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STAFF REPORT
Case No.: 96-308
Request: Preliminary plat of 54.3 acres located on the southwest corner of Luther Street.
and Jones Butlerinto 3 lots.
Applicant: Bill Mitchen for Integroup, Ina
ZONING AND LAND USE
Subject Tract: R-1, R-S, R-7, and M-2; vacant
North: C-U College University TAMU property
East: R-4; developed as Treehouse Village Apartments
South; R-3 and R-5; developed as a mix of duplex and fourplex development
West: R-l; vacant
Proposed User Apartment complex
COMPREHENSIVE PLAN
Land Use Plan:. The current Land Use. Plan shows high density residential, which
is not expected to change with the new land use plan that is being prepared by
HOK.
Thoroughfare Plan: The T-fare plan shows that Southwest Parkway is to
continue through to Luther, and would therefore .have to be extended as a part of
the proposed development. Luther and Jones-Butler are currently in a substandard
condition, and would each need to he upgraded in order to support a development
of this magnitude. The applicant does not wish to continue Southwest Parkway
because he does not wish to bisect the proposed apartment complex. In .the
interest of security and continuity, he is requesting that the T-fare Plan be changed.
Staff would recommend that the applicant enter into a development agreement to
Development Policies: The ..development policies support the request. The
proposed apartment development would continue the apartment development
pattern that exists to the east and south.
Parkland Dedication: The number of units proposed would require a parkland
dedication of either 3.5 acres or $103,950.00. The Parks Board would ultimately
decide whether to take. the land or accept the fee in lieu of land. In this park zone,
the City is looking fora 10 are site,.. and a 3.5 acre land dedication would not
accommodate the .area needs. The 'applicant may have the option of selling the
additional 6.5 acres to add to the 3.5 acre dedication requirement. However,
should the applicant choose not to sell the 6.5 acres, the Parks Department will
accept the fee.
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and Tones Butler be improved for the .portions of the roads that immediately abut the
subject property.
Due to the fact that the proposed .development is not proposed to be oriented to
Southwest Parkway, and the emphasis is to be the Luther\Jones-Butler access, there is no
longer a need for Southwest Parkway to continue (the T-fare Plan would end the Parkway
at Luther due to the TAMU property .constraint). The applicant has offered an upgrade of
Luther from the Jones-Butler intersection through to Marion Pugh in exchange for a
change to the T-fare .Plan regarding Southwest Parkway. Such an exchange can be
accomplished through a development agreement.
~J The sewer s stem in the area west of Wellborn has been problematic for a number of
years. engineerin heeeee 1111 !
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Staff recommen s approva with the condition that before the R-5 rezoning becomes
effective, the property owner(s). enter into a development .agreement to upgrade. Luther
from t e point of the subject property to Marion Pugh to collector
standards, to upgrade Jones-Butler to minor arterial standards along the entire extent of
e property, and to pay for any upgrades to the sewer that may be needed to
Qom, accommodate the increase caused by the propos
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HISTORICAL VERVI>CW ~,G+~ ~ '~,~ ~~ °`~
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_ There have been several recent cases where property was platted and/or rezoned to allow
f m n m 1 xes -most were "clean-u " rezonin s where ~"' ~n
for the construction o apart. e t co p e p g, (~~~_"'~
much of the property was already in the appropriate zoning classification.
There are several vacant areas that are zoned for apartment development. However, none
are of the size that would accommodate the requested project.
Notes I use to make sure I've covered everything Whey looking at a
rezoning or other development proposal.
Compliance with City's comprehensive plan:
Complies with land. use plan
Relationship to transportation plan
Relationship to Goals/Objectives
Relationship to Policies
Surrounding area on land use plan
Compliance with Master Development Plan and/or Master Prelim. Plat w/ respect to:
proposed land-uses
proposed zoning changes
proposed public improvements
Compliance with Zoning Ordinance
lot dimensions
Impacts:
Type of use proposed
Compatible with planned uses
Traffic Generation -Current ZoninglProposed Zoning
Average daily trips
Average peak
Utility availability for maximum proposed density
Other service impacts/problems
Proposed capital improvements affecting site or affected by site
Area History:
Has anything changes to support going against. Comp. Plan?
Need:
Vacaat land similarly zoned in the area?
Water:
Sewer:
Streets:
Drainage:
Flood Plain:
NOTIFICATION:
Legal Notice Publication(s):
Advertised Commission Hearing Date(s):
Advertised. Council Hearing Dates:
Number of Notices Mailed to Property Owners Within 200'
Response Received:
ITEM SUMMARY AND RECOMMENDATION
LAND USE
he proposed preliminary plat is accompanied by a rezoning request for 54.33 acres'o R-
5 oning. Under theexisting. zoning, the area could build as many as 708 dwelling units
a a fair sized. heavy industrial use. The requested zoning would eliminate the heavy
industrial and allow up to 1304 dwelling units under the maximum ity. The proposal,
however, is for 462 units. The applicant would have requested a r-4 signation ,which
would limit the possible. number of units to 869, and thereby be 'lar to the existing
.nature in terms of intensity levels. The proposal, however,.. is for 3-story buildings, which
are not permitted in the R-4 district. The requested R-5 is in compliance with the current
Land Use Plan and is compatible with existing and future uses in the immediate area.
IMPACTS TO MUNICIl'AL INFRASTRUCTURE
The addition of the proposed 462 units will impact area sewer line and street systems.
Southwest Parkway. is built 'to .minor arterial .standards but it dead-ends into the subject
property. The. Thoroughfare Plan would require its extension through .the property to
Luther. The applicant wishes to cul-de-sac Southwest Parkway for purposes of security
and continuity.
Luther and Jones Butler are substandard and will be heavily impacted because they are to
serve as primary access to the proposed multi-family complex. Due to this desire on the
part of the applicant to orient traffic to these two streets, staff recommends that Luther