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HomeMy WebLinkAboutStaff Report(*0Fq" CITY OF COLLEGE STATION Home of Texas A&M University® REZONING REQUEST FOR 4080 STATE HIGHWAY 6 SOUTH 12-00500084 REQUEST: Rezone from A-O agricultural -Open to PDD Planned Development District SCALE: 7.547 acres (three phases) LOCATION: 4080 State Highway 6 South APPLICANT: Brian Stanton PROJECT MANAGER: Lauren Amelia Hovde, Staff Planner Ihovde@cstx.gov REQUEST OVERVIEW: The request is to rezone 7.547 acres between Secure Care Self Storage and Style Craft Builder's office, located on State Highway 6, from A-O Agricultural -Open to PDD Planned Development District for uses that include those allowed in a C-3 Light Commercial zoning district and a funeral home in Phase 1 of the PDD. The property has frontage on both State Highway 6 and Longmire Drive. Along Longmire Drive, the proposed PDD abuts a single-family development on one side. RECOMMENDATION: Staff recommends approval of the proposed PDD based on its compatibility with the Comprehensive Plan Future Land Use and Character Map and with the surrounding land uses, but only if the meritorious modification requests to not provide a public street, Public Way, or a public sidewalk along the State Highway 6 frontage road be removed from the rezoning and that these facilities be incorporated into the proposed Concept Plan. Planning and Zoning Commission Page 1 of 9 June 21, 2012 Planning and Zoning Commission Page 2 of 9 June 21, 2012 y yy 'tl <Z V� mp Oa MI b 3 (X 0 C�� l rjr i VJ q �7y q tii5orcna � ,r o ff Md �° C. rYW (n amEom»0. Caw J(if�� �E F� H Q W J` 0 ILL! Lifa Planning and Zoning Commission Page 3 of 9 June 21, 2012 NOTIFICATIONS Advertised Commission Hearing Date Advertised Council Hearing Dates: June 21, 2012 July 12, 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: Springbrook-Cypress Meadow HOA and Lakeside Village (unregistered association) Property owner notices mailed: 22 Contacts in support: None Contacts in opposition: None Inquiry contacts: None ADJACENT LAND USES Direction Comprehensive Plan Zoning Land Use North Suburban Commercial C-1 General Commercial Secure Self Storage South Suburban Commercial and R-1 Single -Family Springbr000k-Cypress General Suburban Residential and C-1 Meadow Subdivision, General Commercial Lakeside Village Subdivision and vacant property East Suburban Commercial C-1 General Commercial Style Craft Building's office West Suburban Commercial C-1 General Commercial Secure Self Storage and AP Administrative and vacant property Professional DEVELOPMENT HISTORY Annexation: October 1983 Zoning: A-O Agricultural -Open upon annexation Final Plat: Unplatted Site development: Vacant REVIEW CRITERIA 1. Consistency with the Comprehensive Plan: The subject tract is designated as Suburban Commercial on the Comprehensive Plan Future Land Use and Character Map. The proposed development is consistent with this designation in addition to the land use designations surrounding the subject tract which include Suburban Commercial and General Suburban. In addition to allowing only neighborhood -compatible land uses in Phase 2 and 3 (closest to Longmire Drive), the architecture will be compatible with that of the surrounding neighborhoods through the use of building materials found in the neighborhood. Specific materials have not been specified with the PDD. 2. Compatibility of the proposed request with the present zoning and conforming uses of nearby property and with the character of the neighborhood: The proposed PDD will enable the development of Neighborhood Commercial and Office type uses, with the Planning and Zoning Commission Page 4 of 9 June 21. 2012 addition of a funeral home in Phase 1 closest to State Highway 6. The funeral home is more intense than typically appropriate for a Suburban Commercial land use designation, but the location and situation of this phase make the land use more suitable. The adjacent land uses are a self -storage complex with outdoor storage facilities and a construction office/design studio for residential construction. Both properties are zoned C-1 General Commercial, which does allow for the use of a funeral home. The portion of the proposed development that abuts residential uses will be restricted in both land use and height to ensure compatibility with 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: The proposed land uses permitted through the proposed PDD include those allowed in a C-3 Light Commercial district and A-P Administrative Professional. In addition, Phase 1, located adjacent to State Highway 6, will also include the ability to have a funeral home. This addition does not include the use of a crematorium. Funeral homes are not a neighborhood -oriented land use, but due to its proximity to State Highway 6 and the existing C-1 General Commercial land uses directly north and south, the use is suitable by adding additional architectural features to assist the structure in blending with the nearby residences. Phases 2 and 3 will include office and neighborhood -oriented commercial that will also have a residential -style of architecture. These land uses are suitable adjacent to single-family and are appropriate placed against Longmire Drive (Major Collector). 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 current A-O Agricultural -Open zoning district is not suitable for the subject tract due the presence of State Highway 6 and Longmire Drive (Major Collector) on is northeast and southwest sides. The activity associated with these thoroughfares makes the land uses applicable to an A-O zoning district less practical. In addition, the subject tract is located between two existing commercial sites, and a vacant property zoned for commercial uses. 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: Agricultural -related uses and single-family residential are not marketable for the subject tract due to its suburban surrounding. A minimum lot size of five acre, required by the A-O zoning district, is not marketable due to the surrounding land uses and zoning districts that directly abut the subject tract. 6. Availability of water, wastewater, stormwater, and transportation facilities generally suitable and adequate for the proposed use: When the proposed development proceeds through the platting process, right-of-way dedication will be required along Longmire Drive in order for the site to be in compliance with the City of College Station Thoroughfare Plan. There are existing 8-inch and 24-inch water mains available to serve this property. There are also existing 8-inch sanitary sewer lines which may provide service to the site. Drainage is mainly to the southeast within the Lick Creek Drainage Basin. Access to the site will be available via the State Highway 6 Frontage Road and Longmire Drive. Drainage and other infrastructure required with site development shall be designed and constructed in accordance with the BCS Unified Design Guidelines. Existing infrastructure appears to be adequate for the proposed use. Planning and Zoning Commission Page 5 of 9 June 21. 2012 REVIEW OF CONCEPT PLAN The applicant has provided the following information related to the purpose and intent of the proposed zoning district: "The purpose and intent of this development is to rezone the property so development can occur in accordance with the Comprehensive Plan. The development will have a mix of commercial and office uses which will become less intense as the distance from State Highway 6 increases so that there is a transition from the existing and proposed commercial uses along State Highway 6 to the residential neighborhoods along Longmire Drive and Eagle Avenue." The proposed Concept Plan includes uses permitted through a C-3 Light Commercial for the Neighborhood Commercial portions (Phase 1 and 2) and A-P Administrative Professional for the Office portion (Phase 3). Crematoriums, fuel sales, and commercial amusements are expressly prohibited. The estimated building plot square footage is 50,000 with individual buildings ranging between 3,000 and 8,000 square feet. Neighborhood Commercial buildings will be a maximum of 35-feet in height and Office buildings will be a maximum height of 30-feet. Roof pitches will have slopes with a minimum of 4:12 and a maximum of 8:12. Flat and shed roofs are expressly prohibited. Eaves shall extend from the building fagade a minimum of 12-inches. Base Zoning and Meritorious Modifications The applicant is proposing to develop using the C-3 Light Commercial zoning classification standards for the Neighborhood Commercial portions of the requested PDD, and A-P Administrative Professional for Office portions. The PDD is divided into three phases. Phase 1 is shown on the Concept Plan as Neighborhood Commercial (C-3 Light Commercial base zoning). Phase 1 land uses will also include a funeral home. Phase 2 is Neighborhood Commercial/Office (C-3 Light Commercial base zoning). Phase 3 is shown as Office (A-P Administrative Professional base zoning). At the time of plat and site plan, the project will need to meet all applicable site development standards and platting requirements of the UDO for the C-3 Light Commercial and A-P Administrative Professional zoning classifications, except where meritorious modifications are granted with the PDD zoning. The applicant is requesting the following meritorious modifications: 1. LIDO Section 8.2.G.2 "Blocks" According to subdivision regulations, block lengths over 900 linear feet must be broken along a street that abuts land designated as Suburban Commercial in the Comprehensive Plan Future Land Use and Character Map. Block length is required to be broken by the extension of a public street meeting minor collector standards (applicable in commercial areas). The Subdivision Regulations allow for a more cost- effective technique, being a Public Way, in commercial and multi -family developments. A Public Way is a public access easement of a minimum 40-foot with a street section built to certain public standards. The applicant is requesting modification of this requirement for both State Highway 6 and Longmire Drive. The applicant is proposing an alternate connection between the rights -of -way only through their private parking lots. The 900-foot block length requirement is in place to ensure public access, to enhance connectivity within suburban Planning and Zoning Commission Page 6 of 9 June 21. 2012 areas and to provide alternative routes of travel through an area. Staff does not believe there to be sufficient merit to justify the modification, as required by the UDO. 2. UDO Section 8.2.E.3 "Street Projections" When a property is platted that abuts other unplatted tracts, the property is required to project a public street or Pubic Way to the tracts to enable future vehicular connections. The subject property abuts unplatted tracts on its northern side that are not conducive to a new public connection. Therefore, Staff agrees that merit exists for this modification. 3. UDO Section 8.2.K.3.a "Sidewalk Exceptions" A sidewalk is required along the State Highway 6 frontage road. Due to the absence of sidewalk on the contiguous block's street frontage, the applicant is requesting modification from this requirement. The Bicycle, Pedestrian, and Greenways Advisory Board discussed this request during their June 4, 2012 meeting, but did not provide a recommendation. Staff does not believe there to be sufficient merit to justify the modification, as required by the UDO. 4. UDO Section 7.5.D.1-2 "Streetscape Requirements" Street trees are required to be located within 50 feet of a public right-of-way. On the subject tract, overhead power lines interfere with this requirement causing the applicant to seek the meritorious modification. The request is to increase the allowable distance from the Longmire Drive right-of-way up to 60 feet. Therefore, Staff agrees that merit exists for this modification. The Unified Development Ordinance provides the following 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 development will consist of structures that are compatible with the surrounding neighborhoods by using materials commonly used within the residential area. Building materials have not been specified with this PDD and each building is required by ordinance to provide architectural relief elements. Buildings within Phase 1 area propose to utilize alternative Suburban Commercial architectural elements that are more commonly found on residential structures. The proposed land uses being neighborhood -oriented, with the exception of a funeral home, will provide a variety of land uses within an easy distance to nearby residential units for vehicle and pedestrian traffic. A sidewalk along State Highway 6 would increase walkability in the area. 2. The proposal is in conformity with the policies, goals, and objectives of the Comprehensive Plan, and any subsequently adopted Plans, and will be consistent with the intent and purpose of this Section: The Concept Plan reflects the policies, goals and objectives of the Comprehensive Plan as it relates to land use and character, connectivity, and neighborhood integrity. The Suburban Commercial designation in the Comprehensive Plan Future Land Use and Character Map is intended for development that is compatible with surrounding residential uses, as proposed with this PDD. Upon the platting of Phases 2 and 3, the subject tract will be required to provide additional right-of-way along Longmire Drive in order to comply with the Thoroughfare Plan. In addition, several components are proposed to promote and protect neighborhood integrity: a) Buildings within Phase 1 will have 35-percent masonry (stone, brick, tile, or a concrete product simulating one of these materials) on the primary entrance fagade and 20-percent Planning and Zoning Commission Page 7 of 9 June 21. 2012 on other facades visible from a right-of-way. No percentages have been specified for Phases 2 and 3. This is different from Non -Residential Architectural Standards which require 25% on fagades facing a right-of-way and 10% on all other facades. The primary entrance fagade is not required to face a right-of-way. b) All building will be required to meet Non -Residential Architectural Standards that required architectural relief elements on each fagade. Phase 1 buildings will utilize alternative architectural relief elements found in the residential area such as (Phases 2 and 3 are not included): • Covered front porch • Eaves in excess of 18 inches • Window canopy • Transom windows • Decorative fagade lighting • Chimney or cupolas c) The dumpster will be located away from residential uses. d) Flat or shed roofs will be prohibited. e) Eaves shall extend at least 12 inches from the building fagade. f) Roof slope shall be between 4:12 and 8:12. g) Maximum building height in Phase 1 will be 35 feet and Phase 2 and 3 will be 30 feet. h) Foundation landscaping will be provided along 50-percent of the primary entrance facades and within 3 feet of the buildings. 3. The proposal is compatible with existing or permitted uses on abutting sites and will not adversely affect adjacent development: The proposed land use, with the additional compatibility components, is consistent with the level of development occurring in the immediate vicinity. The development abutting State Highway 6 on the northern and southern sides include self storage and office. Development has not occurred on the northern side of the subject tract on the Longmire Drive side, though this area is zoned A-P Administrative Professional and C-1 General Commercial. Neighborhood Commercial and Office uses will be compatible adjacent to the abutting single-family residences and add a variety of land uses in the area which increases the interest and versatility of 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: There are no residential uses proposed for this development. 5. The development includes provision of adequate public improvements, including, but not limited to, parks, schools, and other public facilities: The development includes a proposed Access Way, which will be dedicated during the platting process. In addition, right-of- way will be dedicated along Longmire Drive when the applicable phases are platted. Meritorious modifications are being requested to sidewalks along State Highway 6 and street projections. Public sidewalks currently exist along Longmire Drive. 6. The development will not be detrimental to the public health, safety, welfare, or materially injurious to properties or improvements in the vicinity: The requested modifications associated with block length and sidewalks would cause harm to the public health, safety, welfare, or abutting properties. Among other responsibilities, Subdivision Regulations are in place to ensure that development occurs in a way to maximize efficiency of public infrastructure. The granting of these modifications would be contrary to those efforts. Planning and Zoning Commission Page 8 of 9 June 21. 2012 The dedication of an Access Way, applicable when platted, will provide pedestrian and bicycle accommodations through the subject tract which would also be accommodated through the provision of the required street/Public Way. A vehicular access point may be accommodated on State Highway 6 through the use of a deceleration lane. 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 PDD will negatively affect the current circulation in the vicinity by not contributing to the overall network through the extension of a public street or Public Way, as required by ordinance, which would provide additional route options. The extension of a public street or Public Way is necessary to complete the street network proposed by the College Station Thoroughfare Plan and supported by the Subdivision Regulations. Street connectivity between designated thoroughfares is vital to the future functionality of the proposed and existing thoroughfares. STAFF RECOMMENDATION Staff recommends approval of the proposed PDD based on its compatibility with the Comprehensive Plan Future Land Use and Character Map and with the surrounding land uses, but only if the modification requests to not provide a public street, Public Way, or a public sidewalk along the State Highway 6 frontage road be removed from the rezoning and that these facilities be incorporated into the proposed Concept Plan. SUPPORTING MATERIALS 1. Application 2. Rezoning map (provided in packet) 3. Concept Plan (provided in packet) Planning and Zoning Commission Page 9 of 9 June 21. 2012