HomeMy WebLinkAboutStaff ReportsSTAFF REPORT
Item: Public hearing and consideration of a Rezoning, consisting of approx.
3.698 acres, in Steeplechase Phase 7 located near the intersection of Wellborn
and Navarro Roads from R-3, Townhouse to PDD-H, Planned Development
District for Housing. (00-192)
Applicant: John Duncum
Staff Recommendations: Staff recommends approval of the rezoning.
Item Summary: The applicant is requesting this PDD-H rezoning to allow for
modifications to the R-3 townhome zoning requirements. The R-3 zoning district
has a set lot size of 2000sf and a minimum dimension requirement of 20X100.
The applicant is proposing to meet the lot size requirement for the R-3 district, of
2000 SF. The applicant would like the flexibility to do it with different lot
dimensions than those prescribed by the zoning ordinance. This would be
similar to the requirements for the R-1A and R-1 B districts that do not have set
minimum dimensions for lot width and depth.
Additionally, the applicant would like to modify the setback requirements of the
interior lots to simplify the lot line layout for the project. For those property lines
they have in common with outside property owners they still intend to meet the
standard R-3 setbacks. In this manner they do not infringe on the adjacent
property owner's open space or access to light, which are two of the purposes of
setback requirements. To meet the standard setback requirements throughout
the project the lot lines would have to extend into the parking areas and
accessways, sometimes splitting one parking space between two lots. Even
though these areas would be required to have parking easements, conflicts over
use and maintenance could result.
In an attempt to encourage developers to move parking from in front of buildings,
to alleviate congestion and traffic hazards, as well as, to remove parking from
public view, several different zoning districts offer the incentive of lesser
setbacks. In the R-3 zoning district, exception B listed in Table A, allows lot line
construction if access is provided to the rear of the buildings. This PDD-H
request does include lot line construction without rear vehicular access to the
lots. The applicant's proposal however, provides for more off-street parking than
the Ordinance requires and the majority of parking spaces are screened from
public view by the building layout.
The purpose statement for the R-3 Townhome District states that: "This district
contains land which is to be used for a unique type of dwelling, which is
designed for individual ownership or ownership in group of single family attached
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residences constructed on individually platted lots." The applicant believes that
meeting the provisions of the ordinance would be an inefficient use of the land
and that the proposed PDD-H project better meets the intent of the R-3 zoning
district.
Comprehensive Plan Considerations: The Land Use Plan for the subdivision
was essentially amended in 1998 with approval of the Steeplechase Master
Development Plan. That plan showed duplex development north of Navarro with
single family to the south. The plan also included a commercial area on the
northeast corner of the Nava rro/We I lborn intersection. The subject property was
reflected as part of the commercial tract with a portion of it included in the duplex
lots. The Land Use Plan was again essentially amended earlier this year, when
some additional property to the north was incorporated into the commercial
corner, and the subject property was approved for townhome use when the City
rezoned the tract R-3.
The property is currently bordered to the west by the C-1 commercial tract on the
corner, to the north by property zoned A-O, which has some existing residential
use, to the east by R-2, duplex, which is part of the Steeplechase Master Plan, tc
the south by R-1 and A-O. The R-1 is also part of the Steeplechase
Development.
The existing R-3 zoning district has a maximum density of 14 dwelling units per
acre. The proposed project is comprised of approximately 3.5 acres, which would
allow for up to 49 units. The 32 units proposed with this PDD-H rezoning result
in a density of approximately 9 dwelling units per acre.The request is therefore in
compliance with the Land Use Plan.
Item Background: This property was annexed by the City in 1995. The
developer originally master planned and rezoned the development in 1998.
Earlier this year the developer added three additional acres adjacent to the
existing commercial property, rezoning the corner piece to C-1 and this subject
tract to R-3.
Related Board Actions: The applicant requested setback and lot dimension
variances from ZBA on October 3rd, 2000. ZBA denied the request.
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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:
1. Recommend approval of rezoning as submitted;
2. Recommend approval with physical conditions that will mitigate negative
impacts;
3. Recommend a less intense zoning classification;
4. Recommend denial;
5. Table indefinitely; or,
6. Defer action to a specified date.
Supporting Materials:
1. Location Map
2. Application
3. Infrastructure and Facilities
4. Copy of Concept Plan
INFRASTRUCTURE AND FACILITIES
Water: Adequate water service is available.
Sewer: Adequate sewer service is available.
Streets: Wellborn Rd. is shown on the T-fare plan as a major arterial.
Navarro Road is not on the T-fare plan but is built to minor collector
standards. To comply with the driveway ordinance, only one access
drive will be permitted, and it is required to align with the existing
Pronghorn Loop.
Drainage: Will be addressed at time of platting and/or site planning.
Parkland Dedication: Will be required at the time of final platting.
NOTIFICATION:
Legal Notice Publication(s): The Eagle; 11-1-00 and 11-29-00
Advertised Commission Hearing Dates(s): 11-16-00
Advertised Council Hearing Dates: 12-14-00
Number of Notices Mailed to Property Owners Within 2001: 18
Response Received: None as of date of staff report
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Draft MINUTES
Planning and Zoning Commission
CITY OF COLLEGE STATION, TEXAS
November 16, 2000
6:30 P.M.
COMMISSIONERS PRESENT:
COMMISSIONERS ABSENT:
COUNCEL MEMBERS PRESENT:
STAFF PRESENT:
REGULAR AGENDA
Commissioners Mooney, Floyd, Harris, Happ, Horlen, and Williams.
Commissioner Warren.
Council Member Maloney
Economic Development Director Kim Faust Senior ED Analyst
Charles Wood, Staff Planners Jimmerson, Laauwe, Hitchcock and
Hill, Assistant City Engineer Mayo, Graduate Engineer Thompson,
Engineer Vennochi, Transportation Planner Hard, Assistant City
Attorney Anderson, Director of Development Services Callaway,
Neighborhood Senior Planner Battle and Planner Intern Flannery,
City Planner Kee, Development Review Manager Ruiz and Assistant
Development Coordinator George, and Staff Assistant Hazlett.
AGENDA ITEM NO. 5: Public Hearing and Consideration of a Rezoning for 3.698 acres located
in Steeplechase Subdivision Phase 7 from R-3 Townhouse to PDD Planned Development. (00-
192)
Staff Planner Jimmerson presented the staff report and began by stating that the staff recommends
approval of the rezoning request. She explained that the applicant is requesting this PDD-H rezoning to
allow for modifications to the R-3 townhome zoning requirements. The R-3 zoning district has a set lot
size of 2000sf and a minimum dimension requirement of 20X100. Ms. Jimmerson stated that the
applicant is proposing to meet the lot size requirement for the R-3 district, of 2000 SF and would like
the flexibility to do it with different lot dimensions than those prescribed by the zoning ordinance. This
would be similar to the requirements for the R-IA and R-113 districts that do not have set minimum
dimensions for lot width and depth. Additionally, the applicant would like to modify the setback
requirements of the interior lots to simplify the lot line layout for the project. Ms. Jimmerson reported
that for those property lines they have in common with outside property owners they still intend to meet
the standard R-3 setbacks. In this manner they do not infringe on the adjacent property owner's open
space or access to light, which are two of the purposes of setback requirements. She said in order to
meet the standard setback requirements throughout the project the lot lines would have to extend into
the parking areas and access ways, sometimes splitting one parking space between two lots. Even
though these areas would be required to have parking easements, conflicts over use and maintenance
could result.
Ms. Jimmerson explained that in an attempt to encourage developers to move parking from in front of
buildings, to alleviate congestion and traffic hazards, and to remove parking from public view, several
different zoning districts offer the incentive of lesser setbacks. In the R-3 zoning district, exception B
listed in Table A, allows lot line construction if access is provided to the rear of the buildings. This
PDD-H request does include lot line construction without rear vehicular access to the lots. The
applicant's proposal however, provides for more off-street parking than the Ordinance requires and the
majority of parking spaces are screened from public view by the building layout.
The purpose statement for the R-3 Townhome District states that: "This district contains land which is
to be used for a unique type of dwelling, which is designed for individual ownership or ownership in
P&ZMinutes October 5, 2000 Page 1 of 5
group of single family attached residences constructed on individually platted lots." Ms. Jimmerson
stated that the applicant believes that meeting the provisions of the ordinance would be an inefficient use
of the land and that the proposed PDD-H project better meets the intent of the R-3 zoning district.
Ms. Jimmerson reports that the Land Use Plan for the subdivision was essentially amended in 1998 with
approval of the Steeplechase Master Development Plan. That plan showed duplex development north
of Navarro with single family to the south. The plan also included a commercial area on the northeast
corner of the Navarro/Wellbom intersection. The subject property was reflected as part of the
commercial tract with a portion of it included in the duplex lots. The Land Use Plan was again
essentially amended earlier this year, when some additional property to the north was incorporated into
the commercial corner, and the subject property was approved for townhome use when the City
rezoned the tract R-3.
Ms. Jimmerson reports that the property is currently bordered to the west by the C-1 commercial tract
on the corner, to the north by property zoned A-O, which has some existing residential use, to the east
by R-2, duplex, which is part of the Steeplechase Master Plan, to the south by R-1 and A-0. The R- I is
also part of the Steeplechase Development. She pointed out that the existing R-3 zoning district has a
maximum density of 14 dwelling units per acre, but explained that the proposed project is comprised of
approximately 3.5 acres, which would allow for up to 49 units. The 32 units proposed with this PDD-H
rezoning result in a density of approximately 9 dwelling units per acre. The request is therefore in
compliance with the Land Use Plan.
In closing, Ms. Jimmerson stated that the City annexed this property in 1995. She said the developer
originally master planned and rezoned the development in 1998. Earlier this year the developer added
three additional acres adjacent to the existing commercial property, rezoning the corner piece to C-1
and this subject tract to R-3. The applicant requested setback and lot dimension variances from ZBA on
October P, 2000. ZBA denied the request.
Commissioner Floyd asked if there were any elevations on the proposed development. He also asked if
there were any landscape and screening plans.
Ms. Jimmerson stated that this zoning district does not have specific requirements, but reminded the
commission that there is going to be a buffing area that will be contained on the C-1 property based on
the previous zoning request.
Chairman Mooney asked if it was possible to have a second curb cut and driveway along Navarro
Drive. Ms. Jimmerson said that it would not be allowed based on the adjacent and opposite driveways
and according to the driveway ordinance.
Chairman Mooney opened the public hearing.
Mike McClure, 9262 Brookwater Circle, favors the rezoning and concurred with the statements made
by staff.
Commissioner Floyd asked Mr. McClure if lots 1 through 7 face Navarro and asked clarification on
what is planned for the common area between lots 6 and 10. Mr. McClure explained that the area is the
utility corridor and will be fenced. He also indicated that there would be some landscaping in the area
to the east of the property along the lot line.
Chairman Mooney closed the public hearing.
Commissioner Horlen motioned to approve the rezoning request to PDD-H, to include the elevations.
Commissioner Floyd seconded the motion. The motion passed 6-0.
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