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HomeMy WebLinkAboutStaff Report,. r: `s STAFF REPORT Item: Public' hearing and consideration of a rezoning of approximately 1423 acres located adjacent to the Raintrce .Subdivision from R-1 .Single Family. Residential and A-O AgriculturaUOpen Space to PDD-H Planned Development District -Housing. {99-27) Applicant: Application is in the name of Darrell Grien for D&L Ventures Item Summary: The subject property as well as all adjoining properties are reflected as mixed use on the Land Use Plan. The classification is used in areas where a variety of land uses could potentially be developed, if the sites are designed with proper height, area, setback, building materials, building. orientation, buffer zones, and other performance-related site controls. The. actual land uses represented on the plan, whether they are. residential, commercial, or light industrial, depend on the. existing and future land uses. of the surrounding area, and on the extent of the site controls as .listed above, The zoning districts that the city staff would generally support for an .area or tract designated as "mixed use" are the 4 new planned developments -PDD-H (residential), PDD-B (business), PDD-I (industrial),. and PDD-M (mixed).. The land use classification as well as the corresponding zoning districts are meant to be very flexible so that the city,. developer, and area property owners are in a position to negotiate the eventual site uses and layout. As for the specific case before the Commission, the subject property is located in an infill area between the Raintree Subdivision and Highway 6 with. a portion lying immediately to the north and abutting Raintrce single. family lots. The area was so designated on the Land Use Plan with the intent that only the: PDD districts would be considered suitable zoning classifications.. It is only through a planned district approach that the City is in a position: to enforce specific site plan and building characteristics that have: been presented to the City during consideration of the. rezoning. The. applicant has submitted a development;plan with the following elements: 1. A 180 unit apartment complex in a combination of 2 and 3 story buildings at a maximum height of 40'. 2. A 12 unit townhome development on the 2 acres to the east of the .proposed apartment development. The townhome buildings would be 3 story at a maximum height of 38.5', with garages on the first level and the'living area onthe upper two stories. 3. A 35' landscape buffer between the subject property and the existing Raintree subdivision with a combination of canopy and; non-canopy trees planted in a relatively dense fashion and an 8' wood fence with brick columns along the. southern edge of the buffer. 4. Access to the. apartments would be taken off of the Highway 6 frontage road via an entrance drive in the southwest corner of the tract and an exit drive on the. northern corner. Access to the townhome area would be via a gated, .private entrance leading off of the existing dead-end of Appomatox Drive. This private drive will be required to meet the City's residential street standards. J:~PZTEXT1PZ01541.DOG 5. All buildings would be in accordance with the elevation drawings. as submitted. 6. Lighting would be per the lighting plan as submitted and would be oriented away from the existing single family area. The townhome private drive would not include street lights. 7. The floodplain fill would be as submitted on the elevation cross sections such that the new ground elevations would not exceed the existing ground elevations in the Raintree subdivision. A retaining wall would be constructed of split-face block as submitted by the applicant. At Staffs recommendation, the applicant held a developer's meeting with several of the homeowners in Raintree. The attendees had questions regarding the following issues: 1. How does .this development relate to the Greenways plan and how does it affect the City's plan for :Wolf Pen Creek? Staff informed the neighbors that this portion of Wolf Pen Creek was not included in the Wolf Pen .Creek Master Plan and that. it was ranked as a "priority 5" on the Greenways Master Plan. The PnZ hould .also. note, however, that all. of Wolf Pen Creek is listed in the City's. Drainage Ordinance as one of the. four areas that would receive. a longer review time for any floodway alterations so that the City CounciLmay decide whether to purchase certain areas before a permit is issued. Any submittals for floodway alterations regarding the subject property would be forwarded to Council. 2. How close is the apartment entrance driveway to the Highway 6 entrance ramp (there was concern that traffic will not feed directly onto Highway 6 and thus may impact the intersection at Highway 30)? The-applicant stated that the entrance ramp would be 415' from the on-ramp to the entrance drive. 3. How will .this development affect he drainage in the existing subdivision? The applicant stated that the fence will be designed such that water would still flow from the existing lots under the. fence. and across. the. apartmendtownhome development. In addition, the proposed development would not be raised. above the existing ground to the south, and. all other City of College Station drainage requirements. would be met. There would be an earthen channel just north and adjacent to the 35' buffer area to hold water between the development and-the existing area. 4. Will construction equipment drive _through Raintree to get to the back areas? Staff informed the applicant that through the PDD, the City could restrict construction access to the frontage road only. However, it may be reasonable to allow interior finishing work such as wallpaper contractors, etc., to use Raintree. to get to the towhome development. The .developer stated that all construction. equipment with the: possible: exception of interior finish would not use Raintree.. 5. Will there be any extensive clearing of this area before the plans. are approved? Staff informed the applicant that Staff will recommend restricting clearing and grubbing permits to allow for survey work only until site. plans are approved. The City may also opt to require saving trees on this site. 6. How long will it take for the buffer area to be mature? Staff offered to check with tree experts regarding fast. growing species. The City could require. fast growing trees for the buffer area. J~PZTEXT1PZ01341;DOC Item Background: Rezoning case history has. revealed a need for a planned district approach to development of infih areas, .and about a year ago the four PDD districts were created .subsequent to the adopted goals for infi11 developments in the Comprehensive Plan. The R l portion of the subject property was annexed in 1971 and the remaining A-O zoned portion was annexed in 1977. Until recently, there has .been no .development pressure on this particular property.. On January 21 of this. year,. the Planning and Zoning Commission. considered a rezoning of the subject property as well.. as adjoining. tracts to the north. and south. The applicant had requested a combination of A-P Administrative/Commercial, C B Business/Commercial, R 5 Apartments/ Medium Density,. and R-3 Townhome. Staff had recommended denial of the request due to the fact that the Land Use Plan=and Development Policies support only PDD zoning in such cases. The Commission recommended denial as well Budgetary & Financial Summary: N/A at this time. As a part of the platting process, the applicant may opt to request Oversize Participation of the City Council for any larger water/sewer lines that maybe required. Staff Recommendations c Staff.recommends approval with the following conditions:. 1. That the Development Plan be attached to the rezoning ordinance to tie the plan to the zoning. 2. That the future ubdvision plats, site plans, drainage plans, and permits meet the Development Plan as described above. 3. That construction access betaken solely from the Highway 6 frontage road. 4. That clearing and grubbing permits not be granted until the trees that are to be saved have been identified and barricaded. 5. That there be no overlap between the earthen channel and the 35' buffer.area. 6, Any other conditions. that the Commission or Council find reasonable in mitigating negative impacts of higher densities onthe subject tract. Related Advisory Board Recommendations: N/A Commission Action Options: The Commission acts as a recommending body on the question of rezoning, which. will be ultimately decided by City Council, The Commission. options .are to recommend :approval of rezoning as submitted,. recommend approval with physical conditions that will mitigate negative. impacts, recommend a less intense zoning classification, recommend denial, table indefinitely, or defer action to a specified date. Supporting Materials: 1. Location Map Z. Application 3. Infrastructure and Facilities 4. Copy ofDevelopment Plan 5. PnZ minutes - 1-21-99 J:\PZTEXT1PZ01541.DOC ENGINEERING Water: Water can be extended .from the existing 12" water main located in the East Bypass Right-of-way across the proposed subdivision. Sewer: A 15" sanitary sewer trunk line. crosses the tract to the north to service that area. A 6" sewer line extends within the Raintree Drive R.O.W. with .can serve the area west of the Raintree Subdivision. Streets; No streets as shown on the Thoroughfare Plan cross the subject tracts. Streets dedication maybe required as part of the subdivision platting process. Off-site Easements: None required at this time. Sidewalks: Will be reviewed as a part of platting and site development. Drainage: Drainage will be reviewed in accordance. with the City of College Station Drainage Policy and Design. Standards at the time of final platting or site plan. Flood Plain: A portion if the subject tracts. is shown within the FEMA flood plain. Flood plain information and easements. will be reviewed in accordance with the City of College Station Drainage Policy and Design .Standards at the time of final platting or site plan. The applicant is proposing to fill in the floodplain to bring the ground elevation out of the 100-year tloodplain. The. fill work will require a permit from the City. Once the work s_complete, the applicant will need to notify FEMA of the floodplain alterations. No floodway alterations are proposed atthis time. Oversize request: See Budgetary and Financial Summary Section. Parkland Dedication: Parkland ',dedication will. be required for the R-3 and R 5 areas. Dedication requirements, whether they be land. or fees, will be reviewed as a part of platting requirements. Impact Fees: N/A NOTIFICATION: Legal Notice Publication(s): The Eagle; 6-30-99 and 7-28-99 Advertised Commission Hearing Dates(s): 7-15-99 Advertised Council Hearing Dates: 8-12-99 Number of Notices. Mailed to Property Owners Within 200': 32 notices were required. An additional 26 letters were mailed to attendees of the developer's meeting. Response Received: Several inquiries during the developer meeting J:~PZTEXTIPZU 1541. DOC