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HomeMy WebLinkAboutStaff ReportSTAFF REPORT Case No.: 95-105 Applicant: Gregory Taggart ITEM SUMMARY AND. STAFF RECOMMENDATION PUBLIC HEARING AND CONSIDERATION OF A REZONING OF 24.7 ACRES FROM R-1 SINGLE FAMILY TO R-5 APARTMENTS/MEDIUM DENSITY AND OF A REZONING OF 39:9 ACRES. FROM R-1 TO C-B COMMERCIAL/BUSINESS.. The subject property includes most of the vacant property extending from the Highway b Bypass to the developed properties off of Spring Loop. Staff recommends approval with the following conditions: - that the access points be limited to one. drive off of the Bypass frontage and one drive off of University, that cross access be provided, that there be a landscaped buffer between the proposed C-B and the R-1 to the north, - that a sewer impact study: be' provided at the time of development (not necessarily at the time of zoning) discussing the impact of the proposed development on the existing sewer infrastructure both onsite and offsite, thus determining the necessity of improvements to the system to handle the increased flows generated from this rezoning. These improvements will be the responsibility of the developer:,. and - that a tree survey be conducted and submitted for the purposes of native tree preservation. The request is in compliance withthe University Drive Study that was adopted by Council in 1991. The Study recommended an extension of the .existing commercial area to make that sitemore usable and to avoid a strip commercial effect. The rest of the property was to be evaluated using Development Policies, which would support R-5 adjacent to .commercial. The study also discussed the potential for sewer capacity problems in the area and the difficulty that would. arise as development pressures increased and rezonings were requested which. include high sewer generating uses. There are plans-for sewer capacity improvements to the University Drive corridor, however they have been placed on hold as more critical areas in the City are being addressed. While there is ample vacant C-B and R-5 zoning in the City. under current market conditions, the Future-Land Use Plan. for the area supports this request. Therefore, the requested: zoning fitsinto the overall .plan. for the development of the City. COUNCIL POLICY ENDS STATEMENTS -The following Ends Statements that are in bold are relevant to this particular case. There are no Ends Statements that specifically address. housing. Transportation/Mobility: Citizens benefit from the ability to move within College Station -the development plan includes an extension from Glenhaven Drive through the subject property Parks & Recreation: NA Health & Public Safety: NA Education/Information: NA Quality Service: NA Cultural Arts: NA Employment/Prosperity: NA Civic Pride: Citizens benefit from awell-planned community -the request represents a comprehensive approach to zoning. COMPREHENSIVE PLAN -The following are Goals and Objectives from the City''s adopted Comprehensive Plan. Applicable ones are in bold.. Complies. with. Ftiture Land Use Plan Map?: Yes Development Goals and Objectives: `LAND USE Protection of residential uses: The only affected residential area is` the R-l piece that will be left over once the requested zoning is neffect. Staff recommends a buffer in .the form of a landscaped .easement to be installed as a condition of development. Encourage use of vacant land w/ services: NA Avoid strip commercial:. The request meetslocation criteria of siting commercial at major intersections and following astep-down approach. The requested depth' meets Development Policies relating to commercial development. TRANSPORTATION Provide major arterials to prevent congestion:.- The development plan includes a possible future connection between Glenhaven and College Station. Staff has had discussions with Bryan regarding the connection, and Bryan has subsequently reflected the connection on their Thoroughfare Plan. Adequate pedestrian/bike movement: NA Ensure safety and ease of maintenance: NA Location of streets based on function: The site is located at the intersection of two major arterials. Driveway access: 'The University Drive Study recommended driveway access from one point off of the frontage road and onepoint along University Drive in addition to the .future street extension. ECONOMIC' DEVELOPA'IENT Compatible with environment: NA Encourage retirees: NA .Encourage tourism.: NA PARKS AND RECREATION Parkland dedication or fees in lieu of dedication will be required. for the multi-family development at time of site plan review. Link parks by pathways and natural features: NA Combine'.. parks with schools: NA 2 HOUSING Maintain integrity of existing supply: The recent interest in multi-family .development in the City has .resulted in a total of 850 apartment units that have been added to our housing supply since mid-1993. Single family housing starts have been very strong since early 1990. The result has. been a relatively balanced proportion of single-family to multi-family units, despite the recent surge in multi-family construction. The rezoning.. to R-5 will. open up the potential for roughly 560 multi-family units. However,. rezoning the property does not mandate an immediate development of that land. At some point in the future, College Station will need this many apartment units to balance .growth, and the requested location presents a reasonable use for the land. Encourage diversified housing: NA .COMMUNITY APPEARANCE Promote good site design:. Most of the area. requested for C-B is located in the Overlay District, which has increased setbacks. for buildings and parking, and controls over building and sgnage colors. Good site design will be ensured through the site plan review process. Prevent and eliminate unsightly conditions: NA HISTORICAL OVERVIEW - The subject tracts along with those properties with frontage along University Drive from. the Bypass_to Tarrow were a part of a .special study that was conducted in 1991. -The recommendations that came out of that study ..were adopted by Council as a guide for future zoning decisions. The Study recognized the area as having a .high potential for commercial development for. most of the University Drive frontage, but it clearly stated a desire to have development occur in an orderly and attractive fashion. Two subsequent actions were taken to implement that plan: 1) creation of the Overlay district and 2) creation of the. C-B zoning district. The Overlay district left underlying use .classifications alone but added aesthetic controls over site development. Most of the property."included in the subject tracts is already located within the Overlay district. The C-B district was created as, an alternative to C-1 in an effort to further preserve the physical attributes of this entrance into the City.. Uses that tend to benefit from attractive and well-controlled sites were included,. The Study specifically discussed this area, recommending a .fairly large C-B area to be surrounded by compatible land uses. This request is m line with that study. ENGINEERING COMMENTS AND IMPACT.STUDIES.- Water- Water is available to the area through. a 16" waterline along University Drive. Extensions will be required within the site to serve the area. Sewer -Sewer is available through 2-12" sewerlines. One along SH 6 Bypass and the other along the north property line. Both of .these lines ultimately-tie into a 21" sewerline that runs. along Carter Creek. The rezoning to R-5 and C-B will increase the amount of sewerflow to these lines. Capacity may be aproblem due to the potential intense sewer uses allowed in C-B and R-5 districts. Streets -See comments in the Transportation section above. Traffic -See comments in the Transportation section above. Drainage -Drainage design will have to comply with the City of College Station: Drainage Ordinance. Will be reviewed at the time of platting or site plan. Flood Plain =There is extensive floodplain located on this property ..which will have to be addressed at the time ofsite development. Sidewalks.- Sidewalks will be regaired along University Drive-and may be required on interior streets; depending on development scenarios. These will be required at the time of platting. or site development. NOTIFICATION: LegaLNotice Publication(s): Advertised Commission Hearing Date(s): 3-16-95 Advertised :Council Hearing Dates: 4-13-95 Number of Notices. Mailed to Property Owners Within 200': 16 .Response Received::. None. as of date of staff report