HomeMy WebLinkAboutStaff ReportREQUEST:
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REZONING REQUEST
for
Bridgewood & Barron Crossing
13-00900077
R-1 Single -Family Residential and A-O Agricultural Open to PDD
Planned Development District
75.07 acres
LOCATION: Robert Stevenson Survey, Abstract No. 54, College Station,
Brazos County, Texas, recorded in Volume 6985, Page 42, of the
Official Records of Brazos County, Texas, more generally located
south of William D. Fitch between Barron Road and Victoria
Avenue.
APPLICANT:
Natalie Ruiz, IPS Group
PROJECT MANAGER: Teresa Rogers, Staff Planner
trogers@cstx.gov
PROJECT OVERVIEW: The Comprehensive Plan designates this area as Restricted
Suburban and located in Growth Area IV. In general, growth
areas are located in greenfields and are intended to allow land
use flexibility when coupled with higher design standards. Growth
Area IV is intended for less intense suburban activities. Cluster
development may be utilized when a large portion (15% or more)
of the overall area is retained for open space. In addition,
suburban commercial and townhouse uses are permitted in
planned developments of at least 30 acres.
This request proposes approximately 58 acres of clustered single-
family residential development with the provision of a minimum 8
acres of open space. The maximum gross density is 4 dwelling
units per acre. Average lots sizes will be 8,000 square feet, with
an absolute minimum lot size of 6,500 square feet. In addition,
approximately 9 acres of townhouses and 5 acres of suburban
commercial, with an estimated total of 45,000 square feet, are
proposed.
Planning & Zoning Commission Page 1 of 8
July 18, 2013
RECOMMENDATION: Staff recommends approval of the proposed PDD with the
condition pedestrian access is provided from the R-3 Townhouse
development to the open space area and right turn deceleration
lanes be provided for the Suburban Commercial portion of the
project on connections to William D. Fitch Parkway. The specific
location and design of deceleration lanes will be determined at site
planning and must meet TxDOT permitting requirements. Staff
realizes block length requirements have not been met for the
Restricted Suburban portion of the development; however in order
to meet block length a connection would be necessary to a limited
access road or through the shared open space. Therefore, staff
does not feel block length requirements must be met in these
locations, given the unique concept of this PDD.
Planning & Zoning Commission Page 2 of 8
July 18, 2013
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Planning & Zoning Commission Page 3 of 8
July 18, 2013
NOTIFICATIONS
Advertised Commission Hearing Date: July 18, 2013
Advertised Council Hearing Dates: August 8, 2013
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:
Castlegate HOA
Property owner notices mailed: 30
Contacts in support: None
Contacts in opposition: None
Inquiry contacts: 3
ADJACENT LAND USES
Direction
Comprehensive Plan
Zoning
Land Use
North
General Suburban,
R-1 Single -Family Residential,
Single -Family and
Natural Areas - Reserved,
A-O Agricultural Open, and C-
vacant
and Urban
3 Light Commercial
South
Restricted Suburban and
R-1 Single -Family Residential
Single -Family and
Estate
and A-O Agricultural Open
vacant
East
Restricted Suburban
PDD Planned Development
Single -Family
District
West
Suburban Commercial
C-3 Light Commercial
vacant
DEVELOPMENT HISTORY
Annexation:
Zoning:
Final Plat:
Site development:
Planning & Zoning Commission
July 18, 2013
June1995
A-O Agricultural Open upon annexation
R-1 Single -Family Residential in May 2008
Unplatted
Vacant
Page 4 of 8
REVIEW CRITERIA
1. Consistencywith the Comprehensive Plan: The subject tract is designated Restricted
Suburban on the Comprehensive Plan Future Land Use and Character Map and is also
located in Growth Area IV. In general, growth areas are located in greenfields and are
intended to allow land use flexibility when coupled with higher design standards. Growth
Area IV is intended for less intense suburban activities and cluster development may be
utilized when a large portion (15% or more) of the overall area is retained for open space. In
addition, suburban commercial and townhouse uses are permitted in planned developments
of at least 30 acres. The proposed development is consistent with the allowable land uses
for Growth Area IV and also with surrounding land use designations.
2. Compatibility with the present zoning and conforming uses of nearby property and
with the character of the neighborhood: The proposed PDD will enablethe development
of clustered Restricted Suburban uses, named Bridgewood Subdivision, closest to the
existing Castlegate Subdivision. Lot sizes will average 8,000 square feet and will be similar
to those of the adjacent Castlegate Subdivision. In addition, open space will be provided
within the development to offset gross density requirements of a maximum of four units per
acre. Townhouse and suburban commercial uses will be located in Barron Crossing
Subdivision and are proposed along the western side of the property, closer to Barron Road,
and will provide a transition for the existing residential areas to William D. Fitch Parkway.
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 this PDD include those allowed in R-1 Single-family, R-3
Townhouse, and SC Suburban Commercial. The SC Suburban Commercial zoning district
is intended for neighborhood -oriented commercial uses that will have residential -style
architecture. The Suburban Commercial zoning district, along with the residential uses, are
suitable adjacent to single-family and appropriate given the close proximity of William D.
Fitch Parkway and the future W.S. Phillips Parkway.
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
property is currently zoned R-1 Single -Family Residential and A-O Agricultural Open. The
current zoning district is suitable for the property given the similar zonings and uses of
nearby subdivisions. The tract narrows between William D. Fitch Parkway and future W.S.
Phillips Parkway and this area is less suitable for single-family detached residences.
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 can currently be marketed under the existing R-1 Single -Family zoning. However,
the applicant has stated, 'the marketability of the narrow strip of property between State
Highway 40 and W.S. Phillips Parkway is not feasible."
S. Availability of water, wastewater, stormwater, and transportation facilities generally
suitable and adequate for the proposed use: There is an existing 12-inch water main to
the northwest on Barron Cut -Off Road, which will need to be extended to and through the
property to provide water service. There is also an existing 15-inch sanitary sewer main
traversing the tract that currently has adequate capacity in the downstream system to
accommodate the proposed use. Drainage and other public infrastructure required with site
development shall be designed and constructed in accordance with the BCS Unified Design
Guidelines. Existing infrastructure, with the exception of the referenced water main
extension, appears to be adequate for the proposed use at this time. Access to the site will
be available via William D. Fitch Parkway and Barron Cut -Off Road. When the proposed
development proceeds through the platting process, construction of portions of W.S. Phillips
Parkway will be required in order for the site to be in compliance with the Thoroughfare
Plan. All proposed driveways or streets to William D. Fitch Parkway will require approval
from the Texas Department of Transportation.
Planning & Zoning Commission Page 5 of 8
July 18, 2013
REVIEW OF CONCEPT PLAN
The applicant has provided the following information related to the purpose and intent of the
proposed zoning district:
"To develop a sustainable mix of commercial and residential land uses in a
growth area of the City in compliance with the City's Comprehensive Land Use
Plan and Character Designations."
The proposed Concept Plan includes uses permitted through R-1 Single -Family, R-3
Townhouse, and SC Suburban Commercial. The suburban commercial portion of the
development will follow all requirements of SC Suburban Commercial zoning district and have
an estimated building plot square footage of 45,000 square feet. The townhouse portion of the
development will follow all requirements of R-3 Townhouse. Bridgewood Subdivision base
zoning district will be R-1 Single -Family Residential and will follow additional requirements
specified in the Concept Plan that have been provided by the applicant based on the guidance
of the Comprehensive Plan and the proposed IRS Restricted Suburban zoning district.
Bridgewood is proposed as a cluster development with a maximum gross density of four units
per acre, average lot size of 8,000 square feet, and absolute minimum lot size of 6,500 square
feet. In order to offset clustered houses a minimum of 8 acres of open space is proposed.
Base Zoning and Meritorious Modifications
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 R-1 Single -Family, R-3 Townhouse, and
SC Suburban Commercial zoning classifications, except where meritorious modifications are
granted with the PDD zoning. The applicant is requesting the following meritorious modification:
UDO Section 12-8.3.G.2 "Blocks"
According to subdivision regulations, block lengths shall not exceed 1,200 linear feet in
Restricted Suburban designations of the Comprehensive Plan Future Land Use and
Character Map. When a block exceeds this length, an additional street is required to
reduce the length of the block. Block length is required to be broken by the extension of
a public street or a public way. The applicant is requesting modification of this
requirement for Bridgewood Subdivision and feels "the minimum block length of 1,200
feet cannot be met given the lack of connectivity provided in the existing abutting
Castlegate Subdivision and the existing creek area that bisects the property." While
there are opportunities to meet block length along William D. Fitch Parkway, this is a
limited access road. In addition, block length could also be met by connecting Barron
Crossing Subdivision (townhouse de\elopment) to the Bridgewood Subdivision, but this
would cause a street to cut through the proposed open space area that is central to the
development. In this case, staff believes there is merit to justify the modification based
on the unique concept of this PDD.
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 residential and suburban commercial land uses that are compatible with the surrounding
neighborhoods. The SC Suburban Commercial district requires structures utilized materials and
designs commonly found within residential areas. Under the SC Suburban Commercial zoning
district each building is required by ordinance to provide architectural relief elements.
Planning & Zoning Commission Page 6 of 8
July 18, 2013
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, with the addition of the stated staff conditions. The development
proposes land uses allowed for this growth area through the Comprehensive Plan. Upon
platting, the subject property will be required to provide additional right-of-way and build portions
of W.S. Phillips Parkway in compliance with the Thoroughfare Plan.
3. The proposal is compatible with existing or permitted uses on abutting sites and will
not adversely affect adjacent development: The proposed PDD will enable the development
of clustered Restricted Suburban uses, named Bridgewood Subdivision, closest to the existing
Castlegate Subdivision. Lot sizes will be compatible to those of the adjacent subdivisions. In
addition, open space will be provided within the development to offset gross density
requirements of a maximum of four units per acre. Townhouse and suburban commercial uses
will provide a transition for the existing residential areas to William D. Fitch Parkway.
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: At the time of platting, all residential units will be required to comply with
subdivision regulations regarding access.
6. The development includes provision of adequate public improvements, including, but
not limited to, parks, schools, and other public facilities: At the time of platting and site
planning the development will be required to meet all city regulations. When the proposed
development proceeds through the platting process, construction of portions of W.S. Phillips
Parkway will be required in order for the site to be in compliance with the Thoroughfare Plan.
All proposed driveways to William D. Fitch Parkway will require approval from the Texas
Department of Transportation.
6. The development will not be detrimental to the public health, safety, welfare, or
materially injurious to properties or improvements in the vicinity: This development will
not be detrimental to the public health, safety, welfare, or materially injurious to properties or
improvements in the vicinity.
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: This development will not adversely
affect the safety and convenience of vehicular, bicycle, or pedestrian circulation in the vicinity if
the proposed staff condition to provide a pedestrian connection from the townhouse use to the
open space is added to the Concept Plan. A traffic impact analysis was required. Potential
impacts to the transportation network were diminished with the decrease in the intensity of land
uses, which was part of the final maximum land use density recommendation. However, based
on trip generation of the Suburban Commercial portion of the project, at site planning the
applicant will be required to provide right turn deceleration lanes on connections to William D.
Fitch Parkway in the suburban commercial portion of the project and meet TxDOT permitting
requirements.
Planning & Zoning Commission Page 7 of 8
July 18, 2013
STAFF RECOMMENDATION
Staff recommends approval of the proposed PDD with the condition pedestrian access is
provided from the R-3 Townhouse development to the open space area and right turn
deceleration lanes be provided for the Suburban Commercial portion of the project on
connections to William D. Fitch. The specific location and design of deceleration laneswill be
determined at site planning and must meet TxDOT permitting requirements. Staff realizes block
length requirements have not been met for the Restricted Suburban portion of the development;
however in order to meet block length a connection would be necessary to a limited access road
or through the shared open space. Therefore, staff does not feel block length requirements
must be met in these locations, given the unique concept of this PDD.
SUPPORTING MATERIALS
1. Application
2. Rezoning Map
3. Concept Plan
Planning & Zoning Commission Page 8 of 8
July 18, 2013