of this aging part of the City into a multi -story hotel. 3. The proposal is compatible with existing or permitted uses on abutting sites and will not adversely affect adjacent development: The proposed hotel use is compatible with the other hotel and restaurant uses in the area. 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 proposed hotel use will access Texas Avenue, a major arterial, in the front and the former Meadowland Street, a future Public Way, to the rear. 5. The development includes provision of adequate public improvements, including, but not limited to, parks, schools, and other public facilities: As part of the redevelopment of these property, a replat to consolidate the four lots into one is required. The replat will provide public utility easements for the existing City of College Station sanitary sewer force main and BTU electric facilities on the property. In addition, a public access easement and Planning & Zoning Commission Page 7 of 8 November 17, 2011 the necessary improvements to convert the former Meadowland Street at the rear of the property into a Public Way will occur. 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 redevelops three of the four fourplex properties along the former Meadowland Street. When the four fourplexes were developed in 1981, each fourplex was required to have eight parking spaces and shared access and parking facilities were provided for the four lots. The proposed Concept Plan provides maintains the shared parking by providing the four additional parking spaces that the remaining fourplex lot does not have located on its property. Cross access is also provided to the adjacent properties. 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 amount of vehicle trips generated by the proposed hotel does not exceed the threshold that requires a traffic impact analysis to be performed. The proposed use will access Texas Avenue in the front and provide cross access easements to each of the adjacent properties. The site will have also access the proposed Public Way at the rear of the property through the shared driveway and access easement already provided. Sidewalks will be provided along Texas Avenue, the Public Way, and sidewalk connections will be provided from these streets to the hotel building and the adjacent restaurant use. Bike racks will be provided on the site when it redevelops. STAFF RECOMMENDATION Staff recommends approval of the proposed zoning request with associated Concept Plan and meritorious modifications. SUPPORTING MATERIALS 1. Application 2. Rezoning Map (provided in packet) 3. Concept Plan (provided in packet) Planning & Zoning Commission Page 8 of 8 November 17, 2011 NOTIFICATIONS Advertised Commission Hearing Date: November 17, 2011 Advertised Council Hearing Dates: December 8, 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: Ten Contacts in support: None Contacts in opposition: None Inquiry contacts: One ADJACENT LAND USES Direction Comprehensive Plan Zoning Land Use Northwest Urban & Redevelopment C-2 Commercial Industrial Restaurant R-4 Multi -Family Four lex Urban & Redevelopment Northeast (across Texas Avenue, C-1 General Commercial Hotel major arterial Southeast Urban & Redevelopment C-1 General Commercial Hotel Southwest Urban & Redevelopment R-4 Multi -Family Four lexes DEVELOPMENT HISTORY Annexation: Zoning: Final Plat: Site development: REVIEW CRITERIA 1939 C-1 General Commercial and R-4 Multi -Family Lodgeco Subdivision Lot 2 replat (1993), Northpark Section (1981) Existing development includes abandoned parking and slab areas of former businesses, satellite parking area for former University Tower and three vacant fourplexes. 1. Consistency with the Comprehensive Plan: The subject property is designated as Urban and part of Redevelopment Area II on the Comprehensive Plan Future Land Use and Character Map, The Comprehensive Plan describes Urban as: This land use designation is generally for areas that should have a very intense level of development activities. These areas will tend to consist of townhomes, duplexes, and high -density apartments. General commercial and office uses, business parks, and vertical mixed -use may also be permitted within growth and redevelopment areas. Planning & Zoning Commission Page 4 of 8 November 17, 2011