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HomeMy WebLinkAboutStaff ReportCITY OF COLLEGE STATION Home of Texas A M University® REZONING REQUEST FOR 2849 BARRON RD 12-00500041 REQUEST: PDD, Planned Development to PDD, Planned Development SCALE: 3.19 acres LOCATION: 2849 Barron Rd APPLICANTS: Jesse Durden, CapRock Texas PROJECT MANAGER: Matt Robinson, AICP, Senior Planner mrobinson@cstx.gov OVERVIEW: The proposed PDD rezoning request is an amendment to the existing PDD zoning in order to reorient buildings, adjust building sizes and to seek a waiver to the multi -use path requirement along SH 40. RECOMMENDATION: Staff recommends approval of the rezoning with the condition that the request of the waiver to the multi -use path be removed. Planning & Zoning Commission Page 1 of 8 April 5, 2012 Planning &Zoning Commission Page 2 of 8 April 5, 2012 , ) - ^ !/}\ ( - . \19 IL \ !{ \ « � Planning &Zoning Commission Page 3 of 8 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: Sonoma Homeowners Association Property owner notices mailed: 34 Contacts in support: None at the time of Staff Report Contacts in opposition: None at the time of Staff Report Inquiry contacts: 1 ADJACENT LAND USES Direction Comprehensive Zoning Land Use Plan North Minor Arterial / A-O, Agricultural Open Single-family (across Barron Rd) Suburban Commercial South General Suburban R-1, Single -Family Single-family Residential East General Suburban R-1, Single -Family Single-family Residential West Highway / C-3, Light -Commercial Single-family (across SH 40) Suburban Commercial QMITI 4KQ:ALTil=011119:IF1t01 WA Annexation: 1995 Zoning: A-O, Agricultural Open to C-3, Light Commercial (2006) C-3, Light Commercial to PDD, Planned Development (2008) Final Plat: Unplatted Site development: Vacant REVIEW CRITERIA 1. Consistency with the Comprehensive Plan: The Comprehensive Plan in this area calls for Suburban Commercial. This designation is intended for "concentrations of commercial activities that cater primarily to nearby residents versus the larger Planning & Zoning Commission Page 4 of 8 April 5, 2012 community or region." As a result, design of these structures are intended to be compatible in size, roof type and pitch, architecture, and lot coverage with the surrounding single-family residential uses. The current zoning of the property is PDD, Planned Development District with a base C-3, Light Commercial zoning. The proposed rezoning is adjusting the layout from the previously approved PDD Concept Plan, with no additional uses being proposed. 2. Compatibility with the present zoning and conforming uses of nearby property and with the character of the neighborhood: The uses requested for the PDD are those allowed under the C-3 zoning designation, with the addition of drive-thrus that are presently excluded in C-3 districts. Given the proposed layout of the Concept Plan, drive-thrus could not be accommodated on the site without a revised rezoning and Concept Plan. The proposed uses are compatible with the surrounding R-1 zoned properties. A 15-foot buffer yard with a 6-foot wall is being provided along the property line of the R-1 properties. This is the minimum buffer requirement for commercial uses against single-family and would be the standard buffer required were this to develop in a C-1 or C-3 district where such uses are allowed. 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 property is located at the intersection of a minor arterial and a highway. This is a suitable location for a small scale commercial development that could serve the existing Sonoma and Southern Trace residential subdivisions, other existing larger lot residential in the area, as well as future residential planned for in the area. 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 size and location of the property is suitable for light commercial uses. With its proximity to single-family lots, the uses allowed under the C-3 Light Commercial zoning district are suitable for this property. 6. 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 currently marketable for small scale commercial and office uses. The purpose of the request is to reorient the buildings on the site and adjust the building square footages. 6. Availability of water, wastewater, stormwater, and transportation facilities generally suitable and adequate for the proposed use: The subject tract is located adjacent to an 18-inch water main along Barron and a 24-inch water main along SH 40. The subject tract is located adjacent to an 8-inch sanitary sewer main which is located near the northeast property corner. The subject tract is located adjacent to and may take access to either Barron Road (Minor Arterial) and/or SH 40 (Freeway); however, access to SH 40 will require TxDOT approval and permitting. Planning & Zoning Commission Page 5 of 8 April 5, 2012 TxDOT has indicated in their comments that a deceleration lane would be required for a driveway along SH 40. Construction of the Barron Road widening has been completed and this minor arterial is capable of carrying up to 30,000 daily trips. The subject tract is located in the Spring Creek Drainage Basin. There is no FEMA regulated Special Flood Hazard Area located on this tract. Development of this tract will be required to meet the City's Storm Water Design Guidelines. The subject tract is located in the Spring Creek Sanitary Sewer Impact Fee Area. CONCEPT PLAN REVIEW CRITERIA 1. The proposal will constitute an environment of sustained stability and will be in harmony with the character of the surrounding area: The rural character in the area has been changing with the construction of the new College Station ISD High School, continued build out of the Sonoma Subdivision, and future planned single-family residential across Barron Road. The proposed concept plan revises the previously approved concept plan and would provide suburban commercial uses for the existing and proposed residential in the area. Changes from the previously approved concept plan include reorientation of buildings, adjustment of building sizes and a request for a waiver to the multi -use path requirement along SH 40. 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 proposed uses are in conformance with the Comprehensive Plan goals and policies to provide neighborhood -focused retail in proximity to residential areas. The proposal includes buildings that incorporate residential components such as covered porches, single windows, and the use of timber and glass as architectural accents. 3. The proposal is compatible with existing or permitted uses on abutting sites and will not adversely affect adjacent development: The proposed layout meets the minimum buffer standards between commercial and residential uses. This buffer consists of 15-foot buffer yard and a 6-foot masonry wall. But given the proximity to single-family homes, there should be greater consideration for reconfiguration to decrease the impact it will have on the existing and future residential uses on the surrounding lots. 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: All structures in the concept plan front on either SH 40 or Barron Road. Planning & Zoning Commission Page 6 of 8 April 5, 2012 6. The development includes provision of adequate public improvements, including, but not limited to, parks, schools, and other public facilities: No public open space is being dedicated with this proposal. The concept plan does incorporate a detention area for stormwater management on the east side of the property. No parkland dedication is required for commercial projects, and no voluntary dedications are proposed. The applicant has requested a waiver to the multi -use path requirement along SH 40. This multi -use path is identified on the Bicycle, Pedestrian and Greenways Master Plan and is planned to extend along SH 40 from SH6 to FM 2154. Staff is not supportive of the waiver request as it is vital to provide the multi -use path when the property develops so that adequate room is given and that the future multi -use path connection is not lost. 6. The development will not be detrimental to the public health, safety, welfare, or materially injurious to properties or improvements in the vicinity: Staff does not believe that the improvements will be materially injurious to properties in the vicinity. Although, it may have an impact on the resale value of homes directly adjacent to the commercial site. 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 proposed development was not required to submit a traffic impact analysis because it did not generate enough traffic to surpass the 150 vehicles per the peak hour threshold. This development will take access on SH 40 and on Barron Road. Construction on Barron Road has been recently completed. With this construction, Barron Road has been upgraded from a two-lane rural collector to a four -lane minor arterial to include bike lanes and sidewalks on both sides of the street. The Barron Road project also included a traffic signal at the intersection of Barron Road and SH 40. This development will not affect the safety and convenience of vehicular, bicycle and pedestrian circulation on Barron Road. The driveway accessing SH 40 will include the extension of the right turn lane to Barron Road, this will in effect create a right turn deceleration lane onto the proposed driveway. This requirement was at the direction of TxDOT and will be part of the permitting process. This development will not affect the safety and convenience of vehicular, bicycle and pedestrian circulation on SH 40. STAFF RECOMMENDATION Staff recommends approval of the rezoning and concept plan with the condition that the meritorious modification for a waiver to the multi -use path requirement be removed. The concept plan makes small revisions to the previously approved zoning, with changes to the size and layout/orientation of buildings being requested. Staff feels that the proposal Planning & Zoning Commission Page 7 of 8 April 5, 2012 is generally consistent with the Suburban Commercial guidelines set forth in the Comprehensive Plan, with the exception of the waiver request. SUPPORTING MATERIALS 1. Application 2. Concept Plan (provided in packet) 3. Rezoning map (provided in packet) Planning & Zoning Commission Page 8 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: Sonoma Homeowners Association Property owner notices mailed: Contacts in support: Contacts in opposition: Inquiry contacts: ADJACENT LAND USES 34 None at the time of Staff Report None at the time of Staff Report Direction Comprehensive Plan Zoning Land Use North Minor Arterial / A-O, Agricultural Open Single-family across Barron Rd Suburban Commercial South General Suburban R-1, Single -Family Single-family Residential East General Suburban R-1, Single -Family Single-family Residential West Highway / C-3, Light -Commercial Single-family (across SH 40) Suburban Commercial DEVELOPMENT HISTORY Annexation: 1995 Zoning: A-O, Agricultural Open to C-3, Light Commercial (2006) C-3, Light Commercial to PDD, Planned Development (2008) Final Plat: Unplatted Site development: Vacant REVIEW CRITERIA 1. Consistency with the Comprehensive Plan: The Comprehensive Plan in this area calls for Suburban Commercial. This designation is intended for "concentrations of commercial activities that cater primarily to nearby residents versus the larger community or region." As a result, design of these structures are intended to be compatible in size, roof type and pitch, architecture, and lot coverage with the surrounding single-family residential uses. The current zoning of the property is PDD, Planned Development District with a base C-3, Light Commercial zoning. The proposed rezoning is adjusting the layout from the previously approved PDD Concept Plan, with no additional uses being proposed. Planning & Zoning Commission Page 5 of 8 April 5, 2012 2. Compatibility with the present zoning and conforming uses of nearby property and with the character of the neighborhood: The uses requested for the PDD are those allowed under the C-3 zoning designation, with the addition of drive-thrus that are presently excluded in C-3 districts. Given the proposed layout of the Concept Plan, drive-thrus could not be accommodated on the site without a revised rezoning and Concept Plan. The proposed uses are compatible with the surrounding R-1 zoned properties. A 15-foot buffer yard with a 6-foot wall is being provided along the property line of the R-1 properties. This is the minimum buffer requirement for commercial uses against single-family and would be the standard buffer required were this to develop in a C-1 or C-3 district where such uses are allowed. 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 property is located at the intersection of a minor arterial and a highway. This is a suitable location for a small scale commercial development that could serve the existing Sonoma and Southern Trace residential subdivisions, other existing larger lot residential in the area, as well as future residential planned fcr in the area. 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 size and location of the property is suitable for light commercial uses. With its proximity to single- family lots, the uses allowed under the C-3 Light Commercial zoning district are suitable for this property. 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 currently marketable for small scale commercial and office uses. The purpose of the request is to reorient the buildings on the site and adjust the building square footages. 6. Availability of water, wastewater, stormwater, and transportation facilities generally suitable and adequate for the proposed use: The subject tract is located adjacent to an 18-inch water main along Barron and a 24-inch water main along SH 40. The subject tract is located adjacent to an 8-inch sanitary sewer main which is located near the northeast property corner. The subject tract is located adjacent to and may take access to either Barron Road (Minor Arterial) and/or SH 40 (Freeway); however, access to SH 40 will require TxDOT approval and permitting. TxDOT has indicated in their comments that a deceleration lane would be required for a driveway along SH 40. Construction of the Barron Road widening has been completed and this minor arterial is capable of carrying up to 30,000 daily trips. The subject tract is located in the Spring Creek Drainage Basin. There is no FEMA regulated Special Flood Hazard Area located on this tract. Development of this tract will be required to meet the City's Storm Water Design Guidelines. The subject tract is located in the Spring Creek Sanitary Sewer Impact Fee Area, CONCEPT PLAN REVIEW CRITERIA 1. The proposal will constitute an environment of sustained stability and will be in harmony with the character of the surrounding area: The rural character in the area has been changing with the construction of the new College Station ISD High School, continued build out of the Sonoma Subdivision, and future planned single-family residential across Planning & Zoning Commission Page 6 of 8 April 5, 2012 Barron Road. The proposed concept plan revises the previously approved concept plan and would provide suburban commercial uses for the existing and proposed residential in the area. Changes from the previously approved concept plan include reorientation of buildings, adjustment of building sizes and a request for a waiver to the multi -use path requirement along SH 40. 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 proposed uses are in conformance with the Comprehensive Plan goals and policies to provide neighborhood -focused retail in proximity to residential areas. The proposal includes buildings that incorporate residential components such as covered porches, single windows, and the use of timber and glass as architectural accents. 3. The proposal is compatible with existing or permitted uses on abutting sites and will not adversely affect adjacent development: The proposed layout meets the minimum buffer standards between commercial and residential uses. This buffer consists of 15-foot buffer yard and a 6-foot masonry wall. But given the proximity to single-family homes, there should be greater consideration for reconfiguration to decrease the impact it will have on the existing and future residential uses on the surrounding lots. 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: All structures in the concept plan front on either SH 40 or Barron Road. 6. The development includes provision of adequate public improvements, including, but not limited to, parks, schools, and other public facilities: No public open space is being dedicated with this proposal. The concept plan does incorporate a detention area for stormwater management on the east side of the property. No parkland dedication is required for commercial projects, and no voluntary dedications are proposed. The applicant has requested a waiver to the multi -use path requirement along SH 40. This multi -use path is identified on the Bicycle, Pedestrian and Greenways Master Plan and is planned to extend along SH 40 from SH6 to FM 2154. Staff is not supportive of the waiver request as it is vital to provide the multi -use path when the property develops so that adequate room is given and that the future multi -use path connection is not lost. 6. The development will not be detrimental to the public health, safety, welfare, or materially injurious to properties or improvements in the vicinity: Staff does not believe that the improvements will be materially injurious to properties in the vicinity. Although, it may have an impact on the resale value of homes directly adjacent to the commercial site. 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 proposed development was not required to submit a traffic impact analysis because it did not generate enough traffic to surpass the 150 vehicles per the peak hour threshold. This development will take access on SH 40 and on Barron Road. Planning & Zoning Commission Page 7 of 8 April 5, 2012 Construction on Barron Road has been recently completed. With this construction,B arron Road has been upgraded from a two-lane rural collector to a four -lane minor arterial to include bike lanes and sidewalks on both sides of the street. The Barron Road project also included a traffic signal at the intersection of Barron Road and SH 40. This development will not affect the safety and convenience of vehicular, bicycle and pedestrian circulation on Barron Road. The driveway accessing SH 40 will include the extension of the right turn lane to Barron Road, this will in effect create a right turn deceleration lane onto the proposed driveway. This requirement was at the direction of TxDOT and will be part of the permitting process. This development will not affect the safety and convenience of vehicular, bicycle and pedestrian circulation on SH 40, STAFF RECOMMENDATION Staff recommends approval of the rezoning and concept plan with the condition that the meritorious modification for a waiver to the multi -use path requirement be removed. The concept plan makes small revisions to the previously approved zoning, with changes to the size and layout/orientation of buildings being requested. Staff feels that the proposal is generally consistent with the Suburban Commercial guidelinesset forth in the Comprehensive Plan, with the exception of the waiver request. SUPPORTING MATERIALS 1, Application 2. Concept Plan (provided in packet) 3. Rezoning map (provided in packet) Planning & Zoning Commission Page 8 of 8 April 5, 2012