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HomeMy WebLinkAboutStaff Report(*hr"" CITY OF COLLt Gr STNI�10N Hone of7cxas A&M University" REZONING REQUEST FOR 3100 HAUPT ROAD 12-00600006 REQUEST: PDD Planned Development District to PDD Planned Development District w/ an additional use SCALE: 108.88 Acres LOCATION: 3100 Haupt Road, generally located between Old Wellborn Road and Holleman Drive South, north of the Buena Vida Subdivision, APPLICANTS: Heath Philips, Heath Phillips Investments, LLC PROJECT MANAGER: Matt Robinson, AICP, Senior Planner mrobinson@cstx.gov OVERVIEW: The proposed PDD rezoning request is an amendment to the previously approved PDD zoning in order to add commercial amusement/water recreation uses to the development, in addition to adjusting the development layout to comply with the U.S. Army Corps of Engineers requirements. RECOMMENDATION: Staff recommends approval of the rezoning with the condition that the commercial amusement/water recreation uses are removed from the concept plan and the list of permitted uses. Planning & Zoning Commission Page 1 of 10 April 5, 2012 Planning & Zoning Commission Page 2 of 10 April 5, 2012 Planning & Zoning Commission Page 3 of 10 April 5, 2012 NOTIFICATIONS Advertised Commission Hearing Date: February 16, 2012 Advertised Council Hearing Dates: March 8, 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: Barracks at Rock Prairie Owner's Association Property owner notices mailed: Contacts in support: Contacts in opposition: Inquiry contacts: ADJACENT LAND USES 26 None at time of staff report None at time of staff report Direction Comprehensive Plan Zoning Land Use North Urban — Growth Area 5 A-O Agricultural Open Vacant South General Suburban — R-1 Single -Family Vacant, townhomes (The Growth Area 5 Residential; Barracks), single-family R-3 Townhouse; residences (Williamsgate A-O Agricultural Open Subdivision and future Buena Vida Subdivision East 6-lane major arterial on Old Wellborn Road, Railroad Thoroughfare Plan tracks and Wellborn Road West General Suburban — A-O Agricultural Open Vacant, Holleman Drive South Growth Area 5, Major Collector on Thoroughfare Plan DEVELOPMENT HISTORY Annexation: 2002 Zoning: A-O Agricultural Open upon annexation (2002) A-O Agricultural Open to PDD Planned Development District (2011) Final Plat: Barracks II Section 100 (2012) Site development: The first phase of the development is currently under construction. ZONING HISTORY In June 2011, the property was rezoned from A-O Agricultural Open to PDD Planned Development District and included a mix of commercial and single-family attached (townhome) and single-family detached residences. The original proposal included awake board ski facility within two of the detention pond areas. At the Planning & Zoning Commission and City Council meetings concerns were expressed about the proposed wake board facilities, specifically regarding light, noise, buffers and whether the use was appropriate for the area. City Council approved the rezoning with the condition that the wakeboard use be removed. Since that time, Preliminary Plan has been approved for the development along with a Final Plat for the first phase of the development. Planning & Zoning Commission Page 4 of 10 April 5, 2012 The developer is requesting the rezoning amendment to provide additional uses, which include a recreational center with a commercial wake board ski facility, administrative offices, a maximum 3,500 square foot restaurant, and retail sales related to the wakeboard facility. Additionally, the rezoning revises the original approved layout to incorporate an open waterway/drainage easement through the center of the development, which results in a reduction in the number of townhomes from the original proposal and some rearrangement of streets and alleys. Some aspects of the site layout modifications are due in part to the requirements of the US Army Corps of Engineers, as the developer is proposing to preserve additional stretches of the existing natural channel. REVIEW CRITERIA 1. Consistency with the Comprehensive Plan: 2. Compatibility with the present zoning and conforming uses of nearby property and with the character of the neighborhood: 3. Suitability of the property affected by the amendment for uses permitted by the district that would be made applicable by the proposed amendment: 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: S. 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 Comprehensive Plan designates the subject property as General Suburban and is located in Growth Area 5. It states that the area between Cain Road and Rock Prairie Road should be used for General Suburban activities, including high -density single-family lots (minimum 5,000 square feet), townhomes, duplexes, as well as suburban or neighborhood commercial and office uses. The property is currently zoned PDD Planned Development District, allowing for a mixture of single-family residences, offices and commercial development. Residential uses are capped at a proposed density of 8,45 units per acre and will continue the type of residential development immediately to the south of the subject property, which are zoned and developed for single- family residences and townhomes. These properties include The Barracks, a townhome development, as well as the Williamsgate and Buena Vida subdivisions that are zoned R-1 Single -Family Residential. Commercial uses are primarily proposed to be located along Old Wellborn Road, which is parallel to the existing railroad tracks. Through the PDD, additional controls are being applied that address issues related to architectural design, size, scale, and buffering as well other specific items. Additional uses beyond what are currently allowed under the C-3 Neighborhood Commercial designation were approved with the original rezoning. These uses include a shooting range - indoor, car wash, commercial garden/greenhouse/landscape maintenance, commercial amusement, office and retail sales/service with storage areas being greater than 50% of the space, and self -storage allowing the storage of equipment, materials, recreational vehicles, or boats in buildingswith at least three enclosed sides. As mentioned previously, additional Planning & Zoning Commission Page 5 of 10 April 5, 2012 standards have been included to address issues of design, size, scale and buffering. Additionally, a couple of the proposed uses are presently allowed to some degree under a general C-3 Neighborhood Commercial zoning district. This includes commercial amusement, which is allowed undera Conditional Use Permit, and self -storage without the storage of equipment and vehicles outside. The proposed revised PDD zoning includes the addition of commercial amusement uses and water recreation activities that include a commercial wakeboard ski facility, administrative offices, a maximum 3,500 square foot restaurant, and retail sales related to the wakeboard facility. The applicant has stated that the proposed additional uses are to increase the marketability of the property. A landscaped buffer between the recreation center and property to the north is proposed and includes plantings that shall provide 100%opacity to a height of at least 8-feet. Lighting will be in accordance with the Unified Development Standards. The proposed hours of operation for the wakeboard ski facility are from no earlier than 8 a.m. to 10 p.m. 6. Availability of water, wastewater, storm water, and transportation facilities generally suitable and adequate for the proposed use: The subject tract is located in the Wellborn Special Utility District water service area. Future development of the tract will have to meet the City's minimum fire flow requirements. The subject tract is located adjacent to a 12-inch sanitary sewer main which runs along the south and east property boundaries. The tract is located in the Steeplechase Sanitary Sewer Impact Fee Area that gravity flows into the Bee Creek Trunk Line. This respective trunk line's sub -basin currently serves many developments along Harvey Mitchell Parkway, 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 a capital improvement project entitled the'Bee Creek Relief Line' that will install a larger diameter gravity line to increase the system capacity of the overall sub -basin in order to accept the ultimate build -out demand anticipated in this respective area. This trunk line capacity increase is necessary to proactively prevent surcharge events, possible fines from TCEQ, and customer service disruptions. Preliminary analysis of this area has identified that the existing sanitary sewer capacity can support the increased sanitary sewer demand from the proposed development, however, future demands in this respective sub -basin will need to be evaluated as development occurs. The subject tract is in the Bee Creek Tributary "B" drainage basin. The subject tract is not located within a FEMA regulated Special Flood Hazard Area per FEMA FIRM panel 182C. Future development of the tract will have to meet the requirements of the City Storm Water Design Guidelines. The subject tract is located adjacent to Old Wellborn Road (local) to the east and Holleman Drive West (4 Lane Major Collector — Suburban Context) to the west. Three future thoroughfares bi-sect the property: Deacon Drive (2-Lane Major Collector — Urban Context), General Parkway (2-Lane Minor Collector — Suburban/Urban Context) & Towers Parkway a 2-Lane Minor Collector — Suburban/Urban Context adjacent to the school district owned property. REVIEW OF CONCEPT PLAN Modifications from the previously approved concept plan include the addition of uses, rearrangement of streets/alleys and the addition of a waterway/drainage easement. Additional Planning & Zoning Commission Page 6 of 10 April 5, 2012 uses consist of commercial amusement with water recreation activities, that includes a commercial wakeboard ski facility, administrative offices, a maximum 3,500 square foot restaurant, and retail sales related to the wakeboard facility. The applicant has provided the following information related to the purpose and intent of the proposed zoning district: "The Barracks 11 Subdivision was previously granted PDD Zoning to develop a residential community for students in the 18-30 year age range. The planned development includes a mixture of housing options and commercial businesses that cater to the student population. The intent has not changed. This rezoning request merely adds another allowable use to the existing PDD Zoning, The Recreation Center and ski facility are intended to enhance the marketability of this mixed use development to buyers in the target demographic." In accordance with this purpose statement, the Concept Plan includes a mixture of residential, commercial and office uses. Commercial uses are proposed primarily along Old Wellborn Road, with an additional commercial tract located at the future intersection of Deacon Drive and Holleman Drive South. These areas will be limited to C-3 Neighborhood Commercial uses, with additional alloNed uses consisting of a shooting range —indoor, car wash, commercial garden/greenhouse/landscaping, commercial amusement, office and retail sales/service with storage areas being greater than 50%, and self -storage allowing equipment, materials, recreational vehicles and boats in a building enclosed on three sides. These uses would be limited to commercial tracts 2, 3 and 4, which are located along Old Wellborn Road. Additionally, commercial tract 4 is the only commercial tract where self -storage units would be permitted. As proposed, restaurants are not a permitted use in Commercial Tracts 2, 3 or 4. All commercial structures will be required to be in compliance with the Non -Residential Architectural Standards as well as being compatible in size, roof type and pitch, materials, and architecture with the surrounding residential uses. A recreation center that includes a Wake Board Ski Park is proposed to utilize two of the three detention ponds that are necessary to serve the development. The recreation center, which includes offices, a pro shop, a 3,500 square foot restaurant and other amenities, will be required to meet all LIDO requirements. Residential uses consisting of single-family detached residences and townhomes are proposed for the remainder of the site. Residential density is proposed at a max of 8.45 dwelling units per acre. The townhomes are proposed to be located around a 1.62 acre park at the center of the development with an additional 2.25 acres of park land located around the perimeter of the townhomes. Single-family detached residences are proposed to be located nearest the school district owned property, located along Holleman Drive South that could potentially be the location of a future school. As mentioned, the layout of the development has changed some from the previously approved concept plan. Layout changes have been made in order to incorporate an open waterway/drainage easement through the center of the development. This waterway/drainage easement is in response to requirements of the US Army Corp of Engineers as the developer is proposing to preserve additional stretches of the existing natural channel. As a result, a number of townhome units have been removed and the layout now has more townhomes taking direct access to local streets as opposed to access via alleys. At time of site plan and plat, the project will need to meet all applicable standards required by the LIDO except those discussed below. Staff is currently undertaking an effort to create new zoning districts to implement the different character areas envisioned by the Comprehensive Planning & Zoning Commission Page 7 of 10 April 5, 2012 Plan. In the absence of a defined General Suburban zoning district, the applicant and staff have negotiated through various standards to seek to attain a general suburban style that is appropriate for this portion of the City, while seeking to retain flexibility for both parties. Base Zoning and Meritorious Modifications The existing zoning was approved with the following base zoning and meritorious modifications listed below. There are no new modifications being requested with the rezoning amendment. The applicant has proposed to utilize R-1 Single -Family Residential; R-3 Townhouse; and C-3 Light Commercial as the base, underlying zoning districts for standards not identified in the PDD. At the time of site plan and plat, the project will need to meet all applicable site, architectural and platting standards required by the Unified Development Ordinance except where meritorious modifications are granted with the PDD zoning. The applicant has requested the following meritorious modifications: Section 6.3 "Specific Use Standards" The applicant has requested that the following uses be permitted within the Commercial Tracts shown on the concept plan in addition to the uses currently allowed under the C-3 zoning district: • Shooting Range —Indoor • Car Wash • Commercial garden/greenhouse/landscape maintenance • Commercial Amusement • Office and retail sales/services with storage areas being greater than 50% of the space (i.e., office/warehouse with overhead doors) • Self -storage — equipment, materials, recreational vehicles, or boats in buildings with at least three enclosed sides 2. Section 5.2. "Residential Dimensional Standards" The applicant has proposed the following modified setback requirements (UDO requirements are in parentheses): Use R-1 R-3 Min. Front Setback Min. Side Setback 1 5' (75) 5' (75) The applicant states that the purpose is to allow sightly larger buildings and slightly more units within the same space, while maintaining a density that is compatible with the Comprehensive Plan. 3. Section 5.4 "Non -Residential Dimensional Standards" The applicant has requested that the minimum rear setback for self storage structures adjacent to a public alley be five feet. Current LIDO requirements for commercial buildings located within a C-3 zoning district is 15 feet. The applicant's justification is that the alley will have a 24-foot right-of-way that provides adequate separation distance and that the rear wall of these units will have no openings or vehicular or pedestrian traffic on that side of the storage facility. Additionally, the intent is to utilize the rear wall of the self -storage building to act as the buffer wall between land uses as requested in modification number 5 listed below. Planning & Zoning Commission Page 8 of 10 April 5, 2012 4. Section 7.6 "Buffer Standards" The applicant is requesting the ability to count the rear wall of a self -storage building that is adjacent to an alley serving residential units as meeting the buffering requirement for commercial uses abutting single-family uses. The wall height would be a maximum of 15 feet and constructed of stone. The applicant's justification is that the maximum height for a buffer wall is 8-feet and that the buffer requirements produce a 15-foot buffer yard that would be hidden from view. 5. Section 7.4 "Signs" The applicant is requesting that Commercial Tracts 2, 3, and 4 each be permitted to erect a freestanding sign that is no taller than 20 feet in height. Current, UDO requirements limit signage in C-3 zoning districts to low profile signs, which are a max of 4 feet in height and 60 square feet in area. The applicant's justification for the request is that the commercial tracts are situated next to elevated railroad tracks and that the view to the commercial businesses will be obstructed from view. 6. Section 8.2 "Blocks" a) The applicant is requesting that block lengths of up to 1,000 feet be permitted on designated single-family and townhome blocks. Specifically, these blocks are noted as SF Block 4, SF Block 9, and TH Block 7. Current UDO requirements limit block lengths to 900 feet in areas designated as General Suburban. The applicant's justification for the longer block lengths is to limit the number of street connections between single-family and townhome areas in an effort to eliminate the occurrence of townhome residents parking in front of single-family homes. A 15-foot wide common area is proposed along TH Block 7 to allow for future pedestrian traffic through the block. b) The applicant is requesting a 1,250-foot block length along Deacon Drive for the Ski Park (WBP Block 1). The Ski Park is comprised of two ponds that serve as detention areas. Combined with the third detention area adjacent to Commercial Tract 2, these ponds are necessary to accommodate the drainage needs for the development and are located at the point where the natural drainage system exits the site. With the proposal to utilize two of these ponds as a Ski Park, a long block without an intermediate break in it is necessary. 7. Section 8.2.E.6 "Dead -End Streets" and Section MY "Alleys" The applicant is requesting that dead end streets in residential areas (single-family and townhome) be allowed to extend a maximum of 100 feet in length and that the dead-end alley adjacent to Commercial Tract 4 be allowed to extend to the property line (approximately 110 feet). Current subdivision requirements limit dead-end streets and dead- end alleys to 100 feet in length or the depth of one lot, whichever is less. This affects the areas near Commercial Tract 1 and the Ski Park as the proposed lot width of the townhome lots are 30 feet wide along the right-of-way. Additionally, the alley adjacent to Commercial Tract 4 exceeds 100 feet in width, which is longer than the proposed townhome lot width. In this instance it would leave a small strip of privately -owned land between the alley and the property line. In both instances, future extension of the street/alley would be sought when the adjoining properties developed. 8. Section 6.3.Q "Specific Use Standards — Storage (Self -Service)" The applicant is requesting that accessory uses of an office and living quarters be allowed in the self -storage facility. Each of these uses would be limited to no more than 1,000 square feet in size. Additionally, the selling, renting, leasing of trucks or trailers would not be permitted. Current UDO requirements prohibit accessory uses for self -storage businesses Planning & Zoning Commission Page 9 of 10 April 5, 2012 located within a C-3 zoning designation. The applicant's justification is that due to the large concentration of townhomes, they anticipate moving to be a common occurrence and that the need for the sale of related materials for moving and extended hours may be needed. 9. Section 7.5 "Landscaping" and Section 7.8 "Drainage and Stormwater Management" The applicant is requesting that the landscaping requirements for the Ski Park development be limited to the building, parking and amenity areas of the Ski Park. The ponds themselves would be removed from the landscaping point calculations, but would still be subject to streetscaping requirements along the rights -of -way. UDO requirements for landscaping point calculations are based on the overall size of the site and require that detention ponds be incorporated into the landscape design. Given that the majority of the Ski Park area is comprised of the ponds, it would be difficult, if not impossible to meet the landscaping requirements. 10. Section 8.2.E.4 "Adequate Street Access" The applicant is requesting that a Remote Emergency Access be permitted to serve as a connection to the requirement that when there are more than 30 lots to be served by external street connections, a minimum of two connections to external paved public streets be provided. Current UDO subdivision requirements state that the Planning and Zoning Commission may allow a Remote Emergency Access when the development is being phased or when the constraints of the land prevent the provision of a second street connection. The applicant is requesting this modification in an effort to phase subsequent streets accordingly. The requirement for two street connections to external paved public streets would still be required when 100 or more lots are served. STAFF RECOMMENDATION Meritorious modifications granted previously are proposed to carry over with the PDD amendment. Additionally, the revised concept plan is generally the same layout as what was previously approved, with modifications to add drainage/waterways, a revised street/alley layout around the park, and the addition of the commercial amusement uses and recreation center that includes a wakeboard ski park, restaurant and other accessory uses. Staff recommends approval of the rezoning and concept plan with the condition that the commercial amusement uses and water recreation activities, which includes the wakeboard ski facility be removed from the allowed uses. While staff previously recommended approval of the wakeboard ski facility use, the basis for the recommendation is City Council's previous decision that the wakeboard ski facilities are incompatible to the adjacent land uses. SUPPORTING MATERIALS 1. Application 2. Meritorious Modifications Justification 3. Rezoning map (provided in packet) 4. Concept Plan (provided in packet) Planning & Zoning Commission Page 10 of 10 April 5, 2012 CITY OF COLLEGE STATION FINAL PLAT for The Barracks II Ph 100 11-00500109 SCALE: 83 lots on 23.383 acres LOCATION: 3100 Haupt Road, generally located between Old Wellborn Road and Holleman Drive South, north of the Buena Vida Subdivision. ZONING: PDD, Planned Development District APPLICANT: Heath Phillips, Heath Phillips Investments, LLC PROJECT MANAGER: Matt Robinson, AICP, Senior Planner mrobinson@cstx.gov RECOMMENDATION: Staff recommends approval. Planning & Zoning Commission Page 1 of 3 February 16, 2012 Planning & Zoning Commission Page 2 of 3 February 16, 2012 ��i77T1 � �ti is tb�l ii7� I Annexation: 2002 Zoning: A-O Agricultural Open upon annexation A-O Agricultural Open to PDD Planned Development District (2011) Preliminary Plat: 2011 Site Development: Infrastructure for Phase 100 is currently being constructed. COMMENTS Parkland Dedication: Neighborhood parkland dedication of 3.83 acres, out of the 4.16 acres required is being provided with this Final Plat. Neighborhood park development fees and community park land and development fees totaling $1,707 per lot, for 82 lots is due prior to filing the Final Plat. Additionally, a parkland neighborhood land dedication fee of $10,990 for the remaining 0.336 acres of land that is not being dedicated is due prior to filing the Final Plat. Greenways: N/A Pedestrian Connectivity: Sidewalks are provided on both sides of all streets within the development. Bicycle Connectivity: Bike lanes are provided along Deacon Drive (Major Collector) and Towers Parkway (Minor Collector). Impact Fees: The subject tract is located within the Steeplechase Sanitary Sewer Impact Fee Area and will be required to pay $357.74/LUE upon construction. REVIEW CRITERIA Compliance with Subdivision Regulations: The proposed Final Plat is in compliance with the Subdivision Requirements contained in the Unified Development Ordinance. STAFF RECOMMENDATIONS Staff recommends approval of the Final Plat. SUPPORTING MATERIALS 1. Application 2. Copy of Final Plat (provided in packet) Planning & Zoning Commission Page 3 of 3 February 16, 2012 CITY OF COI_IXGE STATION Home of Texas A&M University' REZONING REQUEST FOR 3100 HAUPT ROAD 12-00500006 REQUEST: PDD Planned Development District to PDD Planned Development District w/ an additional use SCALE: 108.88 Acres LOCATION: 3100 Haupt Road, generally located between Old Wellborn Road and Holleman Drive South, north of the Buena Vida Subdivision. APPLICANTS: Heath Philips, Heath Phillips Investments, LLC PROJECT MANAGER: Matt Robinson, AICP, Senior Planner mrobinson@cstx.gov RECOMMENDATION: The proposed rezoning is an amendment to the previously approved PDD zoning to add additional uses. Staff recommends approval of the rezoning with the condition that the wakeboard ski park use is removed from the concept plan and the list of permitted uses. Planning & Zoning Commission Page 1 of 10 February 16, 2012 Planning & Zoning Commission Page 2 of 10 February 16, 2012 � s� a;P nr � kd ,v �� �� Pam, �a 1 gyres '=f K/i Planning & Zoning Commission February 16, 2012 Page 3 of 10 NOTIFICATIONS Advertised Commission Hearing Date: Advertised Council Hearing Dates: February 16, 2012 March 8, 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: Barracks at Rock Prairie Owner's Association Property owner notices mailed: 26 Contacts in support: None at time of staff report C►u ,. E s Il, Oi.t�•� Contacts in opposition: None at time of staff report k.r ctctku , Inquiry contacts: 1 ADJACENT LAND USES Direction Comprehensive Plan Zoning Land Use North Urban — Growth Area A-O Agricultural Open Vacant 5 South General Suburban — R-1 Single -Family Vacant, townhomes Growth Area 5 Residential; (The Barracks), R-3 Townhouse; single-family A-O Agricultural Open residences (Williamsgate Subdivision and future Buena Vida Subdivision East 6-lane major arterial Old Wellborn Road, on Thoroughfare Plan Railroad and Wellborn Road West General Suburban — A-O Agricultural Open Vacant, Holleman Growth Area 5, Major Drive South Collector on Thoroughfare Plan DEVELOPMENT HISTORY Annexation: 2002 Zoning: A-O Agricultural Open upon annexation (2002) A-O Agricultural Open to PDD Planned Development District (2011) Final Plat: Barracks II Section 100 (2012) Site development: The first phase of the development is currently under construction. ZONING HISTORY In June 2011, the property was rezoned from A-O Agricultural Open to PDD Planned Development District and included a mix of commercial and single-family attached (townhome) and single-family detached residences. The original proposal included a wake board ski facility within two of the detention pond areas. At the Planning & Zoning Commission and City Council Planning & Zoning Commission Page 4 of 10 February 16, 2012 meetings concerns were expressed about the proposed wake board facilities, specifically regarding light, noise, buffers and whether the use was appropriate for the area. City Council approved the rezoning with the condition that the wakeboard use be removed. Since that time, a Preliminary Plan has been approved for the development along with a Final Plat for the first phase of the development. The developer is requesting the rezoning amendment to provide additional uses, which include a recreational center with a commercial wake board ski facility, administrative offices, a maximum 3,500 square foot restaurant, and retail sales related to the wakeboard facility. Additionally, the rezoning revises the original approved layout to incorporate an open waterway/drainage easement through the center of the development, which results in the loss of townhomes from the original proposal and some rearrangement of streets and alleys. Some aspects of the site layout modifications are due in part to correspondence between the developer and the US Army Corp of Engineers, as the developer is proposing to preserve additional stretches of the existing natural channel. REVIEW CRITERIA 1. Consistency with the Comprehensive Plan: 2. Compatibility with the present zoning and conforming uses of nearby property and with the character of the neighborhood: 3. Suitability of the property affected by the amendment for uses permitted by the district that would be made applicable by the proposed amendment: 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: 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 Comprehensive Plan designates the subject property as General Suburban and is located in Growth Area 5. It states that the area between Cain Road and Rock Prairie Road should be used for General Suburban activities, including high -density single-family lots (minimum 5,000 square feet), townhomes, duplexes, as well as suburban or neighborhood commercial and office uses. The property is currently zoned PDD Planned Development District, allowing for a mixture of single-family residences, offices and commercial development. Residential uses are capped at a proposed density of 8.45 units per acre and will continue the type of residential development immediately to the south of the subject property, which are zoned and developed for single- family residences and townhomes. These properties include The Barracks, a townhome development, as well as the Williamsgate and Buena Vida subdivisions that are zoned R-1 Single -Family Residential. Commercial uses are primarily proposed to be located along Old Wellborn Road, which is parallel to the existing railroad tracks. Through the PDD, additional controls are being applied that address issues related to architectural design, size, scale, and buffering as well other specific items. Planning & Zoning Commission Page 5 of 10 February 16, 2012 Additional uses beyond what are currently allowed under the C-3 Neighborhood Commercial designation were approved with the original rezoning. These uses include a shooting range - indoor, car wash, commercial garden/greenhouse/landscape maintenance, commercial amusement, office and retail sales/service with storage areas being greater than 50% of the space, and self -storage allowing the storage of equipment, materials, recreational vehicles, or boats in buildings with at least three enclosed sides. As mentioned previously, additional standards have been included to address issues of design, size, scale and buffering. Additionally, a couple of the proposed uses are presently allowed to some degree under a general C-3 Neighborhood Commercial zoning district. This includes commercial amusement, which is allowed under a Conditional Use Permit, and self -storage without the storage of equipment and vehicles outside. The proposed revised PDD zoning includes the addition of a recreational center with a commercial wakeboard ski facility, administrative offices, a maximum 3,500 square foot restaurant, and retail sales related to the wakeboard facility. The applicant has stated that the proposed additional uses are to increase the marketability of the property. A landscaped buffer between the recreation center and property to the north is proposed and includes plantings that shall provide 100% opacity to a height of at least 8-feet. Lighting will be in accordance with the Unified Development Standards. The proposed hours of operation for the wakeboard ski facility are from no earlier than 8 a.m. to 10 p.m. 6. Availability of water, wastewater, storm water, and transportation facilities generally suitable and adequate for the proposed use: The subject tract is located in Wellborn Water's service area. Future development of the tract will have to meet the City's minimum fire flow requirements. The subject tract is located adjacent to a 12-inch sanitary sewer main which runs along the south and east property boundaries. The tract is located in the Steeplechase Sanitary Sewer Impact Fee Area that 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 entitled the 'Bee Creek Relief Line' that will install a larger diameter gravity line to increase the system capacity of the overall sub -basin in order to accept the ultimate build -out demand anticipated in this respective area. This trunk line capacity increase is necessary to proactively prevent surcharge events, possible fines from TCEQ, and customer service disruptions. Preliminary analysis of this area has identified that the existing sanitary sewer capacity can support the increased sanitary sewer demand from the proposed development, however, future demands in this respective sub -basin will need to be evaluated as development occurs. The subject tract is in the Bee Creek Tributary "B" drainage basin. The subject tract is not located within a FEMA regulated Special Flood Hazard Area per FEMA FIRM panel 182C. Future development of the tract will have to meet the requirements of the City Storm Water Design Guidelines. The subject tract is located adjacent to Old Wellborn Road (local) to the east and Holleman Drive West (4 Lane Major Collector — Suburban Context) to the west. Three future thoroughfares bi-sect the property: Deacon Drive (2-Lane Major Collector — Urban Context), General Parkway (2-Lane Minor Collector — Suburban/Urban Context) & Towers Parkway a 2-Lane Minor Collector — Suburban/Urban Context adjacent to the school district owned property. Planning & Zoning Commission Page 6 of 10 February 16, 2012 REVIEW OF CONCEPT PLAN Modifications from the previously approved concept plan include the addition of uses, rearrangement of streets/alleys and the addition of a waterway/drainage easement. Additional uses include a recreational center with a commercial wakeboard ski facility, administrative offices, a maximum 3,500 square foot restaurant, and retail sales related to the wake board facility. The applicant has provided the following information related to the purpose and intent of the proposed zoning district: "The Barracks 11 Subdivision was previously granted PDD Zoning to develop a residential community for students in the 18-30 year age range. The planned development includes a mixture of housing options and commercial businesses that cater to the student population. The intent has not changed. This rezoning request merely adds another allowable use to the existing PDD Zoning. The Recreation Center and ski facility are intended to enhance the marketability of this mixed use development to buyers in the target demographic." In accordance with this purpose statement, the Concept Plan includes a mixture of residential, commercial and office uses. Commercial uses are proposed primarily along Old Wellborn Road, with an additional commercial tract located at the future intersection of Deacon Drive and Holleman Drive South. These areas will be limited to C-3 Neighborhood Commercial uses, with additional allowed uses consisting of a shooting range —indoor, car wash, commercial garden/greenhouse/landscaping, commercial amusement, office and retail sales/service with storage areas being greater than 50%, and self -storage allowing equipment, materials, recreational vehicles and boats in a building enclosed on three sides. These uses would be limited to commercial tracts 2, 3 and 4, which are located along Old Wellborn Road. Additionally, commercial tract 4 is the only commercial tract where self -storage units would be permitted. As proposed, restaurants would not be a permitted use in Commercial Tracts 2 through 4. All commercial structures will be required to be in compliance with the Non - Residential Architectural Standards as well as being compatible in size, roof type and pitch, materials, and architecture with the surrounding residential uses. A recreation center that includes a Wake Board Ski Park is proposed to utilize two of the three detention ponds that are necessary to serve the development. The recreation center, which includes offices, a pro shop, a 3,500 square foot restaurant and other amenities, will be required to meet all UDO requirements. Residential uses consisting of single-family detached residences and townhomes are proposed for the remainder of the site. Residential density is proposed at a max of 8.45 dwelling units per acre. The townhomes are proposed to be located around a 1.62 acre park at the center of the development with an additional 2.25 acres of park land located around the perimeter of the townhomes. Single-family detached residences are proposed to be located nearest the school district owned property, located along Holleman Drive South that could potentially be the location of a new school. As mentioned previously, the layout of the development has changed some from the previously approved concept plan. Layout changes have been made in order to incorporate an open waterway/drainage easement through the center of the development. This waterway/drainage easement is in response to correspondence between the developer and the US Army Corp of Engineers as the developer is proposing to preserve additional stretches of the existing natural Planning & Zoning Commission Page 7 of 10 February 16, 2012 channel. As a result, a number of townhome units have been removed and the layout now has more townhomes taking direct access to local streets as opposed to access via alleys. At time of site plan and plat, the project will need to meet all applicable standards required by the LIDO except those discussed below. Staff is currently undertaking an effort to create new zoning districts to implement the different character areas envisioned by the Comprehensive Plan. In the absence of a defined General Suburban zoning district, the applicant and staff have negotiated through various standards to seek to attain a general suburban style that is appropriate for this portion of the City, while seeking to retain flexibility for both parties. Base Zoning and Meritorious Modifications The existing zoning was approved with the following base zoning and meritorious modifications listed below. There are no new modifications being requested with the rezoning amendment. The applicant has proposed to utilize R-1 Single -Family Residential; R-3 Townhouse; and C-3 Light Commercial as the base, underlying zoning districts for standards not identified in the PDD. At the time of site plan and plat, the project will need to meet all applicable site, architectural and platting standards required by the Unified Development Ordinance except where meritorious modifications are granted with the PDD zoning. The applicant has requested the following meritorious modifications: Section 6.3 "Specific Use Standards" The applicant has requested that the following uses be permitted within the Commercial Tracts shown on the concept plan in addition to the uses currently allowed under the C-3 zoning district: • Shooting Range — Indoor • Car Wash • Commercial garden/greenhouse/landscape maintenance • Commercial Amusement • Office and retail sales/services with storage areas being greater than 50% of the space (i.e., office/warehouse with overhead doors) • Self -storage — equipment, materials, recreational vehicles, or boats in buildings with at least three enclosed sides 2. Section 5.2. "Residential Dimensional Standards" of the Unified Development Ordinance The applicant has proposed the following modified setback requirements (UDO requirements are in parentheses): Use R-1 R-3 Min. Front Setback 20' (25') 20' (25') Min. Side Setback 5' (7.5') 5' (7.6) The applicant states that the purpose is to allow slightly larger buildings and slightly more units within the same space, while maintaining a density that is compatible with the Comprehensive Plan. 3. Section 5.4 "Non -Residential Dimensional Standards" The applicant has requested that the minimum rear setback for self storage structures adjacent to a public alley be five feet. Current LIDO requirements for commercial buildings Planning & Zoning Commission Page 8 of 10 February 16, 2012 located within a C-3 zoning district is 15 feet. The applicant's justification is that the alley will have a 24-foot right-of-way that provides adequate separation distance and that the rear wall of these units will have no openings or vehicular or pedestrian traffic on that side of the storage facility. Additionally, the intent is to utilize the rear wall of the self -storage building to act as the buffer wall between land uses as requested in modification number 5 listed below. 4. Section 7.6 "Buffer Standards" of the Unified Development Ordinance The applicant is requesting the ability to count the rear wall of a self -storage building that is adjacent to an alley serving residential units as meeting the buffering requirement for commercial uses abutting single-family uses. The wall height would be a maximum of 15 feet and constructed of stone. The applicant's justification is that the maximum height for a buffer wall is 8-feet and that the buffer requirements produce a 15-foot buffer yard that would be hidden from view. 5. Section 7.4 "Signs" The applicant is requesting that Commercial Tracts 2, 3, and 4 each be permitted to erect a freestanding sign that is no taller than 20 feet in height. Current, UDO requirements limit signage in C-3 zoning districts to low profile signs, which are a max of 4 feet in height and 60 square feet in area. The applicant's justification for the request is that the commercial tracts are situated next to elevated railroad tracks and that the view to the commercial businesses will be obstructed from view. 6. Section 8.2 "Blocks" of the Unified Development Ordinance a) The applicant is requesting that block lengths of up to 1,000 feet be permitted on designated single-family and townhome blocks. Specifically, these blocks are noted as SF Block 4, SF Block 9, and TH Block 7. Current UDO requirements limit block lengths to a maximum of 900 feet in areas designated as General Suburban. The applicant's justification for the longer block lengths is to limit the number of street connections between single-family and townhome areas in an effort to eliminate the occurrence of townhome residents parking in front of single-family homes. A 15-foot wide common area is proposed along TH Block 7 to allow for future pedestrian traffic through the block. b) The applicant is requesting a 1,250-foot block length along Deacon Drive for the Ski Park (WBP Block 1). The Ski Park is comprised of two ponds that serve as detention areas. Combined with the third detention area adjacent to Commercial Tract 2, these ponds are necessary to accommodate the drainage needs for the development and are located at the point where the natural drainage system exits the site. With the proposal to utilize two of these ponds as a Ski Park, a long block without an intermediate break is necessary. Section 8.2.E.6 "Dead -End Streets" and Section 8.2.17 "Alleys" of the Unified Development Ordinance The applicant is requesting that dead end streets in residential areas (single-family and townhome) be allowed to extend a maximum of 100 feet in length and that the dead-end alley adjacent to Commercial Tract 4 be allowed to extend to the property line (approximately 110 feet). Current subdivision requirements limit dead-end streets and dead- end alleys to 100 feet in length or the depth of one lot, whichever is less. This affects the areas near Commercial Tract 1 and the Ski Park as the proposed lot width of the townhome lots are 30 feet wide along the right-of-way. Additionally, the alley adjacent to Commercial Tract 4 exceeds 100 feet in width, which is longer than the proposed townhome lot width. In this instance it would leave a small strip of privately -owned land between the alley and the Planning & Zoning Commission Page 9 of 10 February 16, 2012 property line. In both instances, future extension of the street/alley would be sought when the adjoining properties developed. 8. Section 6.3.Q "Specific Use Standards — Storage (Self -Service)" of the Unified Development Ordinance The applicant is requesting that accessory uses of an office and living quarters be allowed in the self -storage facility. Each of these uses would be limited to no more than 1,000 square feet in size. Additionally, the selling, renting, leasing of trucks or trailers would not be permitted. Current UDO requirements prohibit accessory uses for self -storage businesses located within a C-3 zoning designation. The applicant's justification is that due to the large concentration of townhomes, they anticipate moving to be a common occurrence and that the need for the sale of related materials for moving and extended hours may be needed. 9. Section 7.5 "Landscaping" and Section 7.8 "Drainage and Stormwater Management" The applicant is requesting that the landscaping requirements for the Ski Park development be limited to the building, parking and amenity areas of the Ski Park. The ponds themselves would be removed from the landscaping point calculations, but would still be subject to streetscaping requirements along the rights -of -way. UDO requirements for landscaping point calculations are based on the overall size of the site and require that detention ponds be incorporated into the landscape design. Given that the majority of the Ski Park area is comprised of the ponds, it would be difficult, if not impossible to meet the landscaping requirements. 10. Section 8.2.E.4 "Adequate Street Access" The applicant is requesting that a Remote Emergency Access be permitted to serve as a connection to the requirement that when there are more than 30 lots to be served by external street connections, a minimum of two connections to external paved public streets be provided. Current UDO subdivision requirements state that the Planning & Zoning Commission may allow a Remote Emergency Access when the development is being phased or when the constraints of the land prevent the provision of a second street connection. The applicant is requesting this modification in an effort to phase subsequent streets accordingly. The requirement for two street connections to external paved public streets would still be required when 100 or more lots are served. STAFF RECOMMENDATION Meritorious modifications granted previously are proposed to carry over with the PDD amendment. Additionally, the revised concept plan is generally the same layout as what was previously approved, with modifications to add drainage/waterways, a revised street/alley layout around the park, and the addition of the recreation center that includes a wakeboard ski park, restaurant and other accessory uses. Staff recommends approval of the rezoning and concept plan with the condition that the wakeboard ski facility be removed from the allowed uses. While staff previously recommended approval of the wakeboard ski facility use, the basis for the recommendation is City Council's previous decision to remove the wakeboard ski facility due to issues of incompatibility. SUPPORTING MATERIALS 1. Application 2. Meritorious Modifications Justification 3. Rezoning map (provided in packet) 4. Concept Plan (provided in packet) Planning & Zoning Commission Page 10 of 10 February 16, 2012